We could just as easily encounter a crazy shooter in the middle of the grocery store.

I would only consider 2+ acre sites as they tend to have more demand-Move and setup costs-Septic anywhere from $5-12k-Moving waterline to the property-Rehab of the MH interiorYou could easily be into the deal for $30-40K plus the $15K you could have walked away withAdditionally, the end buyer for this property will be a homeowner and most buyer in that range will be looking for low downpayment financing such as FHA and USDA. 

Can also do it pretty easily in excel.

I find them via zillow.com and their "manufactured" filter.  

Nice house and should sell easily in its current condition.

@Cheryl J McGrath there are many calculators, spreadsheets, and resources out there for analyzing properties, but there's no fool-proof app that can tell an investor everything they need to know about a property--because REI involves a LOT more than just data.For instance, a musty smell in the basement caused by water intrusion, a neighbor with a loud barking dog, a floorplan that's awkward but that could easily be re-arranged, significant settling, the location of load-bearing walls, the routing of electric, HVAC ducts, and plumbing  --these are just a few of the MANY factors that might cause me to buy (or not buy) a property, but none of these factors will be conveyed in data or on an app. 

I even have an office I could rent out as an additional bedroom but with the AirBnB and roomate it easily covers my mortgage for a 2020 build.

I don't care what other companies say they charge in your area.That is cheap especially in California where gas is very high and cost of living.We get 10% down here in Georgia easily and gas is cheaper and cost of living is much cheaper and margins are already slim structured that way.With that kind of money you had I would have went after apartments instead of a house or 2 but that's a moot point.I do know California in some areas has very friendly tenant laws that are not in favor of the landlord.I am surprised you did not research this more before purchasing as to eviction time lines.You can pay an attorney but they are extremely expensive.I saw an attorney in eviction court lose his case for his client and the tenant got another month of free rent.Just because they are an attorney doesn't mean they are competent.If you must pay an attorney you bombard them with questions and write down the answers and learn the process so that next time you can file for yourself and save your money.The question is how much do you make per hour with your business or job??

It easily takes 60 days or more for last invoices (for work done while they were managing) to be received and paid, finalize their accounting, close the month end reports and provide your final reports, and any remaining balance due, to you.

If they are professional, they can explain this quickly and easily.