Now I have a rough row to hoe, sell a home that was purchased for 40,000.00 more than one just across the street same model.

It would be much more helpful to others if you posted the brand (and ideally, model number) of the inferior 1/4 turn ball valves that you purchased.

In some areas this could be a solid business model.

As for the MH, it is a 73 model, I have not seen it as of yet, just wanted to get some info before I proceed.

Others have done a good job of explaining the legality of it as well as no subleasing clauses in most leases.All of that aside as a business model it's just not very good.You have all of the liability and risk of being a landlord without any of the benefits.

This lead me to work like heck trying to recapture those skills that I once possessed but had not documented or memorialized for later reference.

. , What are your REI plans and business model ?

Equally, I have 14 days after the Tenant returns possession to do the walk through for the move-out. 

To test my thinking, I created a simple model that projected total cash flow and equity over 5 years if I:Bought a good, cash-flowing MFH now and recession hit in 2019Waited and bought an MFH in 2019 during a recessionWaited and bought an MFH in 2020 during a recessionThe model assumes that a recession results in a 10-20% drop in housing prices which rebound over 1-2 years.

@Matthew Medlock I would suggest at looking at the BRRRR model now for you first home.