If you want a greater discount then the normal market you have to wait or just put in an Offer that reflects the ROI you want and see if it sticks.  

Although I can stick build, I have great experience in modular homes.

Tatiana K.I'm not sure what neighborhood demographic your rental would draw so only making an assumption with it being a 1/1 you'll more than likely have a bachelor/bachorlette or a couple living in the unit - I'd spring for the shower.If  you had a more family oriented unit or your neighborhood will still draw families to a 1/1, stick with the tub.If you haven't already thought through the maintenance/functionality issues - Steve raises some valid points about water around windows, proper ventilation etc.

For your first investment, I'd recommend you stick with Single Family or MF (provided you are occupying it).

I just stick to Oahu.  

Should I stick to enforcing that rule with no exceptions, eat the cost ourselves since he's a good paying tenants with little problems (besides his drinking), or find a halfway point?

Should I pull out the the deal or just stick through it?

We are going to stick with selling it at this point.

If I am going to stick to notes and tax sales then is the IRA LLC the best option since there will possibly be more "movement" with this account - as opposed to holding land?  

I have came to the conclusion that you have to pay good money for good help that will see the big picture and will stick around and know what they are doing.