I look at a mobile house with 2 bed 2 full bathrooms and potential for a 3 third bedroom.

Purchase price: $10,000 Cash invested: $2,000 Sale price: $21,000 This 3 bed 1 bath property came to me while i was outside looking at a currently property i had a man walk up asking me what i was doing, i told him and come to find out he had a property to sell. it needed very little work and had some equity left on the deal so i took it. putting a new kitchen floor in and repainting the inside and outside foundation. we placed a resident in the home for $600mth then sold it to a private investor for $21,000 while still managing the property.

A little of it is due to the university or large property owners trying to increase costs for the competition; a lot of it is due to problems in the past where someone would buy a 2-bed, 1-bath, 100-year-old house, and rent it out "as is" to 6 or 7 students.The local PMs should be familiar with the local regulations, but if you are also familiar with them, you can better judge what people tell you when they say certain renovations are required by code or whatever.

Now keep in mind I can buy 2-3 bed single families in my farm areas for 10-15k all day .

Give nothing more than the bed/bath count & rent price over the phone, and recommend setting up a showing of the property.

It has 3 beds 1 bath on each side 2200sqft total.

It's a 4 bed 2 bath site built home with an ARV in my opinion of probably 60 to 80000.

It turned out that she didn't want to meet me at 0700 to tour the property, so I fired her, toured the house the next morning at 0700 with an agent that didn't mind getting out of bed, and had the contract out by noon.  

@Cade Zerr One option: buy a 4-5 bed house and rent by the room to college students. 

I received the maintenance guy's feedback and he went wayy outside the scope of checking things out and reporting back to me for next steps.He spent 10 minutes at the property and decided to speculate that the ceiling was falling, that there was "probable foundation damage, caused by probable probable pest damange.