And you can get an attorney title opinion before you buy much cheaper than a title insurance bond will cost.

In fact, I require a local, licensed, bonded contractor submits an estimate on all rehab deals even if you will have your brother-in-law do the work for you.

I'm not a financial adviser, but have you considered something like municipal or corporate bonds?

I have built elaborate spreadsheets comparing property investments and assumptions vs various investments such as CD's, laddering bond funds, etc.. have looked into commercial but when every other store has an 'available for lease' sign it is discouraging.Basically i'm pretty discouraged... i have equity available to do larger deals, such as 4+ unit complexes, etc..

You can take the courses and get bonded, insured, licensed and buy a calculator, but guess what....to do business as an independent broker, you'll need to show the wholesalers you want to broker with that you have the knowledge and experience.

@Bryan R. contractor is licensed bonded and insured too

@Scott Bond, You could talk to a local community bank/portfolio lender about a reverse exchange where you actually control the MHP before selling.  

The agreement should address the initial participation of each member (i.e who contributes what money and which skills); the ongoing responsibilities of each member;  procedures for exit of any of the members (both by choice and with a push) - e.g. to whom may they sell their interest, who has first right to purchase the interest, etc.You may likely think such a formal agreement an unnecessary expense at this point and an activity which may put tension on the bonds of friendship.  

Investors should maintain a diversified portfolio that also includes stocks, bonds and cash.

By the way.....never ask financial advisor who only knows how to sell stocks and bonds if real estate is a good investment.