Ended up renting at 1600 with tenant paying all utilities except water with a one year lease.

Clever move on their end but if they are being required to pay for it than they should still have the right to it, are they also still paying utilities. 

A ton of meetups utilize meetup.com.

They'll likely be able to give you some solid numbers for vacancy and management fees and any other costs you need to consider in your market (hazard insurance, lawn care, utilities, etc).

My recommendation was that if she has access to a HELOC she could utilize that for renovations, or if she has a friend or family member with one she could try to work out an arrangement with them.

On top of that, you have private utilities, which is generally a bad idea on small parks.

Do you include utilities?

Numbers are below:Discounted purchase price: $182,000Rent: $2,600  ($660 and $660 for occupied units, projecting at least $640 for each vacant unit)Mortgage: $623Property taxes: $231Insurance: $171Property Management 9%: $234Reserves 20% (repairs, CapEx, vacancies): $520Trash bill: $50 (tenants pay all other utilities)Cash Flow: $771Down payment: $45,500Closing costs: $8,000 (verified)Repairs: $40,000Total cash invested: $93,500Cash on cash return: 10%.My goal with this property is long-term hold for cash flow.

Month to month unfurnished without utilities: (12k stays in) 290/3480. 7 years to equal flip profits.5.

Still working on the outcome of a more efficient home with lower utility bills and design-friendly with minimal stairs.