Those numbers are way too tight so I would keep looking for a better deal. 

So to hold tight with your investments and ride out any low times.

A rental built to lastCons for New:  Expensive ($60-$90k PLUS transport, set-up and probably perm foundation) payoff in 15-20 yrs, ~1.25% rule In what I am thinking, both new and old would require transport and set-up with rural utilities; existing properties come available from time to time but the market here is pretty tight; nice 10-15 year-old DW's on 2 ac+ routinely go for $125-$150+ around here.BTW:  There are no $20k single-wides on land that need $2000 to be rent-ready around here....Thoughts?

Underwrite your deals tight.

Are my numbers too tight or is everybody doing off market deals and leaving those overpriced to sit on the web?

Personally, this deal seems too tight. 

To stay on a tight time line i will do certain things and have them do certain time intensive things i have (know) reasonable contractors that do plumbing,electrical,windows,carpet,heating/cooling,plastering,roofing, etci also have some properties(potential flips) Ive seen and liked but know of many properties in the area but am not limited to any certain mid/upper areas in & around pittsburgh i can complete a project on time within a budget with neat book keeping if needed no problem I'm extremely hardworking & looking for an investor to make a lot of money for/with. this is not a hobby for me my heart is in this 100% i love every phase of the job i would appreciate any answers,suggestions just what to expect and if any investors see this please reply

Further, you do not agree to release of your escrow funds.Even in this tight market, the right house will come along.  

Times were very tight but we managed to make the payments.

Right now banks have very tight regulations and it's hard to get money out.In some communities there are funds for doing this, but only in the most blighted of areas.