. - 2 story house with very small rooms and and 2 steps down, imminently as you enter the front door.- Gated community and in a reasonable HOA. - The home is 2 payments behind and already got a letter from the lender about future foreclose.

However, that same market segment usually isn't interested in larger houses, such as a 5 bedroom. 

Larger company -- tried to escalate to the owner. 

If the only MFH options you're finding are in areas you're not comfortable with, it might be worth focusing on a duplex in a better neighborhood.Saving up for a larger property later is a valid approach too, but keep in mind that real estate tends to appreciate over time, and waiting might make it harder to enter the market later.

Your "backyard" is shared with 4 or 5 of your next door neighbors. 

This being said, I don't believe we'll be able to meet the income requirements to qualify for a conventional.This leads me to believe hard money or private lender is more the only option to get my foot in the door, use my business to make repairs at very good rates, build some equity then refi once the balloon is due. 

Beyond that, networking with other investors in the mobile home park space could open up some doors for partnerships or additional funding ideas.

Feel free to inquire about their staff qualifications if it's a larger organization.2.

There is transactional funding that can work and we do that as well doing one on Monday but again its much larger dollars and you get your fee in 24 to 48 hours with little to no risk. 

i do not however use it for heat mine is an AC only unit I believe not a heat pump unit.If you're whole unit is relying on one mini split for ac and heat that surprises me just given if you shut a bedroom door you'd not have heat from the split that I assume is in the living room.