@Kurt Jonesok so here is the numbers from the OM that the broker furnished to me: ESTIMATED LENDER ACQUISITION COST:List price: $1,175,000 ( @ 28 units = $41,964 per site)Buyer requesting Down Payment of 30% = $352,500Projected Lender Financing: $792,500 @ 5% FIXED 30 year AMORT with a 10 year DUEINCOME, EXPENSES & CASH FLOW:Actual 2016 Gross: $212,752Actual 2016 Expenses: $95,915 (45%)Actual 2016 NOI: $116,837Projected Lender Debt Service: $57,494Projected Net Cash Flow: $59,343FINANCIAL INDICATORS:Cap Rate: 9.16%Projected Total Cash Return: 18.96%PROPERTY DETAILS:All age park28 Homesites# of Park Owned Homes: 28 (100%)Occupancy: 100%Utility Reimbursements: NO2016 INCOME AND EXPENSE ANALYSIS:Total Net Rent: $212,752Total Operating Income: 212,752Real Estate Taxes: 4,054Property Insurance: 5,524Utilities ( all lumped into one total, broker and/or seller did not offer it broken down individually ..yet): 30,658 Payroll & Benefits: 26,225Maintenance & Repairs: 2,058Administrative/ Office: $26,668Advertising & Promotion: 728Total Operating Expenses (45%): $95,915--------------------------------------------------------------------------------------Net Operating Income: $116,837The screen shot copy of the rent roll excel sheet i am waiting on further explanation from broker in order to determine how to interpret all the acronyms that the seller put in it so i can begin to figure out the rent roll for that month.

I have been a free member for about 3 years and being bedridden has allowed much time to learn and this site, YouTube, and all the free webinars off of my email have provided me with about all I needed. 

- Carl Welcome to the site Carl.

The inspection I had them do about a month ago was on a Triplex, which changed the price as there they charge a different fee per unit.When I had the Structural Engineer come out, he was on-site the same day as the Inspection guy was. 

Most other "auction" sites are just middle men that market the home and those homes can usually be found on the MLS too.  

I've called a few home owners who have props that I'm interested in(found on the tax assessment site and created spreadsheets by county for the land use codes Im interested in) but was wondering if anyone had any other ideas.Am I just being over anxious and should just keep scouring the MLS until we find something?

We already owned the land so the improvements cost about $200k (site prep, building the covered storage, etc)So...

Don't see any thing on sample real estate purchase contracts for commercial or non commercial propery or sample LLC documents. These would seem to be essential components.ThanksDavid Bruce

@Michael Duncan Check out the events section in Bigger Pockets I'm hosting a windward REI meetup in Kailua on May 1st!

Hi @Dajuan Brown and welcome to the site!