there may be some areas that have gone from A down hill just can't think of any in my travels or experiences

With the knowledge you get, the next project you will know what areas you can take over confidently to carve out more equity.Mis-steps in development can turn a project into something you have to complete just to break even. 

You might want to back up a little and not accused the HML because you are the one needing the funds and bad news travel fast if he put the word out on the streets you might not get anyone to help you.Joe Gore

I can honestly say with a great deal of confidence, I am beginning to understand quite a bit about the real estate industry.

In other words you will likely be able to find many more mobile homes for affordable prices, lower lot rents, and a larger "for sale" quantity if you travel further inland than you currently are. 

I use credit cards for fuel and travel only.  

Unfortunately, there aren’t any classes offered nearby so I would need to travel.

I travel through Greensboro often and it looks like a great place for REI.

Darron... thanks for the vote of confidence. the condo will actually be a great tool in paying off the other 2. i just need to figure out the financing on the family home. i'll dig in here and see what i come up with.. and hey, CONGRATS on the new property!

Cool graphics.Purchase price + rehab equaling ARV is not the most favorable but I would still proceed if you are confident about the area, the ability to get good tenants, see a good chance for appreciation, and if you are in for the long haul.