You will need to take out the windows and doors and re-hang them or replace them is why I say 10k. 10k could buy you a fairly nice foreclosure. 

Perhaps she is still in that window of time if she sells fast?

What kind of shape are systems, plumbing, electric, windows?

I'd probably let this slide too unless I had a bad feeling about it for some reason.

It would need a window a closet and a door.

I can deal with easier things like fixing a broken window or painting.

The section 8 unit is advertised as a 2 bedroom but one doesn't have any window or closet so I don't even know if it counts... maybe like a walk-thru bedroom that's been closed...

I've seen such high equity advancement in the last two years that I am afraid that window may be closing. 

(Side Note: if you really want to jump your credit score in a few months (because it takes time for the reporting to update), and if your disciplined with your spending try this;1st) I went and did the math to see what my positive cash flow each month off my active income (let’s say you’ve got $500 left over after you go through your monthly spending avg. which is all you kick out vs what you bring in)2nd) Go get a credit card with 0% interest for 12mths with NO higher than 5% transfer fee.( their are some with low as a 0% transfer and I had got that one on my 2nd round cause my credit wouldn’t let me at first)3rd) do a transfer balance after 24- 48hrs of opening the card (Nope you don’t need wait to actually get the card just call in and tell them over the phone to send a Blanche transfer check to your bank account in the amount of your car Balance; because you’ve only got a 30day window of transfer with 0% interest for the 12mths)4th) PAY YOUR CAR OFF IN FULL, and take your old car note (let’s says it $450mth) plus your $500 positive cash each month and add all $950 each month to pay against the balance on the card5th) in 45days start checking your CreditKarma app (its free) and don’t worry about the 5% if it’s larger than your car loan % because once you’ve paid your car off your score will go up and in a couple months of $950 your car will be paid OFF not in 2more years or so...Thus saving you probably more than $2,000 in interest on the car loan (so you get to keep $$) and time in payments.Your saving money on interest (keeping it in your pocket thus making your pocket bigger!

I have just purchased three 70s era MH’s and all three have window units installed in windows.