We are closing on a very small tract with some decent oak and walnut and the way we are wired, we are either going to let it grow, and/or be geared up to take something all the way to the market (finished product).  

Many of the "estimating rehab costs" books are written by flippers working with Texas, Florida, or similar 1990's tract homes - for those flippers 1970's is "OLD", while in Seattle 1910 is "OLD".

I have land under co tract and you are a GC.i sent you a direct message  

I am now getting telemarketing calls.I like telemarketing as a acquisition technique I used it exclusively to buy timber stands and timber tracts.. we only sent mail if we could not get them on the phone.my main tip is and this is based on calls this week.. those on the other end of the line were either out sourced out of country VA style and their English was poor and so other than Hey can we add you to our buyers list..

Hi again, Another thought too, you said 3 1/2 acres, I really doubt you can put in a septic system for MHs on that small of tract.

my old partner in the timber business tried this.. many times when he / we bought a timber tract and that fact that it takes time to log and then put in the roads and pad and sometimes well.. and in ORegon get a building permit which can take 6 months to a year in rural acreage..if it went over a year he tried to cap gain it.. but alas that did not fly  as his/our model was to buy and flip.. you don't hold timber land for 12 to 18 months then sell.. there is no income.. you hold timber land for 40 to 60 years then harvest again.. pretty easy to see he / we were flipping dirt..

I then have my buyer sing an assignment co tract that myself and end buyer sign.  

A friend of mine through letters met an investor, no make that a new friend, who ended up financing many of his deals (we're talking tracts, subdivisions) and mentoring him for years.

I sure learned a lot of lessons on this purchase.Current:Back on the REI tract.

(Southern California, end of cul de sac, ocean view, open space behind house, 4+2, single story, even though this is a 1970's tract house.)