Plus location of existing multi's that are "affordable" hurts the cash flow numbers.

That said, I know a few MHP operators that make some pretty tremendous money on the trailers, mostly by renting to people who need to pay in cash and have someone not ask a lot of questions - illegal/undocumented immigrants, transients, probably some criminals for sure, sometimes people (mostly women) hiding from domestic abusers, etc.

The current rental cash flows ~$400/mo.

Are you cash flowing the property?

If you could increase the rental income for the landlord and split the increase in cash flow it may be possible.  

Mason welcome to biggerpockets I also went to UW-WSuggestion for the next 10 years , if possible purchase four plex , duplex , triplex, last resort sfr for house hacking ( no immediate cash flow )Rinse and repeat until your personal lives change ( family, relationship, etc )Each state you purchase property :Develop a decent team to handle your investment properties while you enjoy your fishing/etc

If your sale is something large enough to split then a transitional strategy of buying a modest NNN for cash and then leveraging on a single family home, or a DST to absorb your debt might be just the fit for you.

Here you will meet wholesalers who provide deals and all the cash buyers (rehabbers) you will need.To find out about an area go to IREM.org search for ARM certified property managers.

Purchase price: $125,000 Cash invested: $20,000 I love duplex's.

And that's not even touching on getting you into positive cash flow territory and the passive income you mentioned that you'd be looking for.