Passive in that she doesn't want to be elbow deep in rehab work or passive in that she only wants to buy 100% turn-key rentals where she can be 99% hands off? 

I have already peaked their interest with the facts below and would love to hear additional suggestions from the community.Avoid realtor commissionsReduced CG taxAvoid cost of minor repairs and deep cleaning to make market readyAvoid potential additional repair costs if not sold as-is (termite, radon, other repairs, etc)Avoid cost of home warranty (any other closing cost extras to mention?)

Starting a MHP from scratch is a non starter most all of the time.unless you have VERY deep pockets .. no lender is going to lend on this scenerio they are cash flow based and you have no cash flow.this would be out of pocket.. 

They are less liquid investments (there is not a deep investor base for town homes).

Of course, it all depends how deep you want to jump into the business, but the more people you have out there looking for deals the better for you.  

@Steve Dye   companys reposition all the time. .My daughter Is on the financial side and knee deep in this.. its better than some mid west factory just shutting down  :) and laying everyone off and the town rolling up and dieing

Ware rubber boots because the BS from them will get deep. 

There is a huge benefit in going deep into one community and building a team of property management, wholesalers, realtors and contractors.

So please help.DESCRIPTION:- uses a mail.com email address- has very thick southern accent, deep south- sounds very knowledgeable-demands for appraisals to be paid in cash- always calls from a blocked number- talks a really big game about having $30 million - $100 million to investIf you know anything about this or are contacted by someone like this than please reach out to me.

If she can sell it, I will be happy.What I definitely want to avoid is put it under contract and 3 days before the due date I have to back out, leaving her in deep trouble.Really wish people were honest so I could put all the info here.So without any other costs into consideration I would be in it for 150K leaving only 30K for all other costs + flipper's profit.According to the wholesale calculator it all could work out but the flipper would only make 20K.