I just put a mobile home under contract. Did I screw this up?

[Zachary A.]

I put a mobile home under contract about a week ago near Yuba City north of Sacramento. I never intended to get into mobile homes, but this seller responded to my marketing, and I'm new enough I'll take the time to look at almost anything. The couple had a long and compelling story which, as always, I enjoyed taking the time to understand. I made them an offer that was sufficient to meet their very specific needs, but I thought at the time it was a good deal for me too. I was VERY clear with the sellers about the fact that I might not be able to come through on the sale, and that everything was contingent upon me finding a "partner" to do the deal with me.

The house is a 1500sqft double wide, built in 1992, and in fairly good shape. I put it under contract for $13,000. It will need new kitchen appliances, and they smoke inside the house. It also needs new flooring in about half the house. I was not able to find great comps in the area, but I felt like this was a pretty good deal, because I couldn't find any mobile homes of its size on Zillow sold within the last 18 months for less than 18k, and most were 25k or more. I figured at this price point, buyers wouldn't expect much, and I wouldn't put much money into making it any nicer than it is. Maybe a little new carpet and low end kitchen appliances, and it should be good to go.

So far though, I'm having trouble finding anyone interested in it. Most of my contacts are interested in standard flips (that's what I'm mostly looking for, after all), and a very well connected broker friend of mine has not been able to find anyone interested. Even the organizer of one of the local REIAs who seems to know everybody didn't know of anyone who might be interested.

I am probably going to call the sellers tomorrow and let them know that I will continue trying to help them sell it, but that they are free to continue searching for a buyer on their own. They won't be excited about it, but I made sure they knew this was a possibility.

I've considered advertising it on Craigslist, but I'm reluctant to deal directly with retail buyers. How do you explain an assignment fee to retail buyers?

Ideally, I would like to find an investor who is knowledgeable about mobile homes and knows what to do with the deal. There just don't seem to be many of these around.

It seems to me that at this price, it should move. Am I missing something?