The two walls that I had issues with under the dry wall are brick so I'm thinking of exposing the brick since that's in style, cleaning the brick, patching up the missing mortar and painting it with a water proof white paint.

Are they doing everything they can to expose properties to the widest possible market?

The lender will determine that by credit score, DTI, and various other factors so don't be discouraged if it comes back a bit higher.

.$2000-insurance/yard$525-mortgage$900=$575Option 3 would be to find a 3 unit building that could make between $1875 per month after all expenses and mortgage and scale to $3075.00 with upgrades.Of course option 3 is sounding better but finding a 3 unit building at my price is not going to be easy.The 1% rule is becoming clouded when factoring in the cost of the home refinance.Please provide feedback on my way of thinking.

A key factor is going to be whether or not your window sizes are standard or not.

Realistically there are other factors which influence this (like interest rates, which obviously cannot go any lower).

@Mitchell Mahnken - I do not own any mobile homes but I’ve learned some things about them through my RE readings and BP podcasts.Because they do not appreciate in value like a traditional home (they actually decrease in value) you would need to factor that into your math.When considering your exit strategy, how much would this sell for after 10 years, 20 years?

Here are just a few examples: missing handrails, no gutters or broken gutters, exposed subfloor, exposed wiring, insufficient heating elements, dry rot, mold, water damage, rotting or leaking window sills and trim, appliances that don't work, deck and fence in disrepair, wet basements, peeling paint, roof over 20 years old could get called out.Hope this helps and best of luck to you!

Certainly, it is crucial to know the market you are investing in; and one of the most important factors to analyze in a market is the population.This being said, you should only be investing in a market where the population is rising steadily.

Even if you get the credit scores up she may still need to work on those other factors even recent late payments.