Net income is mid $40s.One option is bringing the property current on taxes and other outstanding bills, paying all costs associated with transferring title to a land trust with a friend as trustee (we being the beneficiaries) giving something to both brokers and giving sellers walking money.

This shows the bank that I am using the HELOC for its intended purpose and also reduces my interest expense by immediately paying down any capital outstanding if I have unleveraged or lower interest debt elsewhere.

There are 3 main nationwide lenders - 21st Mortgage, CU Factory Built, and Triad.Vanderbilt is another that handles Clayton manufactured homes.You can get them free to $30k and up, depending on age and condition.

This community is outstanding.  

The key is to show that you are not just trying to get your hands on the net sales proceeds.By the way, you have a great website, outstanding content!

The community is outstanding and clubhouse is immaculate, I figure they'll be paying their taxes soon.

It really doesn't matter, you just have to work with an investor friendly lender in the area or even a nationwide lender that understands the market you want to invest in.

I'm an investor but also work for a major mortgage banker nationwide.

On the surface, this is an outstanding deal!

Also do thorough checks with the municipalities and county for any other outstanding liens, open permits, violations, code infractions, etc.