Most of the savvy investors we're working with, even through we'll lend more that this, are coming in at 30% to 35% down.

Some people that they are calling (the owners) might be at work until 6pm so that is when they can answer.

My wife is a Top 50 Realtor who works with investors.

@Shema Cochrane Most investors I've known in the mobile home investing space who have transitioned from smaller deals to larger deals have worked with partners to offset the risk especially when purchasing mobile home parks. 

Working with the family friend who knew very little about investing set us back a bunch but once we connected with like minded people and discovered house hacking we were put on the fast track.  

It's determined by the nature of your arrangement, mostly by how much you control the employee's work.

This company completely falsified any work or outcomes.

If so- what would you rate your work effort (not afraid of work), and the time to close a first deal?

Once they have seen the property and are interested, the prequalification and background checks will do the rest of the work in weeding out undesirable tenants for you. 

The sooner that you can have crews actively working on-site, the better.