I'd put ARV safely at 225-275 for what this size home is going for in the area overall. 

I want find a deal and put in an offer within the next 2 months.

Or, just have to be willing to put more down. 

Looking for anyone who has any experience with getting a new modular home to put on land I already own.How does financing differ and who did you go through in the Western NC area specifically. 

Affordability is an issue right now, but if/when rates go down later this year, that'll put upward pressure on prices.

Get a gorgeous mural put on the F street side of the building. 

My W2 is higher than 200k and I own 2 rental properties “ one paid off and one with mortgage and I just found out that I can’t claim all real estate loss if it I exceeds 25k and my cpa suggest me to put one of my properties into LLC so I can claim 100% of my real estate loss. but my question is do I have to switch the deed to llc or I can just open an LLC under my name?

We paid the HELOC down as we refinanced and then with cash flow.As long as you're cash flowing on the new acquisitions you should be able to put that profit toward paying the HELOC even if you aren't getting all of your capital out initially.Happy to talk examples of what we did in Detroit if you want to connect.

If you're at a loss and paying off the shortage still puts you at a loss I think your best bet is selling, or seeing how you can get more income from current rents by making it mid term/seasonal or an air bnb. 

But good ones are still out there.if the seller is represented and you're not, I think that puts you at a disadvantage... at least for your first purchase or two.