Lenders do not lend on run down mobiles and few lend on land.

This way you have a local physical bank for checks and other bank services, while you start building a relationship with a potential lender.

I'm looking for a lender that offers 5% and hopefully will do 100% financing.

They bought the property in Oct 2021 for $47 million and borrowed $39.4 million from Bancorp Bank, who is a bridge lender. 

Comes to find out each property has a mortgage.

@Justin Reyes Let me ask you this...If you owned a marketable piece of real estate and no longer cared to own the property what would you rather do: (a) Sell the property, pay off your mortgage and move on to other opportunities; or(b) Sell the property without paying off the loan,  remain liable for the loan as the note signer and trust the buyer will continue to make payments on that loan, and if they don't your personal credit is damaged? 

I would also ask your realtor if they know any credible hard money lenders.

I have a duplex in SE CC, on a 2.99% 30 year mortgage.

Since you're purchasing your first home, you likely don't have this rental history.Lease Agreement: While a signed lease agreement is a positive step, it might not be sufficient on its own for a lender to consider the rental income in your mortgage application.

He owes $89,000 in mortgage and loans, with ~$1000 in liens.