I received some quotes on getting the utilities and septic on it, and I’m looking at about $10k to get it going minus the $4k or so worth of timber I can have removed.From here I still would need a mobile home, which I wouldn’t really have money left for after the utilities are setup, so if anyone has any advice on picking up a mobile home free or at a low cost it would be appreciated as well.

@Don Cuffy Maybe she means local programs that help low and middle income people buy homes or something similar.

I also have a buddy who tried refinancing his 4-plex, same thing, comps were abnormally low (different bank). 

We have had properties as low as $85K for a C class duplex, $175K for B class 4 units, on up to $2.2MM for a 48 unit building we're turning and remodeling now.They are definitely out there!  

Due to low owner occupancy ratio, I understand this will be a non-warrantable loan.

Inventory is low and demand it high! 

But it’s hard for a “rule” to account for Texas property taxes, snow removal in Buffalo, owner-paid utilities vs. 100% separate metering, etc.Additionally, it falls down at low or high rent levels.

However, the prices are very mature, foreclosure inventory is very low, and investor competition remains very high.

Question though:When it comes to low-rent low-value properties, my experience has been that the maintenance and cap ex numbers end up being much higher because the cost of a furnace isn't that different from market to market.

You can order them online or pick one up in some Lowes stores.