Cheap money (low interest rates) and an active buying market drove market values to historical heights earlier in this millenium and the absense of both are having the opposite effect today.

As long as money is cheap, and the economy is good they generally get what they want.

Or singlefam that can be had cheap enough to rent.

Also, I am sure you can go on ebay and buy some cheap wholesaling courses from Vena Jones Cox or other wholesale gurus.

If the appraisal is based on the three retail sales that occured in the last six months, but 20 REOs have sold at much lower prices (like, $60-65K), you'll have a very hard time selling at that price.From your numbers, I assume you are getting very cheap money rather than hard money.

An acceptable yield, cheap-brick/low basis triple net lease

I'd also offer that the willingness to invest in an industry-standard (albeit not cheap) software like Voyager is the sign of a high-quality property management company.

Out of state investors are vulnerable to the promises of high returns on these cheap properties but they don't pan out.

It may be cheap or it may make your eyes bug out. :-)Surveys aren't cheap and I don't get them unless it's required.

I am sure you thought about this already but the infrastructure for a park-like this isn't cheap.