To me it's clear as day that the market is speaking and 14 is not enough, if they paid these people 4 bucks more an hour, there would probably be no turnover.I'll ask the waitresses and my co workers "don't you guys find it odd that we are paid so much compared to the other employees? 

I'm wondering if there's anyone on here from Northern Colorado that's an investor or involved in flipping houses up here in NoCo, I'm looking for more info from someone that's been in the market for a few years.

MH's cannot be moved... the only way they can be replaced is to dismantle on site.Not worried about tenants they cannot live any where else in the state of Oregon for less money unless they co habitate with others.

I am a newbie and have gotten together with a hard money lender/ investment co.

I'm trying to fill the gaps in few sub-contractor areas for the Denver, Colorado area.

In 2012 we began the same process in Denver Colorado and the surrounding counties in the area.

Sitting here in CO with a foot of snow on the ground, I've been looking at houses in Bradenton and other area around there.

You can look up FHA loan gifting guidelines and even guidelines for non-occupant co-signer as I don't think you meet gifting requirements.

EM always goes to title co, or real estate agency.

Insuring for ACV rather than RCV is the other way to save, along with using higher deductibles - but then co-insurance can be your issue if you should have a future claim for a covered peril.