We usually budget max $5000- $6000 but typically around $4000 per unit.

When your getting started in RE you’ll have no shortage of negative people and chicken littles in your life telling you 857 reasons why it’s a bad idea ,why it’s risky ,why it won’t work ,why you’ll lose money ..etc instead surround yourself with wise counsel and don’t allow your fear of losing money to overpower your desire to be an investor.

I know if I am aware of the emotion, but don't let it control me that it'll pass and is usually followed by with a burst of motivation.

Your cap rate and cash-on-cash return are currently negative, until you get three tenants and start collecting some rents

Buying a primary residence with an eye toward investment is what I usually recommend for first-time investors, but there are many paths to success in this industry. 

Usually we chat politely with the seller at close. 

Unless it is a negative cash flow as of now, you should wait until they leave.After they leave, you do whatever renovations you want to do. 

Let me know, I'm usually available on work days between 8 and 3.

Cap rates will be below 8%, usually 6-7% however the quality of tenants will typically be higher.

Also, any negative aspects of choosing modular over stick built that you may have encountered?