I deal with a lot of off-market high dollar deals, but sometimes I get a hold of smaller scale inventory.

High population influx + very low inventory (less than 2 months) = High Prices (current SFR ave. sale price above $300K)Doing your homework around the ATX area, you'll be able to find a few "Buy&Hold" deals around the $120,000 price and $1,200 rent per month (the "1% Rule").

There is also a big write up that came out in a Real Estate Investing Magazine I read quarterly, that featured the benefits of manufactured homes.I know Central Florida has alot of inventory, I was just down there visiting family last month and toured the area for opportunities.

If her intent was to flip it then its not eligible for a 1031 exchange.  1031 exchanges are only for investments and flip properties are inventory, not investments.

It will probably only amount to a few properties every other day to look at.The big dump when you first get your criteria set up with your agent is overwhelming, but it gives a great opportunity to study inventories and get a better grasp on your target market.

If you send me an email with what you are looking for and the area, I will see if I have anything in my inventory right now to match what you are looking for.

You will want to take a thorough inventory of all that is involved, and then make a decision.

If that's the case then you still have inventory for less than replacement cost.

MLS inventory is getting pretty dry here and when something new comes out, it's overbid on quickly!

Historically they've been between 5% to 15% below the fair market value, sometime more, but this year the margins have been squeezed and inventory levels lowered, thereby pushing the prices up closer to the market retail level.Hope that answered your question.Continued success!