This would remove the Mobile Homes from the equation.

I only had one part of the equation, but I figured out exactly what my value was to the team and then found complimentary partners that had what I needed but needed what I had to offer.

The goal is to give a real look at what it’s like to start from the ground up on both sides of the equation: agent and investor.Appreciate all the insight and value this community puts out.

As you said, ensuring the ARV is accurate and conservative and you have at least 10% contingency in the equation is key to a successful outcome. 

Since she’s worried about too much income from her pension keeping her from qualifying for benefits she can pay me 600/month rent that applies to the equation.

But ultimately my main goal here is to take the wholesalers out of the equation for me to get a much better purchase price.

I'm not exactly sure what this means but I think it means that your monthly principal and interest don't factor into the equation.

The purchase price may be $50k/door, but that could equate to a 6% cap rate. 

How does that equate to dirty?"

Removing the MIA Tenant from the LeaseThere’s typically no way to “revoke” someone’s rights under the lease unless:You enter into a mutual termination or amendment signed by all parties, including the MIA tenant (which seems impossible here),You pursue eviction, which includes them, orThe lease term naturally expires and you write a new lease with only the remaining tenants.Unfortunately, ghosting doesn’t equate to legal abandonment—especially if rent is paid.Next steps you might consider:Keep detailed records of communication attempts with the MIA tenant.Consider a notice to cure/pay or quit if rent lapses.Talk with a landlord-tenant attorney about how to proceed with the security deposit—especially if the lease is ending soon.If it comes to eviction, name all three tenants in the action, even the MIA one.Good luck—this situation is more common than it should be, and clear documentation is your best friend here.