Seller suggests 100k is needed and he could be right but the lot rent alone could be 400 a mth so the units in hand could be sold for a few thousand a piece.

All suggestions are appreciated. 

I walked a crap ton of properties, but the one the stands out the most is a single family fixer in Milpitas, California.

Treasury Regulations section 1.280A-2(i)(3) suggests a couple ways you can proportion the rental portion of a property, including using square footage (which is most common). 

Any suggestions on specific banks that may be more apt to work with me in achieving this?  

Fresh out of college with no money and no experience, I suggest you:1. 

May I suggest you consult with a TN real estate attorney to clear the cloud on the title? 

For what you want to do, which I think is very honorable thing to do, I would suggest you take a different route. 

Balancing that against your (company's) value-add comes down to salesmanship on your part.Here's how you may want to handle those questions (just a suggestion) ...Them: "... and would you consider lowering those fees?"

Besides trying the above (i.e. phone calls, facetime, text, whatsapp, pictures, etc) I would suggest you hire someone to be your eyes and ears down in LA.