Okay if I hit you up in the future for some "must see" tips for the area? 

The particulars of this little 1/1, 500 sq ft. house:Sell price: $3000 (no kidding) Structurally sound, not lived in for 15 years - he always planned on fixing it up and now he's 81 and must sell). 

Some HOAs put restrictions on the number of rentals in a given community (such as 30% of the community can be rentals while the other 70% must be owner occupied), and once that limit is reached, the HOA won’t allow another rental.  

I tend to think of it as a place to catch a fishing charter or visit the state park.Not that it is a bad place, just be careful and don't be too gaga about the price. 

And of course, the price must be in line with market cap rates for these smaller facilities.

Landlords must do inspections regularly and repair damage when they find it at the tenants expense.I would install though laminate now and bill her for what it would cost at days rate to replace with carpet.

Visit at least 4 properties over the month to seriously evaluate the opportunity (hopefully it will be more than 4, but this is the minimum). 

As a mortgage lender, all of our appraisals must be run through a gov mandated "Appraisal Management Company" and we can't have any contact or influence over who takes/picks up the appraisal request.

I believe that USDA only loans on new DWWith FHA, the DW must be on a permanent foundation and have never been moved. 

It must be "move in ready".