OP, this sounds a little unusual. 

I have been amazed by how much community owners will ask for parks that are posted for sale.We had a community for sale in Orem Utah, about 200 spaces asking $40,000,000.It is not unusual to see Parks that are right in the middle of the city asking $100,000 per space but that would mean CAP rates are down to the sub 5's.

This is not ideal but not unusual if you are dealing with a mom and pop operator. 

I need to secure financing as soon as possible so this house does not continue to sit unusuable. 

That's unusual and it would be very difficult to find a passive investment like that.Also direct control means I know exactly what's going on.

So say they paid on the 1st but you have a fire on the 15th you would owe them a refund for unusued days if you wrote like I do.

It's not unusual for it to take 30 days or so to land your first midterm rental.

Hard to say without all the numbers, but I will say this not an unusual set up for the area....and also we have very few duplexes here in Jax, so if the numbers work I am not seeing an issue with the ADU.

It's unusual for balconies to fall under the unit owner's responsibility. 

The significant changes in rates and closing timelines, along with the sudden demand for a 31% deposit right before closing, are unusual and could impact your negotiation leverage with the seller.