Lucky for you, your own backyard is an excellent (and often overlooked) place to begin investing, thanks in part to Tuscaloosa’s proximity to Birmingham, UA’s steady enrollment growth, and the market’s favorable rent-to-price ratio.As for your comment about BRRRR, you’re right that it’s definitely one of the more time- and labor-intensive approaches.

"I'm willing to cancel the eviction so it doesn't reflect on your record if you vacate on x day and pay x toward your outstanding balance"Most tenants are unaware of the long-term consequences when they have an eviction on their record.

since as part of the project you are going to need an architect and civil engineer, I recommend starting with them and ask them who they have worked with for zoning.

Conversely, the number of small-multi family properties being built is a tiny tiny fraction of the number built from the 1950s-1980s in cities like Phoenix and Mesa.

Does anyone have any advice on the best way to find these lenders?

And, they limit the type of people. 

@Stephen Karathomas The values of mobile homes and what you can pay for them depend on the area(s) you're working in.

The property was rented and generated $160 cash flow after mortgage, taxes, insurance and property management fees were paid.

The only good use I can see of the fees are based on rent charged would be for a tenant to purchase it and charge themselves $0 or near $0 rent to avoid the rent based charges. 

On the other hand, you might find a common reason that a few of your potential investors are not investing that might change your own thoughts on the deal.