The stick-built home is "real property" so it appreciates in tandem with the overall market, while mobile homes are "personal property" so they do not typically appreciate unless the market is extremely hot.

However, I've never gone the internet route for private financing as to why it concerns me. 

@Bing Lin, The way in which you and your wife are reflected on deed probably isn't that big a concern with the 1031. 

. $500k won't buy you much in San Fran but is a pretty healthy budget in Jax.One smaller factor is that Duval county doesn't charge impact fees on new construction (and is the only county in Florida that does not) which is great for developers but not so great when there's no money for maintaining our schools.https://www.jacksonville.com/news/20190423/duval-voters-to-decide-on-proposed-sales-tax-referendum-to-pay-for-replacing-repairing-renovating-schoolsAlso this isn't Florida or Jacksonville specific, but in times when the stock market is particularly volatile real estate investing becomes more appealing even with lower returns.Personally as an investor I find all this out-of-town investing a bit annoying (increased competition and increased prices) and am concerned that these properties potentially aren't well maintained.

That’s what’s concerning about getting into out of state investing now.

Thanks guys,       I wanted to use this as an extreme example for newer investors to look at.

Issues of concern are getting an ITIN, annual tax compliance including Form 1040NR, partnership withholding forms 8804/8805 if applicable, and FIRPTA if applicable.

A lenders main concern is your ability to repay the loan, if you lived your own they deemed you not able to.

I bet they aren't too concerned with who they place in your units. more turnover=more $$ in their pocket.

I have concerns that this might be asking too much but again this property has amenities that others I've checked out seem to lack.