I've been getting cabinets from the factory which is not too far away. 

They are planning the factory as I type.

@Jonathan KrauserWhile location is one factor, the biggest factor is the size of the drain line you connect the washer to. 

For a deal like this, the biggest factor is demand in that specific community.

Airbnb/Short Term Rental investors - I'm helping a client with global sourcing experience validate a business idea and wondering if this would actually move the needle for you...The concept: A done-for-you supply chain service that sources your recurring STR supplies (towels, toiletries, linens, etc.) directly from vetted factories in China, adds your custom branding, and ships everything consolidated to save you 20-30% vs. retail.So instead of multiple Amazon/Costco runs or risky Alibaba orders, you'd get:Branded amenities (your logo on shampoo bottles, towels, etc.)Bundled shipments every 30-60 daysQuality control and inspection handledBoutique guest experience at wholesale pricesExample: One operator projected $20K+ annual savings on 50+ units just by switching their towel and toiletry sourcing.The tradeoff: 30-day lead times vs. same-day pickup, and you'd need to plan inventory ahead.Honest question for operators with 10+ units: Are you spending $200-500+ per unit annually on supplies, or constantly dealing with inconsistent quality/stockouts?

At another development 17 two story townhouses with basements were all modulars trucked to the site from a factory.

The key factor is whether the rental activity is treated as a business vs. passive investment, and that often comes down to material participation and how the property is used.

From what I’ve seen, the deciding factor is usually a mix of all three, but in different weightings depending on the seller’s situation. 

Probably the thing that has been the biggest factor is to run the business like a business. 

For me, the #1 factor is the numbers if the ARV is solid and there’s enough room after rehab and holding costs to hit my target returns, I’ll look deeper.