You lost me at mobile home .. no

Feel free to reach out to me at any time. 

No meat left on the bone

@Kurt Michaelson $100k profit would be great, but the seller won't sell it to you for that with that much meat on the bone, I'm not sure exactly where it is but I'd guess ARV would be around $400k the seller could probably get it sold where the buyer would only make a $40k (10%) profit and sell it quite quickly. 

The carrier has called me probably half a dozen times and met with me at the jobsite.

I am pretty familiar with the near west suburbs in Cook county, and as @Jake Fugman mentioned you can occasionally get a good deal in places like Berwyn.

Guest contacts me at 8 pm on check in day saying son is sick and taken to urgent care and they could not travel.

If my numbers are accurate that appraisal will put me at about 24% equity removing my $89/monthly PMI.

That being said, I still put it in my offer to require all current leases be sent to me as part of the inspection process and that all prorated rent and deposits be given to me at closing.

He knows good friends of mine.One other part may go in with me at $100k with a guarantee $50k return after homes close.Lining costs up this way:$400k lots$1.3 build$200k hard money$50k interest 3rd part investor$150k selling, marketing & closing costs+________$2,100,000ARV: $1.1-1.3 each = $2.2-2.6m$2.2-2.05 = $150k Profit potential$2.6-2.05 = $550k Profit potentialAssuming it doesn't dip to $1m each or less, we would make money over the course of 12-14 months.$550k profit potential is good buffer$150k profit potential scares me on this size of a project that would take over a year to start and exit.