Mobile home question regarding sellers property

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Yes I am brand new on BP and anxious to get started. I have a question about a mobile home deal. It’s a mobile home 3 bedroom, 1 bath, 4 car garage everything brand new and in great condition. Seller is asking 38,000 it was a 2009 when he purchased it and paid off. The problem is it is in a mobile park which is 190.00 a month. Seller says he is motivated but wants cash but he doesn’t want to lease option it due to problems down that road he said. How can I do a OPM without using my own money to do this deal?