My realtor isn't showing me anything that isn't on the regular residential MLS and she doesn't really add any value to these larger deals. 

Either option is good but they both have pros/consNEW BUILD - You'll have all those warranties, 1 year, 2 year, 10 yearEXISTING HOME - You might have more freedom for what you can do with the house, no HOA & larger backyardA lot of new builds are offering interest rate buy downs that are lower than the regular market right now.  

I have not read the Virginia law on this, but we fund deals for wholesalers in Virginia regularly, so to the best of my knowledge there are no rules requiring a real estate license to do a same day back to back closing.

Plus a regular home will have established value and appreciation while a container home will be hard to comp.

If your regular depreciation is not enough to erase all of your net income, cost segregation can do the trick.

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(I don’t know if a regular warranty company would use this as a reason not to cover you as well, especially if the repair was expensive.)

Walk thru that exercise to determine you location and market strength.  83 units is a nice size to get started if you plan to Scale. 

This is just a general spreadsheet for calculating capex, regular expenses, vacancy, etc.

In other words, gross negligence refers to an act taken without exercising even the most basic amount of care owed to others.