Even then, they are typically conservative in their valuation of the homes because just like an automobile, MH continue to lose value as they age.  

I say this, this business will never be all the same, you will win and lose but at the end you will strive and move on to the next one.

I say this, this business will never be all the same, you will win and lose but at the end you will strive and move on to the next one.

At that time you'll have more data on what is current market rent, which may be higher or lower than what you are assuming now based upon a single competitive rental.But being $100/mo below market rent may be no problem (worth it); if you've got a good (trouble free) tenant - as you can easily lose many times that in a turnover.

The fear of the unknown and fear of losing a lot of money can be debilitating so I have to get past that thus I am looking for a simple launching deal.

So if all hell broke loose, all I'm losing would be the original 20% + time + Headache + Uncalculated rehab cost, which is still somewhat a acceptable loss in my current stage in life.

Keep some liquid investments like stocks and bonds handy so when that day comes that the world falls off a cliff you don't lose your apartment complex.3 - Do not trust your property management company - there are good ones but you need to be their "overlord" so to speak - quarterly reviews of their numbers, regular meetings with them, etc.4 - Do not buy a complex based on magical projections of future rent increases - only buy it if it the numbers work as is.

And we only do no recourse financing.I realize this is easy for me to say - for someone starting out in the game with not a lot of capital and nothing to lose then maybe aggressive leverage and syndication makes sense.Syndication could make sense even if you *do* have a lot of capital - but the idea of a locked in sale date just seems insane to me.

I have some capital to use, but i need guidance so i don't lose the money i saved up my entire life.

If you leverage too much and things go bad then you could lose everything!