I was thinking of doing something like a lease option and making subtle improvements and selling for market value after 6 mos possibly but I'm worried with values on trailers.

You might also try the Denver meetup to get a flavor of what folks are doing.

I have just returned from her 2-day training and can confirm she is the real deal.Very knowledgeable person, who has done not only the hard-core "buying-at-the-auction" type of deal but many other "flavors" of real estate investing that are created where there is a situation of distressed owner/property.

The whole concept of hard money is pretty darn creative even doing it on the up and up.In fact, your idea follows the general concept of HML to refi process with some subtle differences.

Today's flavor was orange.

(Actually there's a subtle difference here I'm glossing over between a pre-approval letter and "proof of funds" which is often a bank statement kind of thing.)Again it comes down to relationships and building up rapport/credibility.

Was I too subtle?  

Even among the commercial mortgages, though, there are many different "flavors".

Account Closed - I believe you could have rephrased to say:"I think that after you use carpet, you will lament" and it would have been a little less subtle ;)But seriously (kinda) - I think that after you use laminate, you will celebrate.The laminate products out there will last longer, be more robust, will be easier to clean between tenants, etc.

They will often give subtle hints or suggestions to the owner based on their own reward.