I did not want to perform 2 closings with this financer so I would orginally purchase the property with a land contract or private funds.

Usually, they have their own contractors.

At least in SoCal/Los Angeles County I should be able to experience decent appreciation.(2) I don’t have a good feel for the area, so I’m hesitant to purchase in the wrong type of area (bad location, bad pool of tenants, etc.).(3) I'm a beginning investor who intends to be a hands-on property owner (at least as much as possible at the start), which means a lot of long drives from L.A. showing properties, dealing with utility companies, handy-man/contractor visits, etc.

Automate your business as much as possible - use voice mail for seller leads/tenant issues, create good Statement of Works for your contractors, move majority of relationships with insurance agents, contractors, etc to email first communication.4.

I can do a lot of the rehab work myself (except for HVAC, carpet, roofing) and I have a contractor to tackle the stuff I feel is beyond my abilities.Am I going to have any luck finding a lender for a manufactured home?

You believe in the project & your gen. contractor, but wan't to limit risk from a housing downturn at some point.

I have been asking for a certified payoff since August and he will not provide one.

I would add that you could partner with other investors, contractors, property managers etc.

Investors are supposed to be knowledge and able to take a risk, otherwise they shouldn't buy from HUD.If your numbers were off that much you either didn't look at the house in person or need to work on your ability to assess a property quickly without a contractor going through every switch plate and door knob with you.

This way I can make a low offer, if he accepts then Im able to assign property over as a deep discounted property to maybe a contractor investor or rehabber?