Hi Ley,I would be refinancing with a conventional Fannie-Mae backed lender as their terms are more attractive than a commercial loan, and conventional loans can be done on investment properties at terms still better than a commercial loan.

I have properties in Milwaukee, Memphis, NYC and New Mexico and sold a couple in Florida and North Carolina and Philly attracts me for the potential for strong ARVs in some areas as well as cashflow.

The last thing you want is to buy a mobile home in a neighborhood where you don't feel comfortable which attracts residents and clientele that don't fit your personality. 

I'm trying to understand the geography and the attractiveness of particular locales.

Which is part of what makes them so attractive to real estate investors (the other part being that they offer long term financing solutions when it used to be so much harder to get get long term financing on rental property).

Look into Cleveland, its got good cashflow potential with appreciation happening as well.Looking for appreciation come to Columbus, there are still 1% deals, but the more attractive part is the population growth and other economic drivers!

By leaving these areas saturated, any wood structure or metal framing is subject to deterioration, and, depending on your locale, will also attract wood destroying insects.IF your rental agreement addresses responsibility for the lawn care, AND, again, you have proof of the damage in the form of "move in condition" documents and photos, I would insist that be restored prior to them vacating.

No wrong answer here but my advice is to make sure your quality of product is matching the quality of tenant (income, credit) you're attracting. 

Especially when looking out of state many investors find Memphis attractive due to the cashflow opportunities that are available here in the city!

Need some cash to put into the property to attract renters in the shoulder seasons-May and October and November.