They are hands-off, institutional grade real estate investments, and they allow you the option to diversify into offerings in markets across the country.

But each one of our plat we are prosecuting in that market is getting 6 to 10 offers on it from these top end new home builders..  

Hi Nicholas, thanks for the answer and let me provide more details :) The offer is to invest into new construction with 20%-30% down payment 0% interest rate loan till the end of the construction.

But the risk is that should the deal go south (check out what happened to real estate values in 2008-2012) the investors may sue you for selling an unregistered security without an exemption from registration and since you did not utilize a Reg D offering you would have no statutory defense. 

They will offer to settle for, say $25,000.I have to see a W-2 or pay stub and I don't care what their credit score is anyway.

This can be a temporary solution until you find more favorable financing options.Private Lenders and Hard Money Loans:Alternative Financing: Private lenders and hard money lenders may be more willing to offer loans secured by your mobile home portfolio.

They are a smaller organization but also offer landlord services. 

Any recommendations for lenders who can offer 90% LTV for buying secondary/vacation home?

I know this is about 8 years old.. any chance you are still offering that kit?

instead i have amazing surprises.I'm thinking of offering a class to share my experience and offer advice to others.Thoughts?