Frank Rolfe says: MHP value = Lot rent per month x # of units x 60 or 70Laura Cochran says:  MHP value = (Lot rent x 12 x # units)/19% or higherBasic real estate common sense says: MHP value = NOI x market multiple (or divided by market Cap Rate... pick your fancy)The problem with using the NOI is that you can never trust a seller's numbers. 

we are thinking to acquire a 30 or 50 units apartments in the near future, but every where is expensive and does not make sense, is Sacramento or Stockton having those with good cash flow?

Especially if the numbers don't make sense buying something else. 30k is not going to get you a lot of house.

Furthermore we are building fewer SFH's than we did in the 50's, and last I heard fewer than are being torn down.My sense is class "A" luxury MF apartments are at or near a glut, and if I am right that millennials matriculate to SF rentals, those will be in short supply. 

Also, I know that with all turnkey there is a premium/markup on the purchase price given that someone is actually doing all the work  for the investor , but sometimes looking at comps of some properties offered by those providers I see  the price is too too  high and won't make sense to buy even as a long buy hold ( like an example I saw one turnkey property  that on Zillow was last sold for $14K (to the provider) and they advertise  selling price for turnkey as $95K after renovating it !

Ok, this makes sense.

I am currently speaking with a GM to see if this would make sense as far as numbers go. 

Prices are so crazy high that most deals don’t make any sense.

Would be easy to throw on the MLS and sell for profit but the numbers make sense for a long-term rental.Anyone who has purchased a tax foreclosed property - have you had an issue with prior liens after receiving a tax deed?

All makes sense and from my experience I completely agree with you.As for foreclosure auctions around here, we quit going when the hedgefunds and everyone's brother started paying almost retail for these homes.