Just about everywhere in the US uses some version of IRC for its base code and then makes some changes to that as they feel necessary for their locality.

Building homes always comes with surprises but the best part is that our clients don't feel any of that.

It may be a tough pill to swallow if you feel you’re totally right, but you may be surprised at the LEGAL opinion rendered by counsel.  

I don't get a great taste or feeling about the MHP sponsors mentioned based on this.

This included modernizing the kitchen with high-end appliances, upgrading bathrooms with spa-like features, and adding hardwood floors for a luxury feel Lessons learned?

This is a "me" assumption: I assuming that I made a mistake somewhere in my analysis, so please feel free to show me. :) I learn a lot more from my mistakes than what I (very occasionally) get right on the first pass.

If leveraging equity feels too risky, you might consider using a portion of the equity to fund your next property while keeping reserves intact.

I am out of state and the only way that I feel that I can get people to walk through the properties are if I find them on market and have Shawna write up the offers. 

I feel a loss of direction and that makes it really hard for me to focus and build.Do we keep at building a portfolio of small multi family (very abundant in my market, very rare to find anything above a triplex for sale), with plans of selling the portfolio and 1031'ing into larger properties? 

Feel free to reach out!