One day I look at it seems that MH Parks are a good, profitable, if not glamorous, investment...the next day, it looks like that once I pay someone to manage it, I'm flat broke in the end...aargh!!

Try to find a company with a flat rate so you don't get nickel and dimed to death for every transaction or bill pay3.

If you do get a Realtor you could get one as a Transactional Broker to facilitate the deal at a reduced commission, probably a flat fee.

I now have a guy I found on Craigslist @ $75 flat rate per visit.

You can try having a flat fee listing done or just hire a realtor to list the house.

You flat-out refuse to sign anything that says you won't talk to the investor, as that will likely open you up to liability (contracts with two parties who have opposing goals, clearly);- If the "investor specialist" tries to insist on your not talking to the investor (and assuming you have no contract with this "investor specialist"), tell him to piss off -- he has no right to tell you that you can't speak to YOUR client.

I try and get a flat rate hook up fee on equipment whenever possible.

, ...and please don't laugh at those chocolate chip cookies baking in the oven!

Some of it is flat out beautiful and would be awesome to keep but it's really tough to find guys to salvage it.

Cost Assumptions Strike Price $1,050,000 Property Value $1,281,293 (Improvement $1,030,429, Land Value $200,000, Accessory Value 50,863)Closing Costs $31,500 (3%)Cash in $346,500 ------------------------------------- Financing Assumptions Downpayment 30% Finance Amt $735,000 Downpayment Amt $315,500 Interest Rate 6.0% Mortgage (Years) 20 Mortgage Payment $63,189-------------------------------------- 40 Unit Mix18 - 2 Bedroom 1 Bath Townhouse 8 - 3 Bedroom 1 Bath Flat 14 - 3 Bedroom 1 ½ Bath Townhouse -------------------------------------- Revenue Assumptions using current rent rollGross Potential Income $292,920 Gross Operating Income $263,628 (10% vacancy)Actual Income2012 $251,0002011 $282,3782010 $271,791-------------------------------------- Expense Assumptions50% rule $131,814Actual Expenses2012 $166,2452011 $144,8252010 $142,500-------------------------------------- Cash Flow & ROI Net Operating Income $131,814Capitalization Rate 12.6%Monthly CF Per Unit/Door$142.97 Break-Even Ratio74%5 yearsCOC Return (CFBT/ Acq Cost)20%Debt Coverage Ratio (1.5min)2.09Principal, Interest, Taxes, Insurance (PITI)$96,462Ratio (1.2min)2.73Need to also get a good walk through of the property to gain better insight into condition and any deferred maintenance needed right away.Its not a steal of a property but a decent deal and from what we found out so far a lot of it has been updated in the last 3-4 years.