Is this return too low??? 

It can offset other rental income, passive gains, and in some cases even a bit of W-2 income if you actively participate.

If the answer is not obvious, remember the relationship between appreciation and rent growth so the answer is the same for both questionsI have made a lot of money via brrrr and simply would not chose that strategy in a low cost market.  

I’m considering a 1031 exchange and would like feedback from investors who have experience with mobile home parks, particularly smaller, park-owned operations.Current Property (Selling):Duplex purchased in 2021 for approximately $145,000; estimated current value around $210,000\Loan balance: about $90,000Gross rent: $2,400 per monthNOI: approximately $16,000–$18,000 annuallyCash flow after mortgage: around $750–800 per monthLow management requirements and stable tenantsReplacement Property (Under Consideration):Seven-unit mobile home parkAsking price: $395,000Rent: $750 per unit plus $40 for water (total $5,530 per month; $66,360 annually)100% occupied with long-term tenants, several in place four to five yearsAll homes are park-owned, purchased between 2016–2018 with metal roofs and Hardie sidingOwner pays water and sewer (aerobic septic); tenants pay electric and trashMaintenance handled by one individual for $400 per month using personal equipmentGravel road, well maintained; potential to add one or two additional homesMy Pro Forma:Vacancy: 5%Expenses: approximately 40% of effective gross income (includes water, insurance, taxes, maintenance, mowing, etc.)Estimated NOI: $37,800Financing assumption: $255,000 loan at 8% interest, 25-year termAnnual debt service: approximately $23,574Projected cash flow: about $14,250 annually ($1,188 per month)Cap rate: approximately 9.6%Cash-on-cash return: around 10% on $140,000 downDSCR: 1.6 (strong coverage)If the price can be negotiated to the $360,000–$370,000 range, the cash-on-cash return improves to roughly 11–12%.Pros:Consistent, well-maintained units with matching exteriors.

Property management is caring for the property and ensuring that the tenant enjoys the proper use of the property and that your home remains compliant with rental codes.Tenants placed in low-income areas tend to have "Special needs" and often require coaching and support. 

I speak to at least 1 STR owner per day who is actively trying to get out from underneath their "passive income" that has turned into a job.

Buy SFH.Want cashflow, and you're okay with low quality tenants and difficult management?

Please either have a lot of income and cash reserves or nothing to lose if you start here.

Just make sure your personal income is secure.  

I have found a property that has good COC and a potential of 10% cap rate but is in a low income and higher crime area of the city.