One last thing I don't feel like mobile homes are a real good buy and hold play because they are going to depreciate.

The building and land can be more for current dirt value and in the future which depends on a ton of variables.The land is more of a long play in many cases versus the immediate ongoing cash flow (hopefully) of the business.

The house I’m looking at, the main floor would be bigger than the other houses but does not having a basement play a big factor ?

@Ryan Dossey  If you approach someone who has lived in a house for thirty years who heard of the RE crash and thinks their property is not worth much and you play on that to get a lower price then you might be on the border of theft, morally if not legally.

I'm just playing with the numbers on a property I see listed.

However, we have just found out that an owner occ has put in an offer at $120K so we will see how this plays out.

Most people just think of the payment going up and its scares the heck out of them so they will emotionally pick the 30 year fixed however the 5/1 ARM if used strategically with a couple contingency plans like rent, sell, lease option, refinance, etc then you'll be fine as long as you're okay with your contingency plans.Its always better to make decisions logically and pragmatically than emotionally which leads to doom most of the time.

Your play-by-play of the day reminds me of the cowboy poets.

My apologies if I'm showing my greenery here, but I'd really appreciate your input on exactly how the numbers play out and why, ultimately, this may be a negative deal.Thanks for taking the time to read!

However, if the seller is not willing to play ball, look VERY carefully at payment history.