The property management is projected at first at 10% by an outside company and then projected to be performed by the buyer at 2%.  

Has anyone been successful using mobile home property managers with turnaround projects?

Let Rick know that Michael sent you.Michael is currently flipping over 40 homes on Oahu right now, and uses Rick on a lot of his projects!

This is on total project cost with no financing, before tax.

It requires you to use a general contractor for the project, and the total with repairs has to appraise for that value. 

At least I do.The problem with that in reality is two fold: first we are in the information age, so everyone knows about the project long before it's even approved.

OR use this as a chance to renegotiate and try to reduce the price based on projected impacts.  

People to make the project come together, analysts to crunch the numbers, second set of eyes to get a project , you CAN find that. 

Not to mention my credit has taken a hit due because I used my personal cc to fund this project.

My Broker being the mad man he is, used my deal to bully the seller into giving my friends a good deal, so now we own the better part of a block.Right now I'm sitting on my property until the urban renewal project on my end of town brings up the property values a bit and hopefully I'll make a good profit and maybe find an investor interested in a a couple of duplexes when I go to make my next move.