That keeps us out of the rust belt scenario.Staying with marketable properties, out of the declining neighborhoods you can bank on appreciation in such markets.

They put a water filter on one unit and offered them $35/mo to pretend the rust didn't exist! 

Strategies that have absolutes are often blind to their ever changing environment, like the rust belt states that never changed their main economical source of income from manufacturing.If an area is declining I would want to sell and get into an area that is increasing.

@Bryan Wilhelm there are a wide variety of ways to define failure in this case.I'll enumerate what comes to mind:Contract too short, can't find a buyer in timePrice to seller too high, no interestPrice to buyer too high, can't produce a buyer at a price so that you make moneyFailure to disclose the nature of the transaction, deal dissolves at closing tableFailure to calculate the cost of a double closing, no profit (or perhaps, a loss)Failure to structure the deal so that double closing is not necessary

@Bryan Hancock, thanks for your input.

@Bryan Wilhelm, that's a scary question from someone considering buying a MHP!

hi @Bryan Wilhelm.

I also had these thoughts and concerns about rental properties in the mid west and rust belt.. you can say the exact same thing you are posting here about every single market in the country were homes are being repositioned to cash flow investors..the locals will always think the other people are paying too.. much.. and I had in depth conversations with one of the best appraisers I have ever me there in Detroit..

@Bryan Otteson, it did not look bad on paper.  

@Bryan Otteson,They may be misunderstanding what you're asking.No "accreditation" (level of income or experience, in this context) is required to be a PML or a money partner.My $0.02 ...