Suggesting to them buying their house for a wholesale range offer or lower dependent on the extent of the rehab, then having a contract in place that gives them a percentage of the profit to help get them back on their feet, paying off debts etc.

If you've not read Debt Cleanse, you should.

That alone was the biggest improvement for my business practices and allowed me to take all of my bookkeeping in-house and eliminate the expense I was shelling out for a bookkeeper.

Eliminate debt, establish a budget, and save.

My bank account is connected to Stessa to eliminate the need for me to manually track income, expenses etc. 

Mobile homes are treated differently depending on if it has had "elimination of title" or not.

The name (former tenant) looked familiar and sure enough when we looked at the credit report there was the debt from us from 2023. 1.

It can still qualify if it's a fixer-upper, as long as the rental income from the property can cover the debt service.

Weirdly, you may actually be able to get better terms and/or more LTV on the refinance if there is debt on the property as lenders have rules for max cash in hand (max proceeds you get at closing) for cash-out refinances.  

However, you can get loans that are based on the performance of the rental and not your personal income and debt.