For some reason, the groups on the Seacoast never seem to gain much traction or stick around.  

In search of financial freedom for a number of reasons.  

Is it also within a reasonable distance to the beach?

Your offer is only 3% above list price so I suspect you'll be fine.Second, even if the appraisal came in low, you could walk away from the contract for other reasons like inspection objections.

The reason he asked was there's a high end, and low end appraisal depending on what you need it for.Now, if it's intra-family, and you're getting it below market, to play it safe, do the sale based on the appraised amount, and have the difference handled as a gift.

I have significant amount of money invested in stock right now and reasonably trust the average index fund return rate of ~9.5% to continue (of course, been getting much higher than that the last couple years, but we're in a bit of a bubble).

There is reason to believe I would even increase cash flow if more people start renting and less are buying homes. 

If I have to take care of borrower paying on time keeping his insurance current etc, i would rather buy property then notes.I see the point you are making and that's the reason I want to check and make sure how the company is overall and someone experience with them.

Thanks for all the comments guys.The main reason I'm asking is because I may not want to live where there are MFHs with numbers that make sense.

Also, what would be a reasonable expense ratio (operating expenses/total revenue) and cap rate be?