Seems to cheap too pass.Should I?

[Michael Ware]

Found a single wide mobile home for sale in a park. Owner has it for sale for 5500 but says she’ll sell to me for 2500. Park fee is 300.  Previous owners smokers, ceiling looks rotted and insulation is coming through 3 large spots but she says it’s been repaired. No carpet in master, floor is spongy, and shower walls show rot. Cupboards removed to install large fridge. Hard to find comps but I think arv would be between 7-10k. Should I run away? This is in Anderson ca 96007 flip or possible lease option? I have analysis paralysis.