We are closing on our first home with friends and family money and we are looking for a solution or an attorney with existing contracts that we can pay to modify them to our company.  

And even then, historic restrictions can delay rental readiness... especially if you’re hoping to improve curb appeal or modify exterior elements.College Park?

or that it had been modified (UPB raised?)

You will need to confirm true NNN, as often times they can have a modified NNN structure, but these can be very hands off, strong yielding, 1031 eligible assets to hit your mark. 

I can also determine what things need to be replaced vs repaired vs modified etc which can save money.

Here's a more focused, tax-aware take:Mobile homes can be depreciated faster than standard rentals: If they’re not permanently affixed to land, they’re considered personal property and can often be depreciated over 15 years using the Modified Accelerated Cost Recovery System (MACRS).

On rare occasion the court accepts a case that might modify a Federal law.

Here's the sequence we typically follow:​🏗️ Interior Rehab SequencePre-Closing PreparationScope of Work: Conduct a thorough walkthrough to identify structural issues, outdated systems, and cosmetic updates needed.Budgeting: Develop a detailed budget, including a contingency for unforeseen expenses.Permits: Obtain necessary permits to avoid delays.​DemolitionSelective Removal: Remove outdated or damaged materials while preserving elements that can be reused.Site Preparation: Ensure the site is clean and safe for the upcoming work.​Structural Repairs & FramingFoundation & Framing: Address any foundational issues and modify framing as needed for new layouts.Inspections: Schedule inspections to ensure compliance with building codes.​Mechanical, Electrical, and Plumbing (MEP) Rough-InsSystems Installation: Install or update HVAC, electrical wiring, and plumbing systems.Inspections: Conduct rough-in inspections before proceeding.​Insulation & DrywallInsulation: Install insulation to meet energy codes and improve efficiency.Drywall: Hang, tape, and finish drywall, preparing surfaces for painting.​Interior FinishesPainting: Apply primer and paint to walls and ceilings.Flooring: Install flooring materials, ensuring they are protected during subsequent work.Trim & Millwork: Add baseboards, crown molding, and other decorative elements.​Cabinetry & FixturesCabinets: Install kitchen and bathroom cabinets.Fixtures: Mount sinks, faucets, lighting fixtures, and hardware.​Appliances & Final TouchesAppliances: Install kitchen appliances and test for proper operation.Final Inspection: Conduct a thorough walkthrough to address any punch list items.​⏱️ Timeline & Efficiency TipsProject Duration: Aim for a 3–4 month timeline, adjusting based on project scope.Scheduling: Use project management tools to coordinate trades and avoid downtime.Communication: Maintain clear communication with contractors and suppliers to ensure timely deliveries and work completion.​📋 Tools & ResourcesProject Management: Utilize software like Trello or Asana to track progress and tasks.Checklists: Develop standardized checklists for each phase to ensure consistency across projects.Budget Tracking: Use spreadsheets or financial software to monitor expenses and stay within budget.​

Try not to modify or tweak your buy-box too much on behalf of what fits for the lender, but find lender(s) that can come alongside what you are doing and help make it happen quickly and efficiently.If you are investing in OH, I would be conscious of minimum loan amounts and how they feel about 'rural' areas.

.🔑 The Spreadsheet That Changed the GameI found and modified a simple but powerful Deal Analyzer that I now use on every single property before even thinking about making an offer.This sheet answers one question:“Is this deal worth pursuing — or a waste of time?”