Basically he just asked what was the rock bottom price i'd take for it.

Cash flow wise, in my area we wont look at it unless there is at minimum, absolute rock bottom minimum 25% annual ROI, and that is given a cash purchase, no HML, no financing.Manufactured homes are cash cows if done right.

There are already electric hybrids that use very little gas.More are slated for 2014 - 2015.If gas goes any higher and stays there it could be a death knell for suburban areas.More people will move to more dense urban living where they can walk and bike to work to reduce costs to survive.Used to there was a small class of the rich,a big middle class,and a small poverty class.Now the rich class is bigger,the poverty is bigger,and the middle class is shrinking into non-existence.Costs are going to rise and keep getting worse and worse.I want to be on the wealthy side.In many instances it is getting cheaper for me to eat out then buy at the grocery store.I can get a 3 course meal at Red Lobster for 7.99 and get 2 meals out of it.The restaurants are not having to raise prices at the rate of the grocery stores because alcohol sales drive most of the profits.If people think it is bad now it is going to get much worse.We need to stop depending on gas for transportation.It's a dead resource on it's way out.

I'm not trying to rock the boat here, as you are extremely helpful with all of your posts every day, but I didn't want an inexperienced person to thinking needed to do all of these things.

They will see on the HUD, but why raise a red flag.

Complete kitchen, two complete baths plus a new one, move a staircase (a huge project by itself) and re-rock (tape and paint) half the house?

Huge red flag...

Using invitation style envelopes, red handwriting, and first class postage will all help your open rate but I think if you want to get more quality leads it's going to be in the message of the letter.For example, the standard "Hello, My name is Justin and I want to BUY your house at Address." letter will get you a lot of calls.

The most important thing as an investor I believe is to make sure when you do your due diligence on a property you plan to buy or put under contract you take a look at the folder the building inspector has on that address down town at the courthouse... to make sure there isnt or was not a red tag on the issue of lead based paint abatement or poisoning that may have occurred at that address.

@Bryan L. we tore out the most damage sheet rock and plaster on the first floor but the upstairs is cleaning up nicely. found some melted wires where we did not expect them and are still working on it.