TrueDoor appears to have a great reputation online, I'll be giving them a call.

You and this private person you met hammer out the details of the loan at the kitchen table so to speak and you seal it with a handshake and your reputation that this Private Person already respects or whomever introduced has vouched for you.But if a man opens a lending company tomorrow with 50 Million of his own capital and he checks in on the HML market to see what it bears and he copies his products and UW guidelines and now is he PML or HML? 

Hey Victor,In case you do need to make this into real property, you will need a "affidavit of affixture for manufactured home".

Don't forget, your half brother destroyed your reputation. 

After all, square footage is about more than raw measurements; it’s about how seamlessly the space integrates into the home’s overall living enviroment.If you’re serious about making that office “count,” consider checking local guidelines or even chatting with a reputable appraiser in the Phoenix area..from what I’ve heard they’ve handled properties like this before.

Considering it's from a reputable auction site, do I have decent legal standing if they misrepresent it?

Expensive markets are often desirable because many people want to live there, driving up demand and prices.Reno, NV, for instance, is a market that benefits from diversified employment sectors, including tech manufacturing, hospitality, and recreation.

If you're not conducting the work yourself, contract with reputable and competent companies.

The influx of tech jobs, manufacturing, mining, and Californians there is a strong population and combined with limited to no multifamily new construction we expect a severe housing shortage.

@Mike Terry recommend before buying - find a reputable PMC!