ALL the homes were built in a factory.. transported there and erected in less than 5 days.they are factory built but not in the style we are thinking of a box mobile home towed down the road.Or like we have done in Oakland CA over the years.. predominantly low income areas were we provide a new house.. but stick built is not feasible so we drag in the manufactured homes.And trying to get a RE agent to lose his license is pretty tough.. unless you just are plain mean.

If you know what you are doing to that level just get a license and do it legal so you can be absolutely sure there is no risk involved for your future tenants. 

It's kind of low inventory right now and it's kind of a seller's market and most prices are high and cash buyers are getting the deals.That does not mean that there are not any deals out there.

I'll absolutely give you a shout if I come by any great contractors.

Of course, you want to go with a turnkey provider (if that's the route you go) that keeps annual maintenance costs as low as possible, but there will always be something big that needs a repair when it comes to a long-term investment like that.

I'm not sure how long the tax rate will stay low. 

I can see also why your choosing to do flips in that area as price points are low for San Diego.

Interest rates are super low finance the crap out of student debt!

Cash flow is generally very thin due to the cost of maintaining low quality materials, paying lot rent and dealing with bottom of the barrel tenants. 

Property taxes in Cali are very low as compared nationally still.