Texas is HOT in several ways, LOLJoin a reserve unit, do not throw away 11 years of service!!!

The problem then becomes it is very difficult to bring the audience back to reality once they are in fairy tale land.  

., obviously you can't turn a new house around in 45 days (unless you're throwing up 1,000 in a subdivision as a mega home builder) so you're not addressing his question in too helpful a manner.  

put a tarp down in the trailer plastic over that, throw it in and wrap the edges together. 

I know that the more distortions politicians throw into the mix, the more opportunities there are to make money, if you know how to maneuver 'the system.'

@J Scott Thanks for throwing your hat in the ring.

Conversely, appreciation isn't something I see much of with my properties so unless I buy at a discount and can build equity through capital improvements I need to generate solid cash flow to justify throwing $20-$40k to purchase a property.

Guess I have to just keep throwing **** at the wall until something sticks.  

At your point there is absolutely no margin to the throw it in the wind and pray strategy of someone with nothing to lose. 

Once a investors throws cash into the deal that equity cost is calculated based on a assumed opportunity value of 10%.