It also depends on the lender as far as the credit score needed for best rates.

I've been focused on seller finance the last year.

Cost segregation can dramatically accelerate depreciation and tax benefits, but I've seen investors waste money on studies that delivered minimal value.

Cost segregation can dramatically accelerate depreciation and tax benefits, but I've seen investors waste money on studies that delivered minimal value.

I have found an off market property and am working on analyzing the numbers.

Don't spend on flowers too much because your tenant will very likely  not take care of them.

Would you be able to give some insights on that? 

I saw a notice on the door from the city and I tried to get some info on the owner but it looks like an investment company has owned it for several years but no one has been in there.

Tiny homes and many manufactured homes are not considered real property so loans on those will not be mortgages but you might look at a SBA small business loan.I am assuming the zoning will allow this kind of operation.

On the insurance side typically there is a maximum (usually very nominal) amount that can be paid to anyone that isn't licensed.