Unless a modular was ordered from the factory with specs that allowed for setting on a floating foundation, they would have to go on a permanent foundation.

Clayton and Legacy are competing, offering outstanding deals:  a very nice 3 bed/2 bath single wide for around $26k-$27k depending on distance from the factory.  

These more experienced operators are not going to use the platforms as time wears on.Another confounding factor is that many (dare I say most?)

Reason I'm posting is that we have a good title, a checklist, which I'll bet will be viewed by all the other lost souls trying to turn real estate into a widget factory type business. 

Another major factor is your budget. 

Completely understand and agree the opportunity cost and that you seriously have to weigh the opportunity you are using the loan for against what you may miss out on in your 401K (ie. dividend payments, upswings, downswings, etc..) is a major factor.  I

The economy here is booming and we have a housing shortage with many new factories moving in. 

We used regular factory-mixed latex paint in a very, very dark brown that looked almost black when applied.

I could post a whole new thread about the horrors of a bad property management company, as I have had the unfortunate opportunity to work for a few in the past.Ultimately, a large deciding factor is the area of the property for which you manage.

If the factory closes or moves then what happens to rental demand?