I'm looking for your typical double wide or smaller house on a little plot of land with hopefully city water and no land or HOA fees.

@Louis Jeffries : I am going to look into getting a BPO ASAP.I looked at Zillow, etc.. but there is a pretty wide range on the estimated value.

Income/vacancy etc varies widely depending on the property, location, and season.

Than over-all operational, what I call "WTF" contingency funds, this would be for black-swan events like say a world wide pandemic that affects operations.

Most properties nation wide are getting multiple offers,

That will vary widely depending on where you are and what’s considered normal.

(The old fridge was 35.5" wide and the replacement fridge is 33" wide. both were the same height and the replacement fridge was about 1" bigger in depth.)The surrounding cabinets were custom made around the 35.5" fridge, so the fit was extremely tight, wouldn't be able to fit a 36" fridge.She was ok with the size when we discussed it prior to purchasing it, and everything was good when I dropped it off and installed it. but about an hour later she sent me a message stating she was unhappy with the size and wanted me to purchase one of the same size as the old one. 

@Phillip Robertson I'm an agent here so walk quite a wide variety on any given week.

Most standard washers / dryers are ~27in on their minimum dimension, and the only doorframe to the room happens to be 26in wide.

then GFC hit and most everything fell nation wide 10 to 80% depending on location..