Cap rate methodAssuming a median cap rate of 10% for the area, offer price = $98k (NOI of $9737 divided by 10%)So, based on the above, I see a wide range between $98k to $159k none of which the lender may accept by the way.

Responses and feedback are incredibly appreciated! 

It's incredibly difficult to change others, in fact, it usually ends up being a waste of time.

@Leland SmithYou could put a 3' wide landing in the garage side.

This is a double wide on land.with another lot added.  

cost of personal residence vary widely depending where you live.A  900 Sq ft 3 and 1 in Palo Alto is 2 million dollars.. hardly a mansion.. but cost the same.

I would think her book would be applicable nation wide but it is limited to her state, so further investigation and due diligence is still warranted. 

I have a a wide variety of experience that I would love to offer to the right Mentor.  

BP is definitely LOADED with very valuable information and I can't thank @Joshua Dorkin @Brandon Turner and everyone at BP enough for putting together such an incredible network and community.  

But I have not just had a lot of luck finding anything I would consider incredibly mind blowing.