Advice on refinance options

[Michael Snead]

Hi BP,

My mother is having some trouble and I am trying to help her out. 

She is trying to buy a home in Salisbury / Ocean City , Maryland area. Her debt to income ratio is preventing her from getting another mortgage, because she hasn't been claiming her rental income for the past 6 years (had I been educated sooner, I wouldn't have let this happen.)

The rental property (my childhood home) is technically, or used to be a mobile home. The stick-built additions total more square footage than the mobile home portion of the house. The mortgage is less than 2 years from being paid off, and I recommended she does a cash-out refi to get enough of a down payment to get another mortgage. 

The problem is that although she was able to get a mortgage on the home the first time, and later on a HELOC, she can't find anyone who will refinance a "mobile home." I suggested that she call around to small banks, but there aren't many on the eastern shore.

Is there any hope of refinancing?

also, is there any way to get a property that used to be a mobile home designated as a SFR?

These aren't your average questions, but I appreciate any help.