Property manager Oz Realty tried overcharging me for maintenance costs, and refused to produce invoice for any work done.

Some are still producing btw.I won't go into to the tax benefits because your already down that rabbit hole.

As you probably know, water in the basement will start to produce mold in about 24 hours, so your first order of business is to get the basement dry ASAP. 

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

Some states such as Georgia require you be an attorney to conduct real estate signings or have extra licenses such as a title producers license in Maryland to conduct signings.

There's a remote chance that the person who can't afford their payment can somehow afford to relocate the mobile home, but that's a VERY remote chance, offset in part by the higher interest rate, and in part by the surplus revenue received from the low vacancy produced in the park itself. 

It was not producing a return that justified the effort and this was a purchase made prior to the recent rate hikes and the crazy appreciation from 2012 to 2022 (so its return was better than if the property was purchased today).I do believe a local investor should do better than an OOS investor, but it starts with accurate/realistic under writing.  

I did spend a pretty penny whooping Clayton Morris in court after he sued me for $7.8 million for the documentary we produced about his involvement in the Indianapolis turnkey scams with Oceanpointe and Bert Whalen.

Finally, I am unconvinced that the remaining repairs will produce a return greater than their costs; I suspect the remaining repairs will cost an OOS investor more than they increase the value of the property.I suggest she sell capping her losses.  

Hey @Kyle Allen if you're open to out-of-state investing and looking for an inexpensive market that produces strong cash flow, I recommend checking out Cleveland, OH.