Not many institutions, be it banks, credit unions, non-bank lenders, etc,, are doing cash-out refinances based on appraised value prior to the 6 month mark.

However, I did recently discover a way to add philanthropy to my business by donating a portion of my proceeds to a non-profit organization. 

The list companies ListSource, Experian, CoreLogics, etc do they not differentiate between private lenders vs. institutional?

I'd get an institutional hard money loan at around 10%- 12% with a couple of points and let them finance the acquisition and rehab. 

So much so that I'll bet if you ran a scenario and compared cost of incurring full tax on your sale vs savings from pay off of debt that you're almost a wash.The only counter point would be that our government has such a rich history of rewarding bad behavior when done by large groups of voting constituents that it would be a crying shame for you to be responsible and pay off your debt only to have the govt institute a large scale forgiveness policy.   

Self storage managers from large institution often make great managers for mobile home parks becuase they are trained well on systems and are used to living on site. 

Would prefer they have experience with institutional investors. 

Some of these regs were in effect before the crisis.In 2008 the government stepped in and imposed all kinds of regulations to banks and lending institutions to prevent a repeat of the crisis.

Try to get within 1/2 mile of the educational institution's student population you're targeting.

Do you need to dig up an old oil tank or remediate toxic soil that wasn't discovered prior to purchase?