@Alex JonesA more detail questions of a flip do help me to see different angles.

I agree with Andrew, specifically on the Local Credit Union angle for debt!

Howard is this a double wide or larger with a permanent foundation (not on the axle still) built after June 1976?

IF you're looking at turnkey I'd just say run the numbers and verify everything, and really research each TK's business model - they are not all the same, there is actually quite a wide range in how they are set up and how it impacts the investor.

Also consider whether you can get a 10” wide cabinet to go between the stove and the wall.

It will be interesting to see how universities adapt as the vaccine gets more widely distributed. 

I'd defer to a foundational company worthy of trust in the area specifically to speak to what is normal, but country-wide brick over a double garage door is a spot prone to settling and even some sagging. 

You also have to consider that even after we have a vaccine widely distributed people's behaviors will change.

With that said I think if you believe in your numbers with confidence then 15-16% is more than doubling the stock market.I would try to play out every angle, what is the developer/ contractor saying.

These are wide generalizations, but this insight was explained to me by a local restaurateur when asked why the West Valley seems to have trouble attracting and retaining unique non-chain restaurants, and I can totally see and understand that logic when visiting the different areas in the Valley of the Sun.