Otherwise it is going to be a tenant pays down loan and appreciation play.To get the true cash flow plays in good areas with trustworthy and reliable providers it can be a good deal more challenging than it was even 18 months ago, but they are still out there. 

How to ensure Listing Agent presents your offer to the seller.In advance of even looking at a listed property:1. email or have your buyer's agent email your Approval Letter for your MAX purchase price, regardless of how much higher it is than the list price of the property you are considering (the higher, the better) & an Attorney Escrow Letter of $5000 or more (the more the better)  to the Listing Agent with instructions for the Listing Agent to forward the email directly to the Seller. 2. take the two letters with a copy of the email where it was sent to the Listing Agent and mail them directly to the sellers, this way that have something physically in their hands, letting them know you are a REAL buyer are not playing games! 

Some are online, some you have to call or show up.

Crappy neighborhoods are usually just cash flow plays with little equity.

Absolute number of POH plays a role in what I'll pay for them as well.

Then you have your online exchanges like FCI, LoanMLS & PaperStac where you deal with the seller directly. 

Now where exactly this could all play out, I have no idea.

@Brandon Cravens if you go the route of not saying mobile home park or community in the name, there's no reason you can't still list it as one in online directories and on the website.

It's all situational as your age, goals, regeneration of capital,etc. all play factors in strategy.I know for commercial real estate maybe 4 out of 10 calls the investor might be a fit for me.

Or you could take the max ltv and put it into another property and play the arbitrage game.