I haven’t gotten a tour yet, but based on driving by and photos of the inside, it looks ready to rent right away.

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?

I was told initially that commercial deals(5 plus units) were based more off income property is producing than personal credit/finances but that's not entirely true.

Not all but a vast majority based on my doing deals in PA NJ WV OH SC etc etc. 

They're highly popular for turnkey rental properties because qualification is primarily based on the income generated by the property itself rather than the borrower.

As I start to look at what sub-contractors I want to use I wanted to see if anyone has a good base template for sub contractors to sign?

Assuming a 40% expense ratio, the net operating income at the current income level would be around $19,440 annually and $28,800 after renovations.At a $360,000 asking price, the cap rate based on current NOI would be 5.4%, which is low for a park with park-owned homes and required renovations.

All Texas based. 

The out of the box strategies and set ups sold will never replace customized AP/Tax strategies based on individualized circumstances. 

It's adjustable based on size, erring on the side of generosity.