This exception shall not apply to the field erection of a manufactured building.

All of our homes are renovated at the front end (generally we buy wrecks and rehab them, but there are exceptions) and have a baseline of amenities - central h&a, dishwasher, no carpeting (hardwood, laminate or tile).

In addition to the statements he made there are a few things that can help you except what Mark mentioned.  

There is a property we are interested in purchasing.The house was recently torn down all except for two walls.  

My understanding this is the norm....the showing agent mentioned nothing negative was mentioned except they would like to see a fence.  

So, if I know the seller will not except less then $130,000 under no circumstances and the ARV is $220,000 and it needs $25,000 in repairs but my buyer has already told me that if I can get that property for $135,000 he will take it then I am not going to risk insulting the seller or ruining this deal by offering some super low amount just because that is what the "flipping formula" tells me to offer

I was in a similar situation a year ago (except I do have other debts) and convinced the bank to do a $50K HELOC with the promise of a free extension to $100K after paying down 25K in  0% credit card debt (intro rate that will be paid off as the rate expires). 

I spoke with the realtor earlier today and he said he could get the seller to except an offer at $335 because he is going to get double commission. 

There are exceptions though.

I have rented a few homes in the past with great success, but I decided last year that my next big rental purchase would be multi family apartments, with that being said I feel that this is somewhat of an exception to that rule for me.