And at the moment I am building my LP pool and securing soft commitments.

So you're looking at:~$1,500.00/month PITI with 20% down @ 7.6%.(3% of value for taxes)($2,400.00/year for insurance)~$427.00/month repair/capexAfter reno and down payment you'll be ~64,000 all-in (not including other soft costs).So you'll have ~3,500.00/month in gross rents and ~$1990.00/month between Principal, Interest, Taxes, Insurance, Repair and Capex.$1,510/month and making your money back in under 3.5 years isn't too bad.If it still appraises for 142/sqft after 6 months then you could cash out ~38k (75%) (~33k minus closing) and still make ~700.00/month accounting for the increased mortgage and possibly taxes. 

You are missing the hard and soft costs and your profit. 

The Program in Massachusetts (Soft Second Mortgage) will provide a subsidy if your income is below 80% of the area median income. 

Something I should work on myself too, we just did a soft launch of my new website in 2017 and 2018 the final touches will be done! 

What I don't buy at auction, I buy at Wal Mart (linens, cookware, utensils, etc).Washer $75.Dryer $75.Stove $100.Fridge $100.2 recliners $50.Tables and lamps $50.Dining table and chairs $50.2 bedroom suites $300.2 old style televisions, free.That's $800.Probably spend $400 at Wal Mart for soft goods.Finally my biggest single expense is the Smart TV for the living room, $250.My tenants work 10-12 hours a day, 6-7 days a week. 

(We were soft on that and went ahead and fixed things'when we felt we should) They pay above market rent. 

I have seen other mobiles for sale that needed work for more then what I'm selling this one for so I thought this thing was going to pop in just a few days since it's ready to move in (there's one soft spot in teh floor.)

:wink: Yes, another country, but still...I'm sorry if I made an impression being weak and soft - I bet my PM and some others had the same impression of me.

Depending on the agreement between the purchase of the lot and the soft costs associated with Architecture and building the tenant in common doing the 1031 may be able to use the exchange proceeds within the 180 days.