One rental was over run with roaches at one point, to the extend when I had an exterminated came, he lifted a rubber mat by the sink, almost 50 roaches ran for cover.

The next questions is pictures; with your background I assume you have great photos.

@Rashad Luckett Nice job and the pictures look great!

You guys can correct me if I’m wrong, but if the lease doesn’t prohibit dogs, it doesn’t matter if your insurance doesn’t cover dogs, that’s Your problem, and the tenant has no obligation to get rid of the dog.Of course, you might get away with it with some tenants but you can’t force them.

Remember he pays all costs/legal fees for drawing up th emortggae.You need a significant non refundable DP to cover your costs if/when he defaults.

Did you take pictures when you moved it?

@Joshua McFarlin, below are links thorough posts covering the basics of MHP valuation.  

Below are some pictures of the property we sold. 

With my tax situation (higher end of the bracket)  even though properties don't cash flow the calculated returns on the bbt.com investment property calc seem good (considering depreciation) would any of ththe pros ever invest in this scenario knowing that they can cover the negative cash flow.Thanks

It’s too small to file an insurance claim (and even then, it may not be covered).