Modular home solid rental... to flip or to run?

[Michael Lerch]

So I'm familiar with the 50/2% rule and I know money talks. As a landlord and investor would you buy a modular home IF it was positive cash flow above the 2% mark?

This guy wants to sell a 3 br, 2 bath, storage shed, fireplace, in good shape modular home (doublewide) that is near a college campus (always has tenants) for about $10,000 cash because he's motivated.

Total rental income is $895
Lot rent is $480
+cash-flow is $240

I would sell it to an investor for $21,000 (other modulars in the same area go for $24,000+ w/ similar comps)

2% rule = 2.29%

My hesitation is will I be able to sell it? Do investors stay away from modulars, trailers, and the like? Is there a stigma? or it doesn't matter as long as the numbers are good and they make money?

Thanks!