Bond fund holders are making a strong return with both high yields and fund values increasing with rates declining. 

However, if you have the time and prefer to source properties on your own, I would highly recommend the following strategies:Connect with probate attorneysVisit property auctions: These happen monthly and, surprisingly, aren’t saturated with investors.Cold callingTarget LLC owned properties: Over the years we have seen an influx of companies purchasing SF for rentals/long-term holds and they failed to account for property taxes and an increase in new construction coming to the market.

The increased rent is a good sign. 

A lot of lenders used to apply 35% for expenses, but in the last several years, the numbers for supplies, labor, utilities, taxes, etc… have increased significantly.Also take into account the age, occupancy and how has the property been maintained, this will affect the expenses too

Are mobile homes more prone to these issues than a typical SFH and I sure increase those allotments? 

San Diego SFH rad average rent increase of $600/month last year (source Core Logic).  

I'd start by looking at where the money is going and how to increase your income and lower your spending. 

The shorter the prepayment term has an impact on increasing the rate.4.

Investors focus on adding Accessory Dwelling Units (ADUs) to increase income streams.

Since you know who you want to serve, try to tailor your listing to make it easy for them to say, "yes".General advice: MTRs are attactive to a lot of people because of the increased cash flow, but it's the appreciation over time that really generates wealth in real estate.