The shelters and foster networks are incredibly overrun, and I want to be responsible and not hand them off to random or possibly cruel strangers.

Each parcel can host up to two units, effectively enabling up to four units on what was previously a single-family lot.

At the heart of effective property management lies the ability to balance the competing interests of three critical stakeholders: owners, tenants, and vendors.

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

Strong jobs reports had a larger effect on the 10 year treasury, followed by strong retail sales numbers, followed by EU inflation numbers, then followed by election results but honestly election results only affected rates for a couple of days.Lots of pressure on treasuries from the level of debt the US is carrying, but remember the Fed is also still doing quantitative tightening (while cutting rates) which is additional upward pressure on rates.

@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. 

@Sam Alpha  I think this thread is effectively over. 

It would be incredible if I can meet someone who can coach me through my first deal... some sort of a mentor. 

I did connect with Bradley Buxton from this thread and he has been incredibly helpful with sending deals and POC's in his market!

I ended up investing out of state in a more landlord friendly / cost effective market.First thing I'd recommend is figuring out your investing strategy (single family / small multi-family 2-4 units) and attend some local meet ups to network with other investors to learn from their mistakes.