You haven't given near enough info for readers here to evaluate the deal.)

@Susan Throop the more experienced you are and the better you know your market the easier and quicker it is to evaluate a deal.  

I'll take deals like this all day long be they stick/site built or MH as long up to 500k ARV as their in the path of progress.

I realize the 50% rule is just a gross figure to use to quickly evaluate a deal, but if I were to use this on anything it would seem to always showstop any property.

This will determine the Net Operating income NOI and is the first step in evaluating a property.

The kitchen had awesome layout in progress.

I bought together 230K, (line of credit 200K) rehab and holding cost budgeted at 70K (still work in progress)my latest comp says 4 bedroom 225-250K and 3 bedroom 190-230K.My profit will be hopefully 100K before taxes---------QUESTION:1: IF I WERE TO SELL IT SEPARATELY, how would my 1031 exchange work?

Ease of exit, possibility of appreciation, generally longer tenancies and superior tenants, etc.Really, you should evaluate every prospective deal on its own merits, and not worry about whether it is "good enough" relative to other hypothetical deals that are not in front of you.  

It is definitely worth it to evaluate some properties on your own, figure out if they would cash flow or not.  

Stay active on the site, we'll want to hear your progress!