Madeline Graham I’m finding quite a few properties at prices lower than that.

If it is because seller will take a much much lower price, then why haven’t they done so with the agent?

Yes, your interest rate will be lower, but the Mortgage Insurance Premium (not PMI as many people often call it) is not only a burden, but a huge waste of money (basically paying the FHA's bills).

It might be a good time to find a lower cost of entry market or just bank your money for the next downturn.  

The wealthier areas will be lower risk, and thus lower cap rates. 

Lower down payment, lower interest rate, better terms across the board. 

They have a rehab lien on the property that requires repairs to be done in a certain timeframe to get the property up to code requirements by the city of Detroit. 

It is rare I will ever go lower on an occupied house.

So while it might need x/y/z you'll need to offer a lower price to cover the cost rather than trying to get the same price on the condition they fix the roof or plumbing.

The benefit you get from manufactured homes, at least in our experience, is a lower price compared to stick built with almost identical rents as stick built.