The toilets, ovens, fridges, water heaters, faucets, and air conditioners that I've used to fix up my houses are all made in factories in the U.S.A. by workers that often are renters. 

A motivating factor is that I am not satisfied in my legal career and enjoy many aspects of real estate.

The fees just to maintain the license are only @$50/year, so that is not a deciding factor. I

We were named one of the top ten recession resistant cities for 2020, and in the last month Amazon signed a new lease here and Tesla is in the process of negotiating a deal for a factory.

You are in good company and the scam factor is pretty low from what I have seen, and low compared to other REI message boards. 

I generally prefer this over a property that has changed hands many times over say 10 years, but am curious to know how much other investors consider this factor. I

One complicating factor is that we all plan to contribute different percentages of the down payment; we are thinking through how to account for that in the agreement (for example, the person contributing the least upfront may take on a greater share of the mortgage payments for a period of time, etc.). 

Another factor I feel is at play are those unemployment benefits.  

That's for you to decide.The other factor, is you charge higher and you wind up with all borrowers that get rejected from other lenders.

I think the big advantages of a modular are the speed in which it’s built and the controlled QA/QC in a factory.