The rent/value increases you can get in these areas with basic cosmetics is a wide spread.Lower cap rate deal that makes six figures in equity with a value add always trumps a higher cap rate deal that cashflows on paper a little higher but who's price stagnates.

Like most major metro cities it has a wide variety of opportunity but a shortage of affordable housing, much lower costs of entry and lower avg DOMs across the bed counts relative to other major cities. 

Without wide footings and compaction equipment some of these houses did sink into the ground under their own weight.

The fact these forums are wide open is a major oops for me.  

@Patricia Baker the ideal scenario is to talk with several contractors ahead of time, and have the one you like the most walk the job with you and give you a general bid for labor and construction materials.Then you have the fun time of setting a finish budget and managing to that, as you can swing a budget widely with the tile and cabinets and lights you pick out.

- 5 identical units, average condition, all manufactured in 1997 and permanently connected to the land/foundation, land comes with the purchase, slanted roofs not flat, 690 sqft, 2 bed, 1 bath, living room, kitchen, double wide.- Total price = $250,000 or $50,000 each.

Concrete patch would be used for a wide crack.Check for federal, state and utility aid programs for a new roof or furnace, especially for unemployed/furloughed people. 

The will give support country wide.

Since it is country wide, it will override harsher and more restrictive moratoriums state-level and block new state-level moratoriums in the future.

Case in point: what appeared to be a normal 2-story house from the outside but we got inside and realized that the tiny, cramped central section of the house was a single wide trailer (yep, still had the axle underneath it) and they had expanded (with no rhyme or reason) on every side of the single wide - include building a second story on top of it!