As for the 3/4hp, I should have gotten those, I bought the 1/2 hp insinerator badgers, and so i might take those back and put in the stronger ones. 

@Paul Sassin Unfortunately, in Metro Detroit, for all cities but the City of Detroit, water bills are tied to the property, not the tenant.So, letting the water bill go to the property and trusting the tenant to pay it doesn't work - as you've found out.Many of the cities won't even turn water off for nonpayment:(Then if owner doesn't pay the past due water, the city sells the bill to the county (+ penalties & interest) and the county puts it on the property taxes.PM us and we can tell you a MUCH better way to handle water bills:)

If you are going to tie up your capital on something this small as a TOH park you should require a higher CAP rate of 10-15%.  10% cap puts you at $77k; 15% puts you at 51k. 

Just a side note here, but I think it ties in......I have some people I am mentoring or consulting with.

There's a lot of things that can be done better to just move stronger.

B neighborhoods present a sweet spot for investors, balancing potentially stronger rental yields with manageable property values.

I guess the downside of them staying until September is having the money tied up until I could move onto the next property.

And the investment is tied up for an unknown number of years - estimated to be about five more years but no one actually knows!

he's had some great content tying together the economy, demographics, housing, etc.he thinks that the market will be fairly strong (with local corrections possible, of course) until the late 2030s / early 2040s due to the demographic pressure. 

Lol developers normally can tie up dirt based on reputation in the area.. and like I said substantial non refundable EM in the 6 figure range..