Need help with financing first deal

[Ray McDaniel]

I'm looking at my first deal in South Eastern Ohio, asking price is $100,000. It's been on the market for five months (slow area for selling). It is a duplex renting one side for 584 and the other for 600 per month, both occupied. They are both HUD which I'm told is a good thing.

There is also a mobile home on the property which is not owned by the seller. The mobile home owner pays an additional $200 per month in rent to keep it and live on the property. So total it brings nearly $1400 per month in rent. The tenants pay all utilities (as far as I know, I haven't seen the leases yet). I viewed the house and it is solid only needing carpet and paint. (No home inspection yet, but I have a good eye and it was built in 1993 so not too old). All three look like they feed into the same septic at first glance though I'm not absolutely sure, might be a problem, might not. Public water, not sure if separately metered. Electricity is separately metered on all three.

I contacted a mortgage broker. My mortgage broker said that it can't be financed with a trailer on it (this confuses me as the extra 200 bucks is more money for the mortgage payments). The trailer is a dump and not well kept, so getting it out might be a good thing. But as long as he keeps paying the 200 bucks I could care less, I would like to see it stay. 

Seller financing is not an option because it is in an estate. What other options do I have. I have $30,000 to put down (a lot of sacrifice and saving only making $48,000 a year). I don't think hard money would work because with the trailer still there a bank won't refinance me out. I could do hard money with 5 year terms if possible, but I would have to get at least $20,000 off the listing. (I'm fairly confident this can be done, maybe even 25-30k off). Are there any traditional lenders who will lend with a trailer on it? 

Sorry for the long post, I thought as much detail as possible would get me the best help.