Property taxes in Cali are very low as compared nationally still. 

I have seen a few parks  empty halfway during the summer time "I am a mailman" That being said there is a market for these homes but the lot rent is going to add up quickly unless you can sell fast and buy at a low cost.

I did some investigation and it seems like a pretty good cash flow scenario with low overhead.  

Anything one can do to get a more targeted list when low on funds is a smart play if the time investment isn't too great per property.

Fresno seems to have decent cash flowing multi family properties (at least on paper)  Thanks, yes Fresno is also high on murder rates and low on economic development, so be careful and do your research.Personally, long-term I still like Oakland and the East Bay, but I believe these markets peaked late last year and prices are currently flattening or are on the way down...your timing is critical.Here's the current cycle for MultiFamily, that shadows SFR most closely:

I know a lot of agents, but I have found that it seems to be hard to find an agent who is investor friendly, some tell me I am offering too low and I don't hear back from them, but I offer those prices because that's the price I need it at to make our profit.

I found BiggerPockets from reading "The Book on Investing In Real Estate with No (and Low) Money Down: Real Life Strategies for Investing in Real Estate Using Other People's Money".

All of my credit now is low balances, and on time payments.

There minimum investment is $10k (and they will consider going as low as $5k).  

I'd probably get a good cash profit out of it, even if I sold it at the low end.