maybe I am missing something but I can never understand why it is sometimes OK or justified to pay above retail for a property because the supplier promises you something special?

Good supplier in Portland Oregon is WL May Co.

(naturally I will pass my supplier discounts through).

I'm sure there are many other suppliers to purchase from.

I fell that in the long run you will find it will be a cash flow drain, possibly negative as its more a lower income higher crime area.Though cash flow positive is the goal you can still get positive cash flow if you purchase in the $70k or higher range and you will be in better areas, higher rents which statistically bring better tenants.Other markets like Houston and Dallas are hot right now but their price points are higher so you need to figure out what your looking to spend.If you want to buy super cheap junk you can get that in Detroit and you can also get it in Memphis, you just have to find the right supplier to get you those low quality investments.

I would say maybe summer has something to do with is and people are traveling and just not too focused on selling or something, but then again this is totally just throwing it up there, since I really have no idea lol  Not to over simplify but I just didn't get as much from my "suppliers" and Kale is still getting a feel how to land them on his own so hopefully some of those things start coming together and the next few weeks are better than the past few.    

If this is your first time I recommend hiring someone with GC experience in your type of project to spec out the project and do a rough estimate that you can tighten up with bids from subcontractors and suppliers.

He's great at finding ways to save me money including negotiating with material suppliers for discounts!  

Partly because of the challenge of the rehab when the area doesn't have tons of suppliers of the specific materials used in Mobile Homes. 

We had our electrical supplier come out.