But we will be back next month to try again because every once in a while you get a gem of a deal.

Would it protect me from having to pay if there is a hidden lien?

Loopnet and the Mobilehome store have retail listings and check your local MLS listings for those 'hidden' parks disguised as Single Family Homes with acreage.

Good job on accounting for some of the "hidden" costs.

In fact the numbers in Gilroy, which has a lower entry point are terribile even for multis, unless you find a true gem.

Since it looks like a slightly older property, I'd include a contingency factor for any hidden issues that you can't see until the rehab starts.Don't forget to include your holding and other soft costs - HML payment on this project would probably be over $2k/mo for example - how long would the rehab take?

Yeah I know everyone says "We can close in 7-14 days" (LOL surrrre) but having one that doesnt have hidden fees and fees that fall out of the sky is very important too.

There may be some hidden or easy to obtain value there, it is at least worth the look.Sell the land.

Primarily appreciation speculation.A 250K property in a A class neighbourhood with rents at $2500/month would be a gem.  

Jon, U are a gem.