Hey @Stephen Anderson, I'm not sure about it being a good niche for new investors but a great niche to think about is the mobile home or manufactured housing niche.Many experts agree that this is the only remaining real estate asset class that is approaching rather than passing its prime for profitability with the consolidation phase barely having begun.Municipal zoning laws regarding new developments of this kind mean that owners of manufactured housing communities will have little or no local competition in the affordable housing market.Market indications are that this asset class will become increasingly attractive to larger institutional investors with an expected dramatically positive impact on property values.Should the economy face another downturn, the value of this asset class will still increase.Just an idea.

I'm guessing that beyond recovering the cost of the system(s) with a higher sale price I also expanded my market by attracting buyers who may not have otherwise been as interested in the property. 

Impressive numbers, just curious what are your year round attractions in La Quinta?

I feel like this is not a very attractive option for them.

This means buying in neighborhood's that will attract tenants that are often struggling with credit issues. 

We have a division-1 football & basketball teams that regularly attract outside visitors, as well as having Interstate-80 run right through our town.

But with rent raises up to $8200/mo might be more attractive.

That being said some one else might be interested in being involved in that type of game so the 10% of a big deal might be more attractive to get some equity and profit, but also knowledge in those type of deals.

When you mentioned getting a property with good bones at 20k below asking with 1400 sf of living space plus a 2 stall garage all in a nice neighborhood, the deal sounded VERY attractive. 

I do own some SFR's in areas that would be attractive to people wanting to stay just outside of the city.