I'm sure these type of companies prey people new to the business. liz Pop on Lendinghomes website.. they have a really nice pricing matrix.. this will give you a feel for what one of the largest HML in the country charges.. and those rates you will see are pretty common vis a vi experenice.. 

One of our shirt tail relatives is the largest manufactured housing dealer in the area, and knows what's available for sale too.

That said, to me the largest liability is one of lack of disclosure and buyer's are the ones who tend to sue according to my research. 

I'd be happy to chat further we do a lot of JVs and are building 20 of the exact same floorplan this year. every builder in our market goes after high end and very few address affordable housing which is where the majority of transactions are and the largest amount of the buyer pool is. 

This will sound absurd to those of you paying a small company/person 10% to handle everything - but this is how its done among the largest PMs and anyone wielding portfolios over 1k units.So to the point at hand: who gets the late fee?

Preface: Having lived (rented) and managed multifamily property in California, I know it is extremely tenant friendly and sometimes feels like crazy town.I recently came across this article (Yes its from February) about San Francisco's largest landlord, Veritas.

I own two condos in Aurora,  IL,  (Second largest city in Illinois and is in four counties.).  

He and Frank Rolfe are now the 5th largest Mobile Home Community ownership group in the US.

But on the flip side they usually won't buy a property if they don't have the rights so there is a play ( and when I used to do this I was the largest foreclosure buyer in the state back in the early 2000's until it became incredibly competitive and not that profitable like it is today)  I would buy the one's and wait out the 6 months.. since I was cash and I had large volume most of my competition had limited funds and really needed to get their hard money loan on the property ASAP.. no loans on properties if you don't have the redemption rights.I suspect when you get into the nuts and bolts there is a good chance you will forget this idea .... because its apparent your not 100% versed and this is a very RISKY thing to do if your not exactly sure what your doing at all times... you would be better off with direct mail and or hammering on short sales.. as some of those still exist and especially out of the metro area one of my flippers only buy's rural and is still doing well

With this info, our investor group was able to think creatively & found a way to make a large bid with just a small portion of the investment group.DOWNSIDE PROTECTION: This was our largest value bid to date, so we did a thorough assessment of downside scenarios & exit options.