I can do a lot of the rehab work myself (except for HVAC, carpet, roofing) and I have a contractor to tackle the stuff I feel is beyond my abilities.Am I going to have any luck finding a lender for a manufactured home?

You believe in the project & your gen. contractor, but wan't to limit risk from a housing downturn at some point.

I have been asking for a certified payoff since August and he will not provide one.

I would add that you could partner with other investors, contractors, property managers etc.

Investors are supposed to be knowledge and able to take a risk, otherwise they shouldn't buy from HUD.If your numbers were off that much you either didn't look at the house in person or need to work on your ability to assess a property quickly without a contractor going through every switch plate and door knob with you.

This way I can make a low offer, if he accepts then Im able to assign property over as a deep discounted property to maybe a contractor investor or rehabber?

I am in need of information on good contractors for all aspects of renovations (electrical, plumbing, etc).

Get at least three contractors to look at the property and add their estimates to your budget for ARV.

Second, all of your numbers are estimates if you haven't had the priority either inspected or a contractor to review the property for REPAIRS.

Once you determine your top 1 or 2 teams, agents, contractors, PMs, turnkey providers, whatever, make the trip to meet them.