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.

Find the addresses to the property on the left and the right and create an address that would logically be the next one in the numerical line, and put a mailbox out front and the Post Office is a bunch of complete idiots and more than likely they will just start delivering mail...

Not bagging groceries or delivering pizzas.