Definitely looking into assignments right now waiting for something good to pop up. 

Especially important if they are a more local mom and pop type business and not a national BBB- investment grade tenant.

I'm hearing from Charleston folk that Charleston proper has been a little picked through but outlying areas still have some good pop. 

Of course those rare unicorn deals pop up occasionally (like my rentals), but like Mike said, they're a needle in a haystack.

What is everyone’s approach to creating a deal flow for finding MHP’s to purchase preferably from mom and pop owners?

You're competing with the luxury buildings that are popping up everywhere now, some with amenities.I finished reno on my property here in June of last year, haven't gotten any tax increase yet (fingers crossed).As for your next deal, I would agree Heloc is probably a better way to go rather than a refi for the reasons mentioned by @Jaysen Medhurst.

Applicants from away are usually scam artists attempting to con hobby landlords.

I'm already starting to see Zillow owned houses on my Zillow searches popping up as "Hey, we think you'd love this one!"

I just had a property yesterday that popped up on the MLS and I looked at it almost immediately, sure enough it was already under contract. 

I'm a homeowner, a new husband and a passionate artist and builder.