I simply do not understand why anyone wants to invest in markets where cash flow is hard to achieve.

You'll have most of your mortgage covered with rental income and, with an FHA loan, you can cut the amount of cash you need in half, possibly even more.

I’d rather go direct go the manufacturer and cut out the middle man- but US Modular talked a good game (sounded sales pitchy, so I’m not sure about them yet) and I also found another company out of Idaho with a local representative that I’m waiting to hear numbers from.

You will be the lucky one to cut the check for any back payments. 

You are already in over your head and it's better to cut losses than to let it sink you and your credit.

We both have jobs and me being self employed I can cut back on hours more easily.

We simply got tired of arranging for inspections, then replacing perfectly good handrails because they weren't the proper height, and so on, and so on. 

We have flippers who simply move the furniture from home to home.   

- It's only good for food haha).The quotes came back as such: $5500, $6400 and $7800 for a new 3 ton unit and installation..I was appalled as these prices didn't sit right with me so I decided to take matters into my own hands and do some on the ground research since I just so happened to be in Houston that weekend.They say your network is equal to your net-worth so I immediately reached out to my network of investors and got the contact of a formidable handy man in the area.We were able to cut out the multiple middlemen and go straight to the wholesale distributor (cutting off all middle men would mean going straight to the manufacturer but it's not possible to buy one off units from them).I paid $1000 for a brand new 3 ton unit and was charged $500 for the labor of the handyman...Needless to say, I'll be working with this handyman for future projects and repairs..Total cost - $1500 and 2 hours of my timeTotal savings - ~$6000Because of my spidey sense and network, I was able to save a ton of money, form a new relationship in the process, acquire a connect with the wholesale distributor and write this article..

Real Estate is extremely rewarding on so many levels but just like anything no short cuts.