Our firm invested in a MHP that spent $100,000 adding a one-acre paved gated paid parking area.

There are also many little pockets of gated communities/condos that seem to be nicer and attracting some young professionals who are getting jobs working dowtown.

If this is your first time out the gate I would definitely try and team up with someone, I have built house here in California for less, and have used subs to do the most of the work. so I would not try and do all the work yourself.

Just wanna make sure I make as few dumb decisions as possible out the gate 

I have sold investment properties to clients over the years that have gained instant equity and great cash flow right out of the gate but for some reason get stuck myself on getting my own portfolio going. 

When the music stops no one knows.It is hard to find properties that will cash flow out of the gate even with 25% down.  

@Jeffrey Estrella , what I believe he means by finesse is someone coming right out of the gate and saying "I need someone to be my mentor".  

Just trying to see if it can be done out of the gate and/or what is actually needed to make it happen.

I ask if he has a real estate license, He answers "No I don't have a real estate license" He wants 175k for a nice 1700sf house in a gated community. 

. - great approach to get everything rehabbed right out of the gate.