Example, a concrete yard for CA is 95/cubic yard, that's only concrete, plus you have environmental fees, pumper fee (if applicable), labor installation, another is, you can't hire someone below 15/hr here who knows what they're doing, unskilled labor, maybe 15/hr but all they do is carry materials, with work comp and taxes, if you pay at 15, you'll end up at 23-28/hr on carpenter trade.

These, as you may know are two different neighborhoods, with different housing styles and different prices - but both of them have the potential to cash flow equally.  

Would love to know your thoughts about my management style, what you learned from and what you disagree with.

The general style, build and feel of homes in these 2 subdivisions are very similar, although I am only analyzing Oak Forest.

You could also add on an amount for bringing the apartments up to current style, but still use lower rents for income assumptions because you're the one who's going to have to do the work of raising rent.

I am fortunate that duplexes, specifically "shotgun doubles", are a very common architectural style in my city. 

What areas would you recommend and what style of housing is a good buy in our market?

I have drawn plans for town house style apartments that can go from a duplex to 12 units.

-Grant H.Photo showing small gap between dwellingsPhoto showing the "connector" inside this small gap between the dwellingsBlue outline: Townhomes/condo style dwellings.Orange outline: Completely separate single-family dwellingsRed outline: Two properties pictured in the first photo above

This is our first mobile home park purchase and we are doing due diligence following the workbook from boot camp.When we asked the seller for a copy of the survey and environmental study, the sellers agent said they did not do it when they purchased the park a few years ago and they also did not get it from the previous owner.Some agent said these two items are not required by bank so it is not necessary.