When a target property surfaces, be prepared to act on it within HOURS not days.Be prepared to show a solid proof of funds (not a print-it-yourself POF from a hard money site) and to submit a reasonable offer (most likely 97%+ of asking price).And if you have a good agent, you'll get that property under contract and start you due diligence. 

Meanwhile, tenant was given a letter giving 16 days for the tenant to clean up all the trash, debris, and 5 lawnmowers, etc that were in violation of the "clean and tidy" clause of the lease and, I suspect, city code.

How often do you have to visit the job site to ensure project is on schedule?

Please don't perpetuate this erroneous definition.To be a good operator, you provide a safe, clean, sanitary, well-maintained property at affordable rents, AND you screen and only retain tenants who abide by your rules and treat the property and neighbors respectfully.

Small mobile home park, in Ohio, with 14/14 sites occupied.

We all have seen the movie "BAD NEIGHBOURS". what i mean to say is, It is very important to have a clean and nice neighborhood, Its just not going to be a property but it is an investment done from hard earned money so better have a safe and wise decision, In future even you sell it you should get the right price for it and just because f few properties whole streets value goes down. so think twice to make a decision!!

Just joined the site after listening to the podcast for several months. 

(AC is old, but running and under warranty)  House is updated and clean. 2 year old roof.Currently rented at $1300/month.

A change in job or family need/death would be easy to defend.Can you site a specific article and post it? 

Have you tried the rental registration page for that property on the auditor's site?