Here is a list of due diligence item I use on my MHP investments:Check zoning and permitting compliance (city zoning)Check local law compliance (with Sherriff and/or Police)Search City Council minutes for any adverse mentionsCheck with State Department of Public Health's Division of Community Environmental Protection (CEP) for compliance violationsCheck with property neighbors for any disputes or pending legal actions Water - Check with water provider for any open or recent issuesSewer - Check with Sewer provider for any open or recent issues or complaintsElectricity - Check with electricity provider for any open or recent issues Rent roll with space number, name of resident, move-in date, renter or owner occupied, number of occupants, monthly rent, additional charges, current balance due and any relevant notes about the residentList of capital expenditures for the last 3 yearsGet last 2 years of Profit and Loss statementsGet last 2 years of Tax Returns for the LLC/Park12 months of Bank Statements for the LLC/ParkCurrent Accounts receivable statementsBuild proforma for next 5 years using rent roll and expensesGet owed taxes to City/County/Local govGet Insurance Quote of commercial liability insurance2 years of utility billsProperty Tax bills for last 2 years List of park owned home including copies of “rent to own” or sales contractsGet list of vendors and contract status for each vendorTalk with on-site property manager regarding issuesConduct Onsite Property Visit with property managerSpreadsheet detailing who pays all utilities including water, sewer, gas, electric, trash, cable, etc.

Our insurer for an urban, commercial multifamily inspected our property and sent a cancellation notice pending correction of a laundry list of BS, including a sidewalk with a 1" max lip and Virginia Creeper on the side of the building and unconnected garage.

Pending Solution: 1) given that I have a sense that this tenant isn't going to be forthcoming, I am going to retract my initial offer to make the rental increase a discussion. 2) I am going to set rent at a rate that establishes cashflow, but doesn't go anywhere near market rates.

After losing out of a few offers in a super competitive KC market, a house that had been pending came back on.

We have also started teaching some of our friends and family how to put their money to work for them with hard money pending on smaller deals.

If it really is a great deal for an investor, why is it not pending?

Our goal is to rent your vacant property as efficiently as possible, which requires us to balance how long a property is vacant, rent amount and tenant quality.Screening ApplicantsPoor screening often results in lost rents, legal & court costs and costly damages.Screening of applicants includes the following:Full credit/eviction/criminal checks are done, instead of score-driven reportsVerification of rental history includes validation of actual property owner to avoid fraudVerification of stability of income & employment via YTD paystubs & W-2(s) (analyzed to confirm not fakes)Income is calculated 3 ways to spot stability anomalies: pay period, YTD average and YTD + W-2 average.Debt-to-income analysis (more accurate than traditional 3x rent requirement)Bank statement to see if NSF issues, if deposits support income, prove MoveIn Funds, also analyzed for unusual transactions.Pet screeningHolding Fee required from approved applicants to make sure they are serious, before your property is marked pending.

My buyer's agent said it is not appropriate to ask this kind of questions at this stage, which I didn't understand why.Is it common practice in real estate transaction that this kind of info is not communicated between buyer and seller side at pending?

I am shovel ready, pending a few miscellaneous items.  

I am buying a house in Seminole Heights (pending inspection) and found that there has been plumbing and electric updates in the home, but public records show that permits were not pulled.