I always tell people that won't touch Detroit "yet" that I'll be happy to unload my portfolio on them when they decide to finally pull the trigger because they'll be late to the game and I'll be selling for a crazy multiple :-) 

., lumber prices), and it was difficult to find a contractor as a new investor. 

Hey John,You may want to call a local lumber company and I'm sure they have a list of preferred framing contractors that they could recommend.

With corona virus, increased lumber prices, a few hurricanes and a two day freeze (unheard of for our area), we ended up spending $127,000Decided to list the home at $375,000 based on the comps, location, etc.

That 10% gives me a cushion in case I use more hardware than anticipated or mis-cut some lumber.  

I believe the flooring was an elm laminate 10-12mm from lumber liquidators.

Lumber Liquidators also has some good options if you have one in your area. 

Hi Brad, Modular homes don't go down in value, in fact they are built with 20% more lumber than a site built home, they over build them to go into any jurisdiction's local building codes.

Prior to Covid lumber was around $450 per 1000 board feet.

I have a lease option that I'm trying to unload because it's in my SDIRA.