By the way you might loose everything because this is risky.....and their response is...if I give you $5000 in case, I might make $75 and you'll give me that back plus the $5000 next month, but I could loose it all?   

Excessive wear to painted surfaces outside of what would typically be expected.Faded/mildewed caulking, silicone or other sealants around the bathtub, tiles, sinks, countertops, vanities, etc.Missing caulking around the bathtub and tiles, excessive mildew or water damage, unreported issues potentially.Hard water deposits or stains in sinks, tubs, showers, etc.Buildup of dirt, mold, mildew, or water stains from a preventable or unreported water leak or drip at a fixture or in wet areas or water damage to hard surface flooring resulting from unreported leak or issue.Worn out or deteriorated finishes on deadbolts, locksets, handle sets, loose or stubborn door locks, loose hinges, handles, cabinet pulls, knobs, etc.Broken, lost or unreturned keys, broken door locks, hinges, handles, cabinet pulls, knobs not resulting from normal wear and tear.

@James Wise I would loose money at this point.

Looking at the market the only way there seems to be any way to generate cash flow from a simple purchase and market listing is to either buy cash to avoid loosing it all to interest, or house hack.  

The balance between having a very formal agreement to a loose one that can be left to interpretation.

The park manager claims there was a comp last week that sold for $95k.I'm worried about going on title with him and then this project is too limiting for a large pool of buyers, or I'm worried I'll loose money some other way. 

Boulders usually work their way through loose soil until they hit clay and stop along old drainage ways.No bills yet. 

We were invested as an LP and I credit the sponsors team for navigating through and not loosing the deal. 

Purchase price: $190,000 Cash invested: $223,000 Sale price: $275,000 List of upgrades included:Stairs Finish
-door hardware as needed
-Bathroom vanities (2 at 2nd floor and 1 for 1st floor)
-Interior paint
-Drywall repair
-Counter top
-Bathroom Floor
-Paint cabinets 
-Fix or replace Slide door 
-fix frog widow
-Instal lights 
-Repaint or replace doors
-fix any loose toilet
-Add a support at fence 
-Fix beam and drywall at garage where termites damages
-fix the air exhaust fan
-Dumpster services 
-Cleaning fix part of the roof, replace screen doors, replace window What made you interested in investing in this type of deal?

In my area the person has had many attempts to tell them they could/will loose the property and typically they haven't done anything about it.