I couldn't imagine why it would be cold in their when we just spent an arm and a leg on all Anderson Windows in that home.  

Getting answers to those questions will determine the amount of capital reserves you'll need to bring in addition to the down payment, but I'd guess at a minimum you'll need $15k, which drop your returns to the single digits until you can increase rents.I'm not 100% sure of the legality of the county's laws regarding sun setting lots, but you could reach out to the state's manufactured housing association and potentially get the two lots back if you agree to infill them with new units. 

If this two months are any indication of next 10, I think easily double digits appreciation.Are you looking into Las Vegas due to actual appreciation, Raiders hype, or constant #2 vs cities like Seattle?

I was looking at VA 5/1 ARMS and saw the rates were at least 1 point better if not more.

It's easy to find good contractors, but they will charge you an arm and a leg.

My strategy is shotgun arm.

These mobile apps will allow you to digitally store your receipts by snapping a picture of the receipts as you make purchases.

Now armed with a little bit more of a "gift" I will do exactly what you suggested and reach out to them.

You do need an attorney, just not a securities attorney who will charge an arm and a leg.

This option maximizes the potential as it is income based, but rates/loans are more likely to be 5/10 arms or the like.