@Alexander Sobrado@Mitch Coluzzi@Anthony WickOK, I think we just got our answers/resolution to the original question. 

I am a victim of or need to change my habits and fire quickly I get lulled into this as well. this is my new years resolution.. its not going well from the beginning that sub is FIRED>

Where modular construction really shines is in the speed of construction which can lead to less general conditions, less financing and quicker time to market.I did a write up of my last project here if you're interested in reading about it.

The agent told me I had to make a new login, so I did, but kept getting an error upon login, so the agent submitted the request to the Research & Resolutions department to fix and it was supposed to take 24 hours.

That can be a quick(er) way to secure liquid cash for this deal.

Advantages of commercial can be a quicker close, lower down payment, and lower closing costs.

i see two options here 1) you can go back to dad and break it down as hey i cant close on the house until it's vacant and see if he can help in getting them out, 2) offer some moving expense if the lot is really that desirable to you I know not what you want to hear as the investor but it has worked on numerous occasions, 3) you will have to take it to the courts as final resolution so the sheriff can remove them.

The sooner you buy, the quicker you start paying down that mortgage.

I’m a wholesaler who does direct mail and cold calling but I prefer the cold calling method as it is quicker and more convenient if I have an accurate method of obtaining current vital info.

Another thing you can do is once you purchase you can let them know that you will be remodeling the unit when their lease is up and if they want to move sooner you will provide them with some cash to move quicker.