I make $3000 renting it out, the mortgage is $1500 plus the utilities so I am profiting $1000/mo.

They used the profits to fund their life style.2.

Had him as a tenant for a yearOther one was former owner...I did a Rto deal selling it back to him for a good profit

Phil is looking for people who he can mentor and split profits with whereas Kris is just investing other peoples money in a proven system. 

But per lot it will cost roughly the following:$1,500 Electrical poles, meter installation $2,000 water taps and connections$5,000 grading and land prep$8,000 septic installation (assuming a 1:1 ratio of homes to 1000 gallon septics)$5,000 down payment on each home ($700-750 / thereafter per unit)$21,500 total set up x 17 = $365,000Ongoing expenses after development would look something this for POH model: $12,750 a month in mobile home mortgages (17 x 750 for PITI on each unit) $1,900 a month in land mortgage PITI (house) $3,000 a month landscaping$2,000 a month in reserve emergency fund$2,200 management$21,850 a month total expenses $262,200‬/yearOngoing incomes after development would look something this for POH model:$27,000/month ($1500 x 18 {17 mobile homes plus house})$324,000/year324k-262,2k = 61,800 net pre-tax profit or $5,150/month.Opportunities to reduce start up expenses: Bulk deals with the government or contractors for doing all the work at once (electrical, water, land grading, septic) Trade free rent for someone to mow and landscape (turning a $3k event into a $650 event every month).

Why would you spend thousands of dollars and lose months and months of profit to do that?

As as new investor, a PM will take advantage of you and you will probably not see any profits utilizing one!

You'll be able to write off the expenses and interest, but there is a tax on the profit from the real estate.  

Challenge is his profit vs your profit.Best of luck!

I think as long your HOA and Lease Rent is not eating all your expected profit, then it may not be a bad deal, especially if you can turn it into a STR, you can definitely maximize the returns.