My mentor gave me a list of about 70 target houses in the area, which I have since door knocked and dropped off fliers.I figure the process of finding a ripe deal has a basic system.

If so, what size developments are you looking for 1-to-4, or something larger? 

An investment with an experienced sponsor can mitigate some risks because you are participating in a larger acquisition than you might be able or willing to do on your own (which gives economies of scale), and you get to leverage the sponsor’s experience, judgement, track record, network and deal flow.But it also adds risks by adding an additional component not present in direct real estate investing:  the investment sponsor.

I would prefer to get more than one door but things are priced too high to have a good enough margin to refi.

If you haven’t heard of this conference it is one of the larger manufactured housing conferences in the country.

Thank you James.It's difficult to imagine how that could be with such a vague reference to the actual property while specifically making the original post about the how and not the what, if that makes sense.I do appreciate your comments.I'm now talking to larger established investors directly (not on BP) who are accredited, which are the ones with the resources to make a deal.Thanks again.

If the PM is slow on letting your contractor in is it because they are not making money opening doors?  

I'm sure a larger one would cost more to utilize.You could probably get a 1/1, 650 sqft home framed for not much more than that (labor included) with windows, exterior doors, siding and felt installation labor included as well.Maybe using mortar in other countries is cheaper due to material availability? 

*The cap ex is only so low because there is no garage, fireplace, pool, washer, dryer, garbage disposal, the windows are small and single pane, only one door per unit, no real landscaping to upkeep, they are entirely brick,  and there’s a metal roof.

I’ve tried for 5 years to buy one before auction: direct mail, handwritten (by me) mail, door knocking, etc.Not to discourage you.