They are super efficient and allow clean operation.

The 50% rule says that total operating expenses for a rental will at least be 50% of gross monthly rent. $1000 rent = at least $500 expenses.

(NOTE: I don't have any relationship with Auction.com, and in fact have found them a complete pain in the *** when I have won their actual online auctions; but at the courthouse steps, they're a very smooth operation.)Homesearch.com seems to be getting into the trustee auction game as well, and they seem to have a pretty similar setup to Auction.com, but I've never bought anything through them.

Not sure about your market, but the market I operate in doesn't command that I do a flip-quality rehab if I'm going to rent out to tenants.

I'd make sure I get a copy of the current LLC's operating agreement and see how decisions are made and all the details of their agreement with each other and potential new members.

Yes, I live in So Cal where music, film and entertainment people abound, however I did not want to have to think about how the product gets made, only show up and be the Johnny Carson, not the boom operator.

Which is how 90% of the US markets operate. 

Would be great to have a referral for a carrier that operates in AZ.

I was wondering if I could get some feedback from seasoned MHP investors on the following potential deal:21 Owner Occupied Lots @ $225-$235 5 Rentals Units @ $295-$365 22 Vacant Lots 1 Stick Built Home Sold on Contract @ $595Average Monthly Income: ~$7,005 which equates to ~$260 per lotGross Income Income: $84,060 Expenses: Landscaping / Maintenance: $8,350 (9.93%) Insurance (liability only): $250 (0.30%) Real Estate Taxes: $8,400 (9.99%) Utilities: $2,700 (3.21%) Administration: $1,800 (2.14%) Waste Management: $4,600 (5.47%) Total Expenses: $26,100 (31.05%) Net Operating Income: $57,960Assuming a 10% Cap rate the value of this property today would be $579,600. 

I have a property I am considering buying I believe I am going to keep it as a rental due to low operating cash but can still possibly flip.