I don’t have any affiliation with them, just thought I’d share as I think it is pretty much as cheap as you can find for paid softwares with good functionality.Payments take several days to process, but tenants can automate them which is nice.

Don't be cheap - I personally went into the real investing space with a scarcity mindset and trying to maximize profit at all costs. 

Cheap in Baltimore does not equal good prospect for cash flow.

Just throwing it out there to see if there’s any options at 90% LTV which there may be but i also don’t want 9% 

So at that point you have an unsecured note and your recourse is to sue on the note if they wont pay.. and or sue for fraud if they never gave your security but inticed you to make this loan saying there would be security.. so as to not throw your borrower under the bus here you may not be fully aware of what deal you actually made.hope this helps giving you next step but if its a significant amount of money I would get a consult with a RE attorney.

even shipping costs from so cal to nor cal throw most scenarios for modular homes out the window. perhaps based on your experience you can minimize those drastically. 8k a truck load. 3 trips minimum. 

We don't throw away new carpet just because one prospective resident doesn't like it. 

Splits on MF are typical of min 2% management (throw in acquisition as well) - also what is that on ?

Im not going to point fingers or throw anyone under the bus.

Anyone have any suggestions on where I can find a few good, larger pieces that don't look cheap but also don't break the bank?