However, I don't want to be in a situation where I can't refinance at all.   

Currently I am reading "Buy, Rehab, Rent, Refinance, Repeat" by David Greene and tuning in to a lot of Brandon Turner video and content.

Once you fix it up, you could refinance to pay off the HML.If you do it right, you should have enough sweat & forced equity to have 10-20% equity for the refinance.

I plan to BRRRR this property to pay off the seller and get my money out and was wondering if you anyone has any suggestions on banks that can do refinances for mobile homes.

It keeps me accountable and helps me to refine and define my plans while gaining different perspectives.

And the refinance is not a taxable event.

.- If you're going after a seller finance deal I think once you understand what it will take to get to a finished state its simply a matter of aligning your needs as far as short term cashflow with the current rents/situation, with the net number the seller needs after the refinance.  

Quote from @Devin James: When running numbers on an investment property, I focus more on equity growth than monthly cash flow.Here’s why:If I can acquire a property at a low basis and add significant value, I can: 1) Sell and reinvest elsewhere 2) Cash-out refinance to recapture my investment.

Id generally like to buy and refinance 6 months to 1 year down the line and scale up bigger rentals. 

When rates climb down, you want to do a cash out refinance, pay off the heloc and use the balance to purchase your next unit.