Other buyers didn't do their due diligence and were underestimating repair scopeOther buyers were going to do an irresponsible mold remediation / rehab in generalMy rehab costs were coming in too high either because I was getting retail pricing from contractors (and estimating it that way on my own) and/or because a lot of that work really wasn't necessaryMold repairs are unpredictable:  Maybe it really did need to be a full interior gut, maybe it didn't need to be.I'm wasting my time even thinking about this, I submitted the numbers that worked for me, they laughed at them, and I need to move on and not look back!

HOAs are too unpredictable.

I wouldn't cap the MH rental income to determine value as the park owned home maintenance is too unpredictable.

The main reason I told you so much is that the future is unpredictable and try to be prepared for whatever may happen.Always remember when first starting you should do the math analysis and try to look at your prospective properties before you make an offer or at least have a clause in the sales contract that allows you the time (usually about 10 to 15 days) to make a detailed inspection and possibly back out of the deal without a penalty that will not hurt you too much.  

it seems like this market might be a little unpredictable where the prices are this low.

The HOA fees really can eat into your profit and be unpredictable in the long run.I would consider a duplex.Talk to a realtor and see what's out there.  

Because, let's face it, life can be unpredictable and lawsuits are never fun, you want coverage that protects you from potential lawsuits.Finally, don't cut corners.

As an investor would you take unpredictable profit, or low cash-flow in a rising C class neighborhood?

Life is unpredictable. 

I haven't been looking at MLS so I'm a bit naive to this area, but it bit unpredictable at times.