Thanks Jon, always appreciated your straightforward insight.What would you consider an acceptable and achievable cash on cash return?

Consider an option and sell the option.

I would consider an engineered floor that you can glue down.

I would look elsewhere or consider an alternative such as a REIT, a HML fund, etc.

the end is near"I'm on board with flower Steph, I don't waste an argument anymore, I've done enough deals with enough Realtors that I don't need to "educate" them anymore, it's their fault not mine they don't know any better. caveat, when you do find a Realtor that at least understands and does what you ask them to do, consider an informal marriage.

You need to be very careful about active (non passive) income going through an LLC because of the 15.3% self-employment tax on income you take.You may want to consider an S Corp or an LLC taxed as an S Corp if you want to take dividends as part of your compensation (dividends not subject to 15.3% self employment tax).I've been where you at, I changed my companies tax structure to avoid the very things your dealing with.

You need to figure out what a landlord you're hoping to wholesale to would consider an acceptable ROI and find properties that fit that.

Thanks Nick and ANTI, I didn't really consider an S-corp but now I will!

If it's smart, I would also consider an 80/10/10 scenario with a piggy-back loan to help mitigate having to pay PMI.Investment-wise, I think the smartest thing to do is get land and put a modular home on it.

I suggested he get an attorney involved and consider an eviction or look into maybe getting it judged abandoned to see if he can get it back that way.Now this is all what he has told me.