ok, if it's original installation, you may have a shot at it, as most of the lenders I've talked to seem to consider the unit sort of 'tainted', if you will, if it's ever been moved, and will only so a chattel loan and a land loan separately, but not a conventional 30 year amortized. the tag on the home is standard from the factory... if there isn't a certification that the seller has, it may not be an issue for a conventional loan, but if you go for any FHA program, like 203k or standard FHA loan, just assume you'll be paying somewhere in the $500-$800 range for an additional inspection from your lender to determine if the foundation meets FHA standards to be considered a permanent installation.

.- Your contract probably has deadlines for various things for the buyer and seller (inspection, applying for financing, etc.) - it's a good idea to go through the contract and make a Timeline Worksheet that you can provide to your client so you are both on the same page.

Would ask for an inspection period and refundable EMD with my offer.Asking 5k lower to give myself cushion in case vacancy is higher than expected, or it needs major work in the next couple of years.

We looked into a conventional and were told it wouldn’t pass inspection cause it’s “distressed”.

I negotiated the price down during the inspection period.

Did you inspect the property and tell her she left some family members? 

And negotiated price after walkthrough and inspection.

The 20% who do get it clean house and are doing 3-4 inspections per day. 

This Thursday I am scheduled to do my inspection.

-Disclosures were basically empty; no reports, no leases, no inspections.