I guess not to buy since I just finished one of the new BP podcast episode - Rent INSTEAD of Buying by Jonathan lollKeep on renting does make sense at least for now (and maybe a little longer since the housing market is still HOT around here.)

The returns may not look as sexy day one but in the long run may payout. 

I would have personally waited a bit to list in the spring when things are hot and everyone is over-bidding. 

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). 

Hey Stuart, the mid-market is a pretty hot and affordable.

You can afford to pay a bit more if rates cool down.We need to also remember that BRRRR become a really hot topic in a low interest environment.

Another post someone made a comment about how “he can help the seller avoid foreclosure”These types of predatory messages also can get you in deep hot water as they have no intention of helping they just want the house at a discount

You're increasing the need for hot and cold air dramatically and it's doubtful the existing system will be adequate.But, in answer to your original question - yes you will need a permit.

Quote from @Matthew Kwan: For those who are currently shopping or looking for a loan since rate cuts has been a hot topic.

Spokane has been a hot market for investing for awhile and local meetups and Facebook groups will be able to provide you the best information about what's working in your local market as well as any specific market risks / challenges.John