Taxes should be current on it as well ( verify) One thing you can do is talk to a reputable mobile home dealer and see if they can quarterback you the paperwork to verify you are doing everything correct.  

Banks are not going to lend without an appraisal, and appraisers have no reason to risk their license/reputation by giving a true opinion of value that might contradict a contract price.If they are given the answer before they start, all they need to do is determine if the contract price is within a reasonable buffer of their opinion of value and if so, then the contract price becomes the appraised value.Think about it this way, what if you had a contract for $250K and an appraiser came in at $248,500 - you would now have to bring an extra $1500 to the table or see if you could sweet talk the seller down $1500 (or maybe split the difference).  

., org for community garden)3. selling the land (what are ideas for doing this... land doesn't seem to be first choice for what realtors want to sell)I live in the Bay Area so have to keep this in mind as I explore options.Thanks!!!

@Russell Brazil may as well get your input.For folks like @Bryan Wilson who just want to write 100 offers and do the real negotiation once in contract, why not find some new agent (or part timer) with no reputation to risk, and have that agent make a docusign template? 

I would probably explore a potential shortsale but you're talking a much more length/involved process. 

There is an unbelievable wealth of info on Bigger Pockets if you haven't had a chance to explore it.  

Partnering up with one of Alaska's LIHTC developers would definitely help your project in the eyes of AHFC, and provide a great resource for navigating their programs.There are also CPA firms with extensive experience in consulting investors like yourself - CohnReznick and Novogradac being the most reputable.

I'm fine if the wholesale deals they get in Katy are few and far between since we have several other productive marketing avenues, but I'd like to find a few reputable wholesalers to work with and get tossed on their lists for homes that meet my criteria.The whole meet and greet in person thing to explain the process annoys me because it means driving into Houston to hear something they could tell me over the phone, but if that's what I have to do, I will.

I keep exploring rental yields in several European countries, as I've also lived in Germany in the past.

Or reputable hard money lenders in Los Angeles or Orange Counties?