I have been screwed out of funds by home owners and I have received "tips" from home owners so it all works out in the wash for me.

Thanks for the tip Anthony!

For instance, states like California, Oregon, Montana, and Massachusetts have "clawback" provisions, meaning they may tax deferred gains if you eventually sell the replacement property and don't reinvest within the state.

Don't tip your hand that you didn't understand your numbers. 

The second offer is both insulting to you and also tips their hand because if they have ~$50k in cash then they should be able to put down a higher down payment if they are serious about the property. 

Some tips:1.

You can look at a mobile home and see it as an easy rental with new carpet, trim and some paint but there are other bigger uglier expenses that can come up.Roof Replacement, soft floors (water damage) in kitchens and bathrooms- most floors are particle board, exterior door replacement (special order), underbelly insulation falling, bad hot water tanks with rotten floor underneath (real joy), bad windows (water again), bad bloated siding (water), water damaged base frame around perimeter of home, cracked tubs (special orders) and frozen pipes (Good luck finding a plumber to come work on a mobile home- they do not exist). 

I personally would have to have one of the windows replaced before I'd feel comfortable renting it, but that's just me and based on personal experience including a traumatic one from childhood in watching the apartment building next to ours burn in the middle of the night.

Replaced both toilets with brand new ones, replaced the 2 car- garage door with a brand new one, had all the walls freshly painted, put brand new baseboards in, and had the kitchen cabinets painted as well.

A subsequent cash-out refinance of the replacement property (e.g., $250K on a $1M property with a $500K loan) is treated as a loan and generally has no tax implications related to the 1031 exchange.