The walls are brick and it tapers out to maybe 8 feet wide, and its 8 or 10 feet deep but who knows because of the water.There are 3 or 4 rusty pipes going in and out, mostly towards the house. 

I can suggest Gateway Mortgage (they have a wide variety of lending options).

It’s a mixture of single and double wides from around 1990. 

Simple things like larger trash can options or having a pool or lawn (constantly need to be refilled / watered) can greatly affect those numbers.Electric can vary widely too based on AC age, efficiency of house (wood vs. stucco), and living habits of the tenants.

Have you tried a community bank or some of those larger nation wide ( corvest finance etc) for a high LTV loan?

Most of the successful investors I know subscribe to the "inch wide, mile deep" theory.

If it’s illegal I just can’t see why it would be so widely recommended.

@Jim Adrian thanks for mentioning the ADA design - the good news is the paved access pathways are pretty good although he'll need to measure for width but everything commercial is on the first floor and pretty wide open.

I got hit in Oregon for the first time last year  Copper thieves in a new home community I built.. but being the dumb @$$ they are they ripped copper from the wall and left the whole roll of wire sitting in the garage.. we don't secure new construction here at all until the Garage door goes on.. so its wide open for copper and HVAC and water heater.. 

Not sure how it is in the US, as I'm based in Spain, but here agents work for the seller and so the buyer is left wide open for pushy, rushed deals etc.