thanks, I'm happy with this deal. I'm going to a lawyer sometime this week to make sure and cover my butt incase they want to sue me for something crazy in the future.

The mobile home is livable but needs some work to be *really liveable. We started working on it and never finished, the electric needs to be worked on and I know there is some rotten wood on it some places since it is so old (but that is common sense) there is also some plumbing work that needs to be done and the roof is pretty poor. This will all have to be disclosed (and basically already has been) etc and she already agreed to buy it "as is".

With the earnest money plus down payment I have more than what the mobile home is worth and if worst comes to worst then I can foreclose and either re-fix or haul off the mobile home. They think they can fix it up, I told them it's an ok fishing cabin LOL. It's in a neighborhood with lake access but not water front... it's a couple streets off the lake and the neighborhood is OK all around but there are some delapidated trailers here and there that make it look run down.. I'm getting a premium on it since I'm financing.

The lady goes to church with the president of the HOA and she's already financed some lots through the HOA satisfactory. She is pretty smart so I'm going to have to cover my butt.

She also has agreed to cover the majority of the closing costs.