The NSF fee and late fees were paid promptly but the tenant has needed more attention than my other 5 units combined.  

Combine that with closing costs and commissions and you need a very hefty premium to purchase price to realize those returns.

I've chosen a model that combines both

Welcome to Bigger Pockets @Rhonda Norman MLS power is the perfect combination for your goals

Park is not big enough for modern homes its all little single wides...

@Judah Hoover When I say duplex I mean, the total income from two units combined should be easily $1200 or more.I will have $53k in purchase.$8k in central heat and air$6k in roof and gutters$3k in windows, fencing, finishing touches.For a total if $70k in the property.

We eventually settled on a darker floor as we thought it looked more modern and we felt that it would balance with the white counters, and we plan to do a white backsplash eventually too. 

Too bad we can't combine all the best parts of different locations together into one.

This could change your combined loan to value which may have an impact on the bank's ability to give you the loan (according to their guidelines).

That gives the seller the ability to sell the note if they want rather than wait 7 years.Otherwise a combination of both conventional and hard loan could be done if you can qualify and structure it properly.