Thanks to everyone for the great info - would you say a Phase 1 ESA isn't always crucial, especially when purchasing vacant land that has little to no chance of contamination?

I would say, as a general opinion/political/policy statement, that while it's good for us individual investors, it's generally not best for the public at large.

Let’s say a group buys a heavy value-add, meaning it requires a lot of heavy lifting but they can get a big pop in the rents, and the value, quite quickly.  

My question is how old of a mobile home is to old to touch and have moved I know about 1976 and up but say a mobile home that is built in 1980 that "looks good cosmetically" are the bones really worth having it moved onto my land is there a rule of thumb where investors usually won't touch a mobile home if its older then 1990?

My understanding is the asbestos particles could possibly be released if, say a nail was pounded into he wall to hang a picture, or someone cuts into the wall. 

I will say a few things though: Pros:My experience with them improved over the 5 years each year as they added more features, services and personnelThere 10% fee (10% of nightly rates and cleaning fees) is still reasonable for what they do if you don't want to worry about setting up and managing listings, professional photos, payments, guest inquiries, calendars, etc.They basically handle everything up until check in, they then set you up with one of their 'partners' in the area for the rest or you self-manage everything after check-in (I opted for the latter)Their staff is friendly and their owner portal is a really nice feature to go in and look at your portfolio of homes with them in a single space. 

I say a similar thing occurs in Port Angeles but not to the same extent. 

(cont)  For example if you don't carry enough insurance, say a fire or flood wipes the property, then the Note holder won't come after your other properties or your personal assets to recover money. 

Remember, as I often say, a strong personal brand leads to strong investor relationships.As your brand gains traction and attracts seasoned investors, it's essential to transition and cater to beginner investors, as well.

I guess simply put, having access to a large chunk of equity through say a HELOC seems to be a good starting point.