There are beginning to be a fair amount of properties that have been on the market for quite a while.  

Yes, it would be good if the seller communicated any issues earlier because then they could be handled/negotiated earlier if needed, but for the buyer there should be no risk to their EMD at least the way we would typically write a contract in my market. 

I'm wondering if it would make sense to source modular homes in China and have them shipped to and assembled in markets like Memphis, Atlanta, Birmingham, and other where you can buy vacant lots with utilities for as little as a few thousand dollars.

On the other hand, welcome to the housing market in 2024!

To list on the MLS, you will need a POA signed by the seller, which states that you can sign on behalf of the owner for listing documents and offers, as well as a signed purchase and sale agreement with an assignability and marketing clause."

Future sale price is set, regardless of market.

Hello, I am new to real estate investing and I have a tentative verbal deal on a pre-market lake property that I would eventually like to make my retirement home (10 years or so).

Long Island will always be a desirable market. 

Maybe the market?

Others have found markets they like more.