thanks Jerry,  for the arv I pulled 5 sold comps in same neighborhood ranged from 167 - 176k and did a few puts and takes as some didn't have a garage (my property has 2 car detached) others were  more updated.  

With the economy in Texas doing well and populations increasing, there is obviously a increased need for housing.I want to invest in probably a class A or B range complex.

I just did not see that as reasonable for a home of the price range to 1) sell quickly nor 2) command a strong sales price or get into a multiple offer bid off.

As an investor event's like this make me stay away from investing within 5 miles.I have decided to open up my search range within an hour out of the city such as Yonkers, Northern NJ, and even a little further.Also as a primer on calculating ARV to compare two properties use this file http://www.biggerpockets.com/files/user/JasonScott/file/estimating-arv by @J Scott

Most of the time it ranges from $250 to $500. 

Always get the house in the range of the rent that you are already paying so that it won’t be heavy on you to pay the mortgage.

The MHP is almost 40 years old and made up of mostly single wide trailers.

In my area, the condo rent out very quickly for the price range of $1650 - $1700.

My plans is to purchase, over the next 3-4 years, 4 duplexes in the $50k range.

I currently own a double wide and recently sold a modular home.