some realtors will come to the closings my wife does and I used to when I did retail .. but as a general practice we never actually go to a closing.

Bids seem to be at retail+ levels.

I am looking to brrrr so I can add value, but am open to a retail purchase if the numbers for cash flow and cash on cash return are there.

The appliances are actually quite nice.We left it on the retail market for 3-4 weeks and it didn't seem to garner much interest, so I got it listed on the rental market and we found our tenant in 9 days.

@Greg Lovern It's whatever the parties agree to - and that's specified in the P&S.For a retail SFR buyer, I normally require that the home is delivered vacant and broom clean. 

Usually it's a category like 'retail', 'warehouse', 'medical', etc.Are there certain traits or characteristics for a building to be deemed medical?

Specifics are:- 4200 SQFT - 3 stories with a rooftop deck- Elevator- 5 Bedrooms- 5 Full baths, 2 Half baths- Requires 30 FT Pilings- Block construction- Impact windows- Retail price point of $2.5MM+We are in the process of obtaining GC bids and are looking at experienced contractors with solid track records.

This eliminates the majority of retail buyers -USDA will only finance older MH homes if there is an existing USDA loan. 

If you continue to buy at retail pricing you will eventually run out of money and be stuck in a holding pattern as there is no way to get your down payment funds back out of a property with little or no equity.

The next action step for me is to find sales/comparable data for my market for the purpose of getting a better sense of what is selling and for what price retail houses are going for, along with comparables.