The family moved out however they had guess living with them who didn't move with them.

I have a good roommate that pays on time and just does his own thing.. however a few weeks after he moved in (mid-Feb) I heard his toilet (main toilet) running and found he had hooked it a few links higher so the flap wouldn't seal.

They'll move.

Eventually she moves out and on to the next and we manage the property together.

I recently did that two where going to move in but only one paid for Screening  in a timely manner so I went on to the next 

Below are the key data points:- Gross Rental Income: $118K (I received the rent roll list from agent)- Effective Gross Income: $112K (I'm assuming a 5% vacancy factor)- NOI: $56K (I'm assuming 50% Operating Expenses - inclusive of 10% property mgmt costs, repairs & maintenance and CapEx reserves)- Recommended PP: $623K (Market CAP rate is at ~8%; I used 9% because I want the Cash on Cash return to be 10%+ with a 30% DP at 7.2% interest rate and 30 yrs term)- The asking price is $1.25M.

Hey, seeing who has experience moving mobile homes.

Explain your situation and what your plans are for probably and if the sellers are agreeable write an offer up and move forward.

Since I'm a complete novice, I'm looking for SFH or small MF, preferably turn key with good cash flow to get my feet wet (also open to light renovations). 

Roseville is growing so much that seems like one day it will be like Sacramento, growing from west side and moving towards hwy99.