I am having difficulty finding any PML or hard money lenders that will work with deals under 100K.

Agree on difficulty with reserves.  

@Jack B.If the popcorn's painted, you're going to have some difficulty getting rid of it, but if you find the right guy, it can be done.

This would give a definite buyer in the contractor who would now have "skin" in the game for refinancing from a bank.

This would give a definite buyer in the contractor who would now have "skin" in the game for refinancing from a bank.

@Ahkeem Smith, to reiterate what was mentioned on the other thread where you asked the same question: Your Refi Lender will likely limit your LTV to 70-75% (of their appraisal).Also, you may have difficulty finding a Lender to give out a mortgage of less than $50k to begin with.

Maybe it's just the area that I'm in and the difficulty to find rentals for prospective tenants; but October 1?

Has anyone rehabbed a Modular home before and what are the difficulties if any? 

There's a reason credit cards can't be used as down payments and the reason is that lenders want you to have skin in the game.

Make sure you both are clear with what you are getting into - suggest you read this thread and the questions posted there to clarify before entering a partnership .Financing under LLC has its difficulties, so get clear on that before proceeding.