For a variety of reasons, including keeping this potential project "need-to-know" only right now, I want to get a ballpark estimate with full understanding that the goal posts could move in either direction as the project gets more discrete. 

It potentially offers legal protection.

@Chris RossMemphis is a solid market with great investment potential.

Some areas are oversaturated with RV parks or tiny home communities, while others have untapped potential.

This collaborative approach not only enriches your understanding but also opens doors to potential partnerships and investment opportunities.

Quote from @Patricio Acosta: I finally found the perfect flip in Coronado, San Diego—the agent hasn’t received any offers, the listing price is reasonable, and the home has huge potential.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

.✅ VA entitlement impact – If you assume the loan, check whether the seller’s VA entitlement is released.Final ThoughtsThis deal has potential, but structuring it correctly is key.

So someone who is looking purely to maximize potential return (and has unlimited time) is unlikely to find this a good fit.

There are going to be potential issues with tenants anywhere.