It's true in some cases but it ignores the 2 best opportunities for smaller investors that have the luxury of cherry picking:1) Stuff that doesn't fit their model.

They usually charge 3% of purchase, which is fine, I just model it into acquisition cost see if the numbers work but has anyone done deals with wholesalers? 

Very happy to see that mental models are being overcome and creative solutions to barriers to entry are becoming systematized to help those who are a little weary have the same opportunities to be involved in the real estate world. 

Alway's do your own pro forma, but I don't even don't that unless we have a deal under contract...that is when you starting doing you modeling and underwriting more extensively.You can do it on the front end and see what the property runs like based on teh sellers numbers...but normally you are going to run it differently.It also depends on the type of park you are buying and what that specific deal has going and not going for itself. 

It's not pretty to model a 150 basis point increase in cap rates but the returns remain better than idle cash and certainly better than what will happen in non-real estate asset classes if that happens. 

Turn key operators in warm belt states there is just not enough inventory for a viable business model unless it is at much higher price points than cold belt.Cold belt states tend to give off higher cash flow at lower price points but in general the growth patterns and appreciation levels are more isolated.

I've been thinking about alternative income models for awhile. 

Hi, I attempted my first model for buying a 6 bedroom in Worcester MA. 

You'll learn a lot about them and their investment model.

And if someone wants to fast-track and is able to invest in a proven business model that will help them build systems, fly out of the starting gate, and scale quickly, then this is a great way for them to go.