Check your State laws, I bet they call for 60 days for this situation.

but wouldn't it raise the odds in my favor to mail everyone?

That doesn't guarantee that you won't still be seen as a flipper especially if you are flipping other properties, but it drastically improves your odds.

I bet the parents co-signed to get him out and that he had lived on his own before and it failed as well.

Find other investors in your area and get the names of their painters...I'd be willing to bet the prices are much less.

I feel for you man, for one thing, you own a mobile home, I'm sorry about that (LOL), next, you're probably up a tree, just betting there isn't a mortgage originator in Crossett, Ar. outside of a bank that can probably touch a seller financed deal, much less know what to do with it.How much you want for it?

@Robert Norvell @Andy RobisonI'd be willing to bet there are at least two people with Arkansas as a keyword alert.Go Hogs!

I bet they appreciate it.

I bet I know at least one well known poster just learned something about his new target market.

Odd topic but real question.