Now go back and look at the expenses line by line, and add back in the Capital Improvements, normally these will be deductible over 15 years in a MHP.

Also there's a small independent cashflow club in Mokena that actually does a cool job of taking live listings and practicing the game with them to see if/how they work.

You should have still made them an offer, just to get practice negotiating and writing offers.Who knows they may call you back 2 mos from now.

Some lenders require that you have significant improvements made to be property and documented by a certified appraiser (in our state additional appraisal certifications required to do PMI appraisal) which has to be submitted for the lender review.

Mike I am and you should.The spreadsheet I use goes beyond that though, it helps me put together the turn around plan including improvements to be made and how they affect the NOI.

In the future, I would literally practice what you plan to say to prospects when you meet them.

If they bite, you have eliminated a big source of unnecessary aggravation at minimal cost, and, as the New Sheriff in town, you are still in control and can make clear that this practice will NOT be Policy.

And amazingly enough when I decline to make said improved offer, the house is reoffered to me soon after at my price, or stays on the market because said offer didn't actually exist (or the other offer fell though, but then the listing status should have changed.)And then there's the do anything to get a sale attitude.

If you can improve the current location so that is creates a draw in and of itself then you can have some wonderful success.

Random thoughts:The Jets O-line has improved quite a bit from last year.