Hey @Mark Weldon and @Maurice Bell  I posted a sample contract for mobile homes in our facebook group: https://www.facebook.com/groups/reilivecolumbiaThe home is like buying a car here so the actual process is different from closing on a home but the contract can be the same. 

And no you don’t have to hit a home run, but Warren Buffet talks about waiting for a fat pitch.

Happy to advise if you need any pointers on where to cut the fat.

But for what it’s worth, based on the limited numbers you provided, the deal sounds pretty good. this happens all the time with the folks that set up self directed IRAS the big custodians just drag their feet letting the funds go.I would be more concerned about the deal.. that one sounds kind of wonky.. small towns ( commercial) that could sit vacant for a long time and this could be a big fat white elephant so..

As in, I'm not going to bother telling you how I came up with this number, but it looks nice and fat so that you'll be suckered into buying it then wonder why you don't make any money.If you can find a wholesaler who has legit comps that will land you at 80% ARV after you're done working, you've found a gold mine....be prepared to fight with other investors.

So now I was faced with a real challenge... how do I get leads organically, when I do NOT ranking #1...THAT is the question isn't it.For the answer I would need 3 goats, all virgins, a raccoon and a fat ferret!

But I'm getting too old and too fat to be crawling around in crawlspaces these days :)

@Lee Bell I have been pushing since Late October last year and my last communication with them was in January this year where they agreed that I would be getting a refund.

You would need fat CASH to make this deal happen.

He sold a house in Sacramento with fat equity and bought a number of rental properties with the proceeds;  midwest properties with 50 years of flat line growth, that all have great cash flow.