My thinking in all of this is that it would be easier to get a stronger commitment and less "corner cutting" per se if the sub knew they were going to be steadily compensated and did not feel the need to nickle and dime me here and there. 

I would have a hard time quantifying whether or not the DC market has "peaked" per se, but there are no signs of a dip or immediate slowdown in sales.I'm predicting we'll see a stable holding rate in local sales and prices throughout the next two years, with slight climbs in both.

SE Michigan is a very popular area for what you are looking for.

Although deals come up and they need to be bought same day and for all cash.. its not a tie it up flip it market per se at least in the projects I am doing..

I went to the SE's Mobile home conference and the big deal there was how to do a lease / option to eventually sell a MH in a park and be Dodd Frank compliant (NOT offering financing to an occupant).- If you offered financing for refrigerator boxes for folks to live in you fall under Dodd Frank.  

I am a new investor looking for reputable contractors that can get it done from start to finish.

I'm a wholesaler in the SE MI area.

.[* I'm not against owner financing per se, but, justifying it because of expecting a recession?]

That would be true if all you did was contribute, BUT you can also 'roll-over' many kinds of plans into a SOLO401K (except ROTH, I learned the hard way with that one :-( ).So, if you have say 100K in an IRA, but only make 5K from your self employment work, you can roll that 100K over AND contribute a few thousand of your SE income, and you have plenty to invest with.

I'm a wholesaler in the SE MI area, so probably not close enough to meet face to face.