So definitely remember to ask around any agents if they ever had any properties that just simply never sold, never know if you could negotiate some excellent terms and find a way to make the weak points into gains for you.

Remember, you're paying interest on that 25k. 

When you do compare mobile homes to built in place homes, remember that mobile homes tend to break pretty easily, its easier to put a hole in the wall or pull off a cupboard door. 

we would need more information, do you pay utilities, how old is the house, taxes, insurance and so on. if you are going to house hack i think you got your self a great deal, on paper it looks like you only get 3k off asking but if buyer is bring all closing then you really actually got it for a lot less some thing alot of people seem to miss in my opinion. i just closed on a deal in march i got seller to come down on asking price but also had him pay almost 11k in closing. that is money i can turn around in invest into the property. closing on 190k is probably around 5kish. the other way i see it is at 2.7 interest rate thats like free money. you may not have gotten a steal of a deal but hey our first deals never are. also your Cash on cash return is that high because you arnt putting much down and you arnt paying closing so yes those number probably are right. just remember that cash on cash is on what you put in. i you put in $100 and got $50 you get 50% percent looks great but 50 bucks isnt much.with all that being said you are house hacking so the deal will be just fine.

They promise closing in 4 weeks. 6 weeks later, on the first really scary COVID day as the markets are cratering, just a few days before closing, they call me up with some BS excuse about not being able to lend to out of state owners (remember, I already have a loan with them on another property) and cancel the loan.

REmember most businesses do not go out of business because of profitability - they go under because of cash flow.Just my 2 cents. 

Just something to remember. 

You have to remember these GCs are getting hit up all the time for estimates and 90% of them dont even pan out to actual work for them.

I don't know all the details of your circumstances but remember the refinance part of a BRRRR deal. 

Hitch your wagon to a Pro, and absorb everything possible from them until your educated enough to set out on your own to replicate those success systems and processes.And remember that a person can only give advice and direction from there own success index.