That kind of movement in the $300-500k range would be significant.

ok, if it's original installation, you may have a shot at it, as most of the lenders I've talked to seem to consider the unit sort of 'tainted', if you will, if it's ever been moved, and will only so a chattel loan and a land loan separately, but not a conventional 30 year amortized. the tag on the home is standard from the factory... if there isn't a certification that the seller has, it may not be an issue for a conventional loan, but if you go for any FHA program, like 203k or standard FHA loan, just assume you'll be paying somewhere in the $500-$800 range for an additional inspection from your lender to determine if the foundation meets FHA standards to be considered a permanent installation.

Help for Airbnb and Vacation Rental OwnersWhile long-term effects on the short-term rental industry are debatable, here are some things you can do right now:Reduce your vacancy rates as much as possible by offering discounts and being more flexible during this timeCut your expenses by eliminating welcome gifts, reducing amenities and subscriptions or applying for mortgage deferral programs, as discussed aboveIf you’re an Airbnb host, apply for cancellation reimbursement under the $250 million Host Relief Fund available for qualifying cancellations (up to 25% reimbursement of what you would normally receive from a canceled booking)Consider turning your short-term rental property into a long-term rental, at least for now, as the traditional rental market is not expected to be impacted as severely as the short-term rental market  Additional ReadingResources for Property Owners and Agents from the National Association of Realtors is a great list of general recommendations and resourcesList of Relief Programs Offered by US Banks, published by the American Bankers Association, is a comprehensive list of specific measures banks across the US are taking to help borrowers in needCOVID-19 Tax Resources Center by the Drucker Scaccetti tax services firmLegal Guide for Landlords by Julie Anderson, written for the Mid-America Association of Real Estate Investors, provides general legal guidance and advice for real estate investors  Please let me know if I missed anything, or if there is any inaccurate information, so I can correct it.  

Hard money loans have rates in the 12% - 16% range and points range from 3-4.

For me personally this was the missing piece needed that opened up my price range from SFH to MFH ultimately allowing me to find the duplex I am currently under contract for. 

Kyle, your target range is definitely realistic.

From there you'll know what the job cost range should be within reason. 

Hi Robert,Cap range values tend to change by price point. 3 million and below you have lots of all cash or exchange buyers and some debt used. 4 million and up it flips with mostly debt used by buyers and some all cash.

Institutional niche lending ranges between dead and dying at the moment.

I would wait and see man, however first time home buyers USUALLY in Sac are looking in the under 350k range.