The fees he's charging are not unreasonable for a PM.

My biggest hurdle is, want the note to be personal guarantee

That same $107 does not sound unreasonable at 7.3%...

It might help to explain to him that it is an unreasonable burden for you to hold the unit for a full month until he moved in without rent when there were other applicants ready to move-in and pay rent immediately. a deposit does not entitle an unlimited hold time for the unit and shouldnt have the expectation.

I know some NPs who get carried away with these requirements, like attempting to get them to attend a certain church, but you can't go there and unreasonably require someone to do some things that violates basic freedoms, religious views, political affiliations, health issues, etc.

Its your job to figure out why and see if you can overcome the hurdle.

I've not thought about packing the trailers so tightly, but I guess it would be 0.1 acres per trailer which would be similar to a zero lot line for a stick built - so not unreasonable.

For example, you can buy houses all day long in the metro-Detroit market that will meet or exceed that hurdle rate.

When they send it to the underwriter stage - plan on jumping through some additional idiotic hoops or hurdles to get to the closing table.

It may be different in my market area as to me it seems they are getting more unreasonable in what you need to do in order to get a refinance completed.