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.

As for PMs - just starting making calls after researching local companies and mom and pops and seeing who you like the most - it will be a big burden off your shoulders to have someone else properly managing this, getting rents where they need to be and helping with upkeep.

Also looking into Amcrest, they keep popping up.

I still use my rolodex I got a cool one.. you just slide the bar down to the letter of the last name and hit the button and it pops open with all those with the last name starting in which ever letter you choose..