amphttps://pressroom.toyota.com/mazda-and-toyota-further-commitment-to-u-s-manufacturing-with-additional-investment/https://www.realpage.com/analytics/small-apartment-markets-seeing-big-performance/https://www.google.com/amp/s/www.bizjournals.com/birmingham/news/2020/08/18/work-from-165m-project-coming-to-huntsville.amp.html

You need to vet the manufacturer carefully and make sure they can deliver on time as promised and are financially stable.  

The definition I have in my head is, non-exempt employees are generally people at leaf end of organization's org chart, like I work for tech so I see manufacturing people come in and swipe their entry/exit card and for every extra hour of overtime they get paid 1.5 times, whereas we dont have any entry/exit card swipe requirements, if a project needs 50 hours on a particular week from us we dont get paid any overtime coz we are exempt employees.

Brad T.Today modulars, which must be distinguished from double wides, are build to BOCA standards which is the same standards as stick built houses.However, you need to know the difference, as many of the manufactures build both modulars and double wides in the same factory.

There are a lot of auto manufacturers in AL in general and lots of jobs. 

“At full buildout, the total investment in the site could grow to as much as $100 billion over the next decade, making it one of the largest semiconductor manufacturing sites in the world,” reads Intel’s press release. https://www.theverge.com/2022/1/22/22895447/intel-ohio-chip-fab-manufacturing-cpu-processor-explained The market here is booming and out of state investors are flocking here because of the price to rent ratio. 

I realize that you are a builder, but ... will Boise allow manufactured homes? 

This is due to the city's growing population and a strong job market.Diverse Economy: Kansas City has a diverse economy, with significant contributions from sectors such as healthcare, education, and manufacturing.

Investment thesis Several manufacturing facilities moving into area, projected to create thousands of new jobs over next 2-3 yearsLittle apartment supply close to these facilities currently, plans for 1-2 complexes to be constructed to meet expected demand but likely not enough, with SFH's needed to fill the gapLow home prices compared to most of Houston given distance from downtown (30+ miles out)School ratings are mediocre currently but expected to improve as several new MPC's expected to build out adjacent to these houses, with much higher price pointsPotential to generate decent rental income currently, and potential for significant rental rate increases and house price appreciation as 1) Jobs continue to be created, 2) Schools slowly improve, and 3) Retail development picks upFrom personal standpoint, low price point attractive for my 1st investment property as it reduces upfront risk and allows me to enter with less financial resourcesHigh-level numbers ~$140K purchase price for 3 bed 2 bath house (less than 5 years old)Total monthly payment of ~$1,000 per month for 30-year conventional with 20% down (including tax, HOA, home insurance) should be ~$1,000 per monthExpected rent is $1,300 to $1,400 per month (based on comps of similar homes around area)With expected 80% vacancy rate (being conservative) + repair costs + time and effort spent doing property management (will do it myself), expecting to break even from cash flow basis in Year 1, with anticipated increase in rent allowing me to generate positive cash flow starting from Year 2Assuming 3% housing price appreciation per year, and an exit in 10 years, expecting 12%-14% IRR

The ones that do exist under 400k in the Greater Central Florida area will be 1+ hour out from Orlando/ in an area that is in a war zone/ built in the 1930-1960's/ requires a ton of work/ manufactured, or in an area that is not investible IMO.