(As an example, it's common to see something saying that if there's a delay in closing because of something on your end, you'll get charged a steep per-day penalty, but if it's a delay due to something on their end, there's no penalty whatsoever - they can usually string you along for months and keep your deposit tied up, with no consequence.)

A question I would ask myself in your shoes is "what am I doing to attract the wrong clients?"

Use HELOC if you want to flip or BRRRR....use cash out refi if you are going to tie the money up in long term hold.

So found a pretty solid deal that is for sale by owner, but all my funds are tied up on another deal.

If I were in your shoes, I would borrow that $28k from my mother, invest it in a performing asset, and pay her 6% interest for 30 years.

However if tying this money up with a property for you to live in during school won’t prevent them from enjoying the lifestyle they're used to, retiring as planned, etc. then seeing how they offered to do this I would take them up on it. 

We need all the appropriate coverage for a park, have a bunch of POH but the value is so low on these that we don't want to get tied into major coverage expenses premiums, any input on who your favorites are would be great, located in south east.

My own house has a 3 year old boy, a dog, three cats, and I work in a Paint Shop so usually have some harsher chemicals on my shoes when I come home - I have yet to see any wear on the flooring in the year that we've had it.Pros:$2/sqftDurableUnderlayment pre-attached (if you choose to use that - I did and have had no issue, but have only been walking on the floor for a year so can't say how long it will hold up).Easy to install - grab a rubber mallet, a crowbar, and a flooring / table saw.

@Jay Hinrichs I do understand it is low returns however it is positive cashflow and would not tie up any of my personal capitol because with my numbers I have funding lined up and could make it work...

If you were in my shoes, what would you do?