Septic is good with drain field and so is well water, roof + foundation also sound.

Unfortunately, there was a stop work order in place on the property, which the roofing contractor was told by BTC was resolved.  

For example, lets say you have a property with a roof leak, I can get you in touch with 3-5 local roofers within probably 24 hours. 

CR had put significant $$ into renovations so these row houses were really like all new - roof, appliances, gutted throughout etc. it was understood that many of the rentals would be Section 8 which is a good secure investment.

Put them on Craigslist as baby pandas, free to good home…They look pretty cute on someone else’s roof. :-)

The edge is simple math and control: more doors per roof, easier to nudge NOI with small value adds, and multiple exits if one unit turns.

Before you swing a hammer, confirm clean title, redeemed taxes, code liens, and permit history; get utilities on and do a full safety check: roof, foundation, electrical, plumbing, HVAC, and sewer.

Do your calculations include CapEx expenses (roof, appliances, flooring, etc.)?

I just pointed at the comps and said: old roof, old windows and old plumbing.

I’m considering a 1031 exchange and would like feedback from investors who have experience with mobile home parks, particularly smaller, park-owned operations.Current Property (Selling):Duplex purchased in 2021 for approximately $145,000; estimated current value around $210,000\Loan balance: about $90,000Gross rent: $2,400 per monthNOI: approximately $16,000–$18,000 annuallyCash flow after mortgage: around $750–800 per monthLow management requirements and stable tenantsReplacement Property (Under Consideration):Seven-unit mobile home parkAsking price: $395,000Rent: $750 per unit plus $40 for water (total $5,530 per month; $66,360 annually)100% occupied with long-term tenants, several in place four to five yearsAll homes are park-owned, purchased between 2016–2018 with metal roofs and Hardie sidingOwner pays water and sewer (aerobic septic); tenants pay electric and trashMaintenance handled by one individual for $400 per month using personal equipmentGravel road, well maintained; potential to add one or two additional homesMy Pro Forma:Vacancy: 5%Expenses: approximately 40% of effective gross income (includes water, insurance, taxes, maintenance, mowing, etc.)Estimated NOI: $37,800Financing assumption: $255,000 loan at 8% interest, 25-year termAnnual debt service: approximately $23,574Projected cash flow: about $14,250 annually ($1,188 per month)Cap rate: approximately 9.6%Cash-on-cash return: around 10% on $140,000 downDSCR: 1.6 (strong coverage)If the price can be negotiated to the $360,000–$370,000 range, the cash-on-cash return improves to roughly 11–12%.Pros:Consistent, well-maintained units with matching exteriors.