I was raised in small towns (one with less than 1000 in population), and I have been rehabbing in some small towns (populations as small as 4000 or so).  

That can't be good for a city with a population of about 25,000 you think, I don't want to have my property vandalized while it's on the market awaiting for a tenant.With that in mind you move on to evaluate the quality of the nearby schools, which has a high correlation in your decision:You definitely notice the school quality is at the bottom of the barrel.

I'm in the lower income market, the majority of the population in the Valley.  

Population is very low but there are many city's within 5 miles. ( yes I did mean 5 miles ) seems crazy but its true.

@Sean Dawson there are a number of reasons why people who theoretically could buy a house wouldn't, and they are a large and growing part of the population of homeowning aged people in the US.Let's start with the 7.3M who lost their home between 2007 and 2014 (and counting, by some estimates to 9M+ before it's all over).

Population is largely low income.

(you could say it was luck BUT I was new in this area an was only willing invest  in counties/town where the census data was showing a stable population gains, past and future)   Noways I have about  $1000 true cash flow for each, including reserves,  dept service etc.......It is called creating wealth from thin air!

Most folks using these methods need to use these methods, that is the majority of the population.

The property is in Pascagoula, MS, which is a little Gulf Coast beach town where around 10% of the population is stationed at the Naval Base there.The gross rental income is a bit over $38K, which is what initially really caught my eye! 

However, in North Carolina MHPs are very good long-term hold assets provided the right  market attributes - a growing population, stable employment and a restrictive land use code (high entry barrier for new MHPs).