My dad has a modular home under contract with a private motivated seller.It's under contract well below 50% ARV and is in good condition.  

On the legal side-If a contract is written up and the MLS states a fact about the house that isn't corrected or addressed you (if all paperwork is legal and properly done) can enforce those facts and have them completed by the seller and enforced by the court. 

Depending on town regulations, most all have it outlined in their contract verbiage that the septic tank is to by pumped, collapsed and buried.This was truthfully a small expense in the grand scheme.

If I go the small claims route will I be able to recover money that was invested in court/legal costs or just the amount I'm owed?

You learn about contracts and different things that will make you more knowledgable.

If they own several they are obviously investors.Once you get a response from the seller of the vacant house, negotiate a deal to buy it for all cash and get it under contract.

Have enough work contracting , and its better margins .

I wouldn't say that I am extremely experienced, but I have don't a few deals, and since you are only looking for the first deal, I think I can shed enough light for you.From the time I decided that I was going to be a REI, to the time I was signing a contract with a seller was about 4-5 months.

I'm under contract on a house with a heaved garage floor.

I am saying so, because usually, the bank, after accepting my contract, sends back a "seller friendly" contract of their own that needs to be signed and returned before a deadline.