thanks @James Masotti do you think PA or DE would have better luck?

This time we purchased a ranch on a cul-de-sac which needed a lot of updating and in a desirable school district.

I live in Mississippi but will be wholesaling in primarily, if not entirely, in Memphis, Tennessee (I live right on the border).

The numbers I quoted in my post, were for a rehab right across the border in Indiana.

I see a lot of new construction done in the wealthier areas close to the MA border and mostly in MA and those are almost exclusively single family builds.

This new Riverton center is envisioned as a mix of shopping outlets, restaurants, offices, a hotel, movie theaters and villagelike public spaces, all perched on the suburban city's western border with Herriman.

And in good B type areas (or C areas on the border of B+ areas).

What you want to ask the listing agent is: "has the home been de-titled, meaning, it's no longer a DMV vehicle, but rather, attached to the land and sitting on an FHA foundation".  

Also, I had clients that purchased multiple mobile home parks throughout the mid-Atlantic all with separate Delaware series.

Thanks, @Bradley De comarmond  I'm thinking I'll start with exhausting all options for local investing, focusing on anything that could make sense to house hack.