I have noticed that they are super hard to find and was wondering if anybody has some tips to locate them.  

@Gary F. it really depends on the location of the property and what buyers are doing in the area. 

It seems your Cash-on-Cash return is horrible, but I hear that is expected in most of CA (if that is where this is located).

I have found a MH that is in really good shape, in a decent location, and I believe the numbers work out well BUT I have never contemplated a mobile home as an investment. 

If I had known and bout then I would be killing it right now.If you find a way to reach those brand spanking new LTs at their BOLCs (perhaps active advertising to military in BOLC locations) I think it could be a huge success.

What location?

Like in RE where location, location, location is key, in a good partnership communication, communication, communication is key.

Your landlord needs punched in the throat ..

My realtor told me this one a day after we first talked, so I'm a little overwhelmed and wondering what questions I should be asking.Numbers are $165k 2br2ba in a pretty good location of Central Texas, currently rents for $1700 (1% rule) "it needs some work or can keep the tenant.

It is in a great location which has kept vacancy super low in the past 9 years we have rented it.