@Miguel Bautista I just installed windows and I too initially scoffed at the prices, I got one quote for $400 per window, I wish I took that, it was the lowest I believe, I bought cheap windows at HD for $160 each and tried installing them myself, pretty simple until it’s not, I had wood rot problems, honestly still easy and you could do it yourself but will take time and stress you got a lot so once you learn one easy you do the rest.

A simple lease with a separate option would be fine. 

The math is pretty simple.

In terms of ducks in a row, I think that has a lot to due with what your lease says regarding eviction, sounds like a simple breach of contract to me, if your lease says no smoking and you can prove he has been smoking, it says rent is due on the first and he is late, noise ordinance and he isn't respecting it? 

If they couldn't accomplish something as simple as saving up a few months rent, then I wouldn't have any faith they would be able to pay rent on time going forward. 

In a very simple word, if you didn't bring money into the deal, and you are entitled to receive money when the company liquidates (hypothetically) its capital with no basis of yours, then you will have to pay taxes on the money you got for free.

(Right now 2 bedroom singlewide trailers are going for $800 a month where they were $400 2 years ago)If it were as simple as buying 1 lot or a couple acres I would have already jumped on it.

Our first HouseHack we had PMI with our conventional loan, we dropped it in just 2 year from a simple appraisal which did not alert the loan itself. 

(Leaving me with enough credit to complete the rehab) I understand that the goal of the brrrr method is to have the ARV higher than the initial cost of the property, rehab, and all other closing costs in order to refinance which will pay back the line of credit left with just a mortgage that the tenant is now paying.Is it that simple?

It seemed simple enough and I feel lucky to have found a home that brought great success for my first deal.