@Matthew Irish-Jones and @Basit Siddiqi - Thanks for the thoughtful responses.

I would suggest you start poking around with the broker dealers that specialize in this space as well as the current sponsors. 

I already have an installer who has recommended a dealer.

Manufactured Housing Dealer licenseEach state is different but being that California is California and is know as one of the most heavily restricted states not to mention so left wing tenant friendly states, it wouldn't surprise me in the least if there is all kinds of regulation against what your trying to do.

@Edward Waddell, that's good advice from @Matthew Irish-Jones.

For example, our cabinetry was 40% less than our lowest proposal because I took the time to go directly to a manufacturer and become a dealer (there's a lot of mark-up in cabinets). 

You are correct, if the home has been moved more than from the factory to the site or the dealers lot to the site, then all conventional and government financing is now not available for those properties. 

I’ve noticed drug dealers always have a big wad of cash .

On top of that, what if all of a sudden you need a new roof, or windows, or a sewer line, or the irrigation system freezes, leaks and floods the basement, or a fire guts the place and your insurance only covers some of the vacancy/rebuild costs, or a flood washes it away and you didn't have flood insurance, or your tenant stops paying and their estranged lover/stiffed drug dealer breaks in and destroys the place, or any one of a myriad possible bad things happens because you have an investment that hinges upon human behavior, and therefor needs constant baby sitting, and 5 years of your glorious $500/month is wiped out in one afternoon, and the bank takes the property?

@Emma Bennett - despite being on 3/16 Irish, my parents laid it on thick...