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I purchased almost everything online and when I went down for settlement, I had everything delivered stayed a few days to set it up.

During the appraisal, I'd arrange for a fake white uncle to drive up and ring the bell to deliver a lemon custard-filled vanilla Bundt cake and Princess Elsa balloons, offer to take me to Chick-Fil-A after the appraisal.

My cash investment isn't a tremendous amount of money, but I do want to be sure friendship and cash is protected should anything go sideways.My investment would be 5K to be delivered at closing Monday Nov 30, 2015.

Thinking about buying a lot, delivering a new manufactured home to it, attaching it to a permanent foundation, and selling it (land and home) to an owner-occupant. 

I found this potential buy by delivering "I BUY HOUSES" flyers.

Beware of companies that over-promise and under-deliver.

Many investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Agreed something as simple as getting appliances delivered from Lowes or Home Depot got delayed TWO months I no longer even include appliances in my flips Anymore because if this .  

Another risk in the Grand Valley is local government and a school district (D51) that struggle to deliver much-needed large-scale projects to the community.