When to double close on a manufactured house?

[Anthony Johnson]

I'm considering doing a double close on a manufactured house that has been added on to. It's a 4 bed, 2 bath, 2 stall garage with a 36x24ft pole barn on 4.8 acres. The house is in a good area that attracts a lot of people. The house needs roughly 10k worth of work, other houses in the area are selling for roughly 140-150k ARV but are completely stick built. The seller is selling this one for 100k, but I found out they owe 85 on it and I bet I could get it for 90. I have and end Buyer lined up who is willing to pay 105,000 assuming it appraises for that, but they are not a cash buyer which is making me skeptical as to whether or not I should consider moving forward on this. If anyone has any advice it would be much appreciated. Thanks!