Lowering the threshold with exemptions seems to open the wild west to the $15K bottom feeders, they'd simply go back to the old ways without any incentive to operate ethically, in that case I'd have a different feeling about it.I do think individual investor/operators are being hammered too hard in reality, but free reign is not in the public interest IMO, due to the dealings of a few.It's a complicated situation, too much oversight or not enough to keep some honest.Now that I'm hated by all MH types, as a compliance type, what is the extent and effect of this proposal?

Let's get in reality guys, you have no money to put down, no experience and I guess you want someone to step up, loan you money to buy, to rehab and wait for thier money over a few months for interest?

Getting involved in such deals means you could work for months, even years and there is no guarantee that you get the deal, so at some point, the economic reality of elephant hunting sets in and frankly it takes years to break into these types of markets. :)

Look closely at your market, gurus will claim you can make big bucks, reality is that you need to rent far below market to have a spread for the brain damage and risks and you should be insured as well.

But the reality is, "investment" involves investing more than just time - it takes money.

It doesn't make sense to spend a bunch of money on inspections and visits when the numbers are not as promised and the seller does not want to accept reality.

I suggest you look into these classes and what people need to do to qualify.One last comment, investors/RE types need to realize and accept reality that not everyone is cut out to be a homeowner.

In order to achieve that reality, though, you'll want to begin with that end in mind and build systems around it.If you have the ability to do so, I'd recommend house-hacking at least once while you are still in Memphis, and then perhaps there will be some good opportunities to pick up rental properties outside of this strategy while you are there. 

Thanks for the reality check :)Do these seem like more appropriate numbers?

reality..