I don't know how much more cost effective a one off modular  house will be.

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

The effect of this process is that the portfolio is constantly improving by retaining the best properties and jetison the under performers.I've bought and sold over 1,000 properties, and people always ask me "How many doors?" 

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

@Peter Mckernan Love the way you did that deal and agree that those deals exist both on market and off market you just have to be able to look for them in an effective way and add creativity. 

Tons of double sided tape used which results in a fair amount of extra effort to restore (most cases paint comes right off the wall requiring patching sanding etc, some cases Good-off was effective.

However, many times its just not practical or cost effective to put the work into it because in many cases its not easy to do.

**NAHB Contracts**: The National Association of Home Builders (NAHB) offers a variety of detailed and standardized legal templates specifically designed for the residential construction industry2.

To clarify, my focus isn’t on analyzing T-12s for purchasing a property but rather on developing a solid T-12 for managing my property effectively and for use when I eventually sell my investment property in the future.I want to ensure the T-12 I create is both accurate and straightforward, serving as a reliable tool for tracking performance over time and presenting the property’s financials to potential buyers down the road.If you have any advice on key elements to include or how to structure it for these purposes, I’d greatly appreciate your insights.

Acquired a double lot for $112k after resolving title issues and paid $360k for construction, creating a 6-bed, 5-bath house designed for co-living or multi-gen use.