Who would want to pay anything for a 1960 2br/1ba single wide that has been set up on a permanent foundation with stick built walls, roof, addition and a huge hole cut in the side to open up to the addition? 

You will usually be paying a bit of a premium in rate usually 1.00-1.50% in rate premium but the advantage is the original note and deed/mortgage security instrument will be recorded in your LLC's name (no due on sale risk of LLC post closing transfer with a conv/fannie/freddie mortgage).If you want the lowest rates possible then you may want to stick with the agency/conv paper and doing that post closing transfer after you've seasoned the agency note/mtg so that the lender can get a chance to package it up and sell it before you do that title transfer.

My advice is to pick one strategy and stick to it until you excel in it!

Talk to other RE investors that are doing it to determine which of these strategies resonate with you and which one you can afford financially.2) Stick to this one strategy until you excel in it.

Assumptions can be more difficult and CMBS tries to stick it to the buyers.CMBS since typically only recourse is the property imposes hefty lockbox reserve accounts with cash sweeps.

And I would just be ready to eat some rent loss.If you really want to do something another than stick to your guns and get involved:1)  Let them find a new roommate but I would not let her off the lease guaranty even after the new room mate moves in. 2)  let her buy her name off the lease for a lump sum (Don't accept a payment plan).

-The house won’t pass fha inspection requirements....easy to establish-FHA buyers typically can’t close as often as others...they are going fha because they have marginal credit, DTI ratios and/or a small amount of cash-They had a previous fha contract, the appraisal came back lower than the sellers want...an fha appraisal sticks to that property for 6 mo.s

Sticking to my guts, I declined, offering to show them the open title commitment proving that I in fact have an ongoing contract to the subject property.

Stick to looking for off market deals.

For now, stick with non-listed properties.