I fell into this niche and always make sure I promote it at local meetings because you will be the only 1 or 2 investors looking for mobile homes compared to everyone else.

https://www.realtor.com/realestateandhomes-detail/1932-Fell-St-Apt-4_San-Francisco_CA_94117_M29029-08472Now here's a place in Oakland for roughly the same price.

Had them tunnel 23' under the house to fix the fitting - turned out the fitting was never glued during original construction and just fell apart after soil settled. 

[ie. meth lab, child prostitution ring,]

Thank you all for the input, I have re-read this thread a few times to grasp all your points but I fell I understand what your all saying.

I still also have a home in Charlotte, NC (South Park)  Fell free to drop a line if I can ever offer any insights!

I agree with those who voted for keeping a good tenant.Interesting thread, I had a rental where I owned since 1984, and had 2 good tenants stayed over 10 years, paid below market, and I haven't regretted it.I bought this house for $70K as a flip, but the flip fell through.

The housing stock is shoddy, the majority of the properties are rentals, it's a high crime area (I've witnessed open drug sales & prostitution), and there just isn't much going on over there.  

There was a case here in Ontario (a less litigious jurisdiction than some) in which the guest of a tenant fell into a fire pit and was badly burned.

Looks like lower prices than Fed Hill/Fells Point/Dundalk, etc. and an area that is currently being gentrified.