In addition to over 4 miles of existing paved roadway and 8 miles of gravel roadway, the island offers strength in its utility connections and capacity.

Hey guys,So to the sleuths here - I smell a rat but I can't figure out where it is - I have "stumbled" across a 2-park package deal - a "pocket listing" e-mailed to me be a broker I have not done business with, but who lists (and claims to sell) a lot of parks in the mid-west.Details: 200 pads total, paved roads, 95% occupied at both parks, city water/sewer, tenants pay all utilities including trash, and ZERO park owned homes in the two parks (no, not even any notes - so claims the broker anyway).Rents are extremely low ($160 at the suburban park and $135 at the more rural one) and have been raised only once in the 10 years the seller has owned the parks (6 months ago).Location: Park one has over 100 pads in a city of about 30,000 people 40 minutes from a metro of almost 1 million, unemployment rate very low, population growing, located directly next to many good businesses.

SIPS may have very low permeability rates and so the vapor cannot pass through them and there doesn't appear to be any provisions along the ridge to ventilate (do the sidewalls have mechanical ventilation near the peak?).  

Here are some details of property:- not listed, owner called me off direct mail campaign- 260 units in 5 buildings no climate control and 70% occupied (unverified)- owner has price in head of $1,350,000, probably from a broker- owner brought up seller financing in talks- I should receive financials this week from accountant- property is free and clear- agent for Penske truck rental - only one in 10 mile radius - paved, fenced, and has security system (unverified)- house/office in front of facility with 2 employees - 1 is live in managerThanks in advance for your input. 

Anyways, we found one for sale in our small town, and the general details are below:Asking price: $275,000Expected first year improvements: $7000Year built: 1985Unit detail: 4 apartments, 790sf each, 2 bed/1 bath, individual heat pump and exterior storage closet (unfinished), electric stove and refrigerator included, washer/dryer room w/ hookupsTotal finished area: 3140sf on .22 acres w/ paved parking lot and sidewalks, 2-story buildingRentEach unit is currently rented with tenants ranging from 20 years of tenancy to 3 years. 

I currently work a full time job as a project engineer for a paving company in Pittsburgh.

While some TOS requirements appear minor on the surface, others are more significant such as requiring a property owner to pave a gravel driveway prior to the sale of their property.

Anyway below are the quotes we received thus far:Asbestos Piping Insulation Removal (170 linear feet)- D&S Restoration - $1900Mold Remediation, And Basement Waterproofing on Secondary basement (flashing, drain pipe, drain baseboard, sump pump and pit, re cement floor) -  A1Waterproofing - $5,850Demo the illegal 5th unit structure - $15,000Replace Section of Cracked Sewer Line - Promen Plumbing - $2000Replace Lead Watermain line to street[advised we just install whole house filter] - Promen Plumbing - $5900Replace Steam Boiler - Promen Plumbing -$5300Install second furnace and hot water heater and separate heat in units(1st house) - Promen Plumbing - $12,000 Reinforce Beams between first floor Kitchen Cieling And 2nd floor kitchen floor (6 new beams and sheetrock,spackle, paint) - J&B Contracting -$3400Termite Treatment [Said no visual termite damage just signs of mudtubes and termite presence] - Aries Termite Control - $1650 for both housesRedo the whole driveway in Asphalt - Boyd Paving - $9,800Redo the whole driveway in concrete - Boyd Paving - $21,000Redo sidewalk - Boyd Paving - $5700Repair cement siding on rear unit (Crack in masonry) - Bergen Mason Contractors -$1500All quotes besides paving the driveway, separating of the heating units,  the cement siding repair, and demoing the building were just sent to the realtors who will send it to the bank.

Initial plans where to pave it.  

@Josh CaldwellThe big thing that I've learned in 30 years of "**** happens" and "the road to hell is paved with good intentions"If you buy it subject to, give a note to the seller, fix it with private money,  and make a profit fast in 90 days and you're out of it well do that four times a yearAnd always always always remember that someone with a superior knowledge like a real estate investor talking to an owner always lose in court always always alwaysThink what judges think: people with inferior knowledge always get screwed,I would much rather get on title with sub to get private lender money, fix it up, resell it, get a profitNow sandwiches on A B areas with no equity or a little equity I think is a terrific ideaGo after expireds,  deal with the seller that does not have a lot of money in the house, explain to them that it cost 10% to sell, so that sucks to pay to get rid of a houseBeing a landlord sucks  and trusting a property manager suck and show them why then show them "option one option two""Option one Mr. seller is I'll  take over your payments for you, and in  2 to 3 years all pay off your existing financing.