Now if they don't meet your criteria, doesn't mean you throw them out the window like bath water.

If your contractor take his tools home everyday and the doors/windows are locked what is your contractor responsibility if the house is broken into?  

we can only know after the fact, but i would say that right now i see 2 options. 1- long term buy and hold for cash flow if you are liquid enough to get there on the rental side, ie- having a very small or zero mortgage by coming in all cash or nearly all cash 2- buying distressed properties that need lots of labor to bring them to market value, and even if the market is sliding, make sure your purchase price is so amazing that you can weather a declining market situation.

Remove exterior paint on window trimmings, this is required for a FHA loan.

Most importantly, it is my window to some of the best friendships I have ever had.

@Alex ElliottOlder than 1976 (when building codes were standardized for mobile homes) can have aluminum wiring and some other items that may need to be addressed, depending on building code requirements in your area.For instance, some areas require wiring pigtail terminals rated for aluminum so it won't corrode and possibly start a fire.May need sheetrock surrounding heater, hot water heater, cooktop and stove.May need egress (exit) windows in bedrooms.Easy to check with local contractor, handyman or city/county planning.

Not really keen on buying one that has or needs window units.

New roof, carpet paint, flooring, windows, bathroom update, kitchen and a ton of cleaning and yard crap hull. 

2.5tons should run 1300sqft fine. 2 tons may be on the limit. 4k sounds like a whole new a/c system.The other thing is how new are the windows.

All the Doors and windows also need replacing in my opinion.