@Jordan PrattAnother idea is if you have the cash in hand, maybe could combine the strategies.Buy a mobile home cash.Improve the property at whatever pace you desire.Bring in roommates and pay yourself back over time.Either keep the property if it’s cash flowing or If you want to sell, do seller financing when you are ready to move on to the next property.There are a million options in real estate and you can mix and match to make something fit your goals and situation.

Anyways she tried to say well cant you just take that from my security deposit and I told her no that in her lease it states that she will not get her security deposit back and that she needs to pay a termination fee.

For example, if the security deposit wasn't handled perfectly, the eviction may get dismissed, and you could end up owing the tenant money.- Even in the best case, the process is not fast. 

do they just deposit the full purchase and rehab costs into your account?

You monthly cashflows don't match, also: cap rate isn't an appropriate metric for 1-4 unit structures.Your CoC ROI is (174.38*12)/27,500 or 7.6%

Certainly you can make an offer, but the agent will likely require a large deposit and pre-approval letter for financing or POF in your name (your bank account).  

It's simpler, faster and there are never any holds on the funds when a check is deposited.

. $1,500 min unless I have direct deposit (which my job doesn’t have) and there other account they offer is $25 min but with a $5 every month.

He said I would have gotten more at trial but most of that would have gone to him in legal expenses ;-) and anyway, I had properties to buy, I didn't want to be stuck doing interrogatories and depositions. 

if they leave for the summer you have a golden opportunity to adjust rents and do some upgrades. i hope you are getting good cash flow. inform them soon that the rents in august when they come back will be a certain % higher due to upgrades and its first come first served. if they are not paying rent over the summer take a nonrefundable deposit to hold their unit and dont do upgrades, just upgrade the empty ones & put a sign out "brand new ...." whatever.