If we was big enough in New Haven county to have our own employees on the ground, I'd smack them with a lawsuit and so many Interrogatories it would make anyone's head spin.

If the "air conditioner" you referred to in your post is a window unit that would fall out when you turned the house upside down, then it is 5-year personal property; otherwise, 27.5-year propertyLandscaping and ground improvements are 15 year property that would include driveway and sidewalks.For a single family rental, a cost segregation study is most likely more expensive than your tax savings could ever recover through accelerated depreciation. 

I love real estate but seems like is not for me, I was trying to put a brand new doublewide in it, I got approved for the loan but really don't have a clue about asking price for the property, I asked my realtor and she said 'well just add lot price plus house plus some cash for you' there is no comparables since all the mobile homes I see around are used and old, the price for the cheapest double wide will be close to 55k I was wondering how much should I ask for it , may be not worth maybe I can build a small house for that money??

Sounds like you you've already hit the ground running in your real estate investment journey.

I'm new to the game but regardless, I want to hit the ground running!

The good thing with Philly nowadays is investors from NYC are buying up everything since everything is so cheap compared to Brooklyn and elsewhere.I see nothing but good things for Germantown 3 years out from now.

So you can’t compare an investor rate on a 3-family to an owner occupied single family rate - two different things.I think local credit unions for the most part are going to be limited to working with people who live/work in the area.  

This should be compared against a contractor's or sub-contractors price.All the best!

The rental rates seem really high compared to other markets I've compared to.

If you are a partner with the TK, and they are the "boots on the ground", then your TK partner "can" (it's still an option) find the replacement.