I have a couple properties that are strictly cash flow -- I don't expect much in the way of appreciation in the long term; however I have a couple others which we purchased with appreciation in mind (along with cash flow).  

No, this is a routine operating cost. 

Strictly cash flow, I think short term you will always be better off with the older single wides.

@Jonathan F.I acquired them in a couple different ways: SFR1= MLS, It was the house first house I bought to live in.(11/06) SFR2 = Auction via Williams & Williams. (08/11) SFR3 & SFR4 = MLS, Short Sale.(09/11) 8PLEX = MLS.(09/13) SFR5= Auction via Hubzu.(09/14) My buying criteria is pretty strict.

And those of you reading this post beware of the I invest out of state Only routine its bull crap.. its only because those that post this type of thing make money selling out of state RE.. nothing more nothing less...

@Dan Timmons We have a very strict - no keys until security deposit and first month's rent has been received.Did you go back further than the current landlord for a reference?  

It doesn't always have to be strictly business.

-------------------------------Seems Real Estate Brokers are licensed to prepare loan documents, and not just assignment of deeds of trust and endorsements of notes.The CA servicers I've seen are all REB's, and they routinely prepare stacks of documents related to loan origination, and resales.  

This is based strictly on your numbers.Several concerns I would have. 

These are the routine expense items that regularly occur across your properties.