If you have dead equity you can access and still have positive cash flow properties there is no reason you should sell, unless they are SFHs.

Have you ever purchased a mobile home and wanted to improve the property only to learn there were things that you missed prior to closing that you should have known?

What can I do to improve my changes of selling near ARV? 

I have access to notes just not super versed in that area.

Like others have said, there is always room to trim the rehab costs, but I wouldn't say you "over improved" simply because you left some cash in the deal after refinancing.  

They are older and will need repairs in the future.My plan would be as follows:Purchase for $200,000 with 5% down so I would be into it for $10,000.I am asking that the owner hold financing for 5-7 years at 6.5% while I save the monies, improve the properties.  

In addition, there is no access panel to allow maintenance of the plumbing, which the inspector says is required.

There's also plenty of flexibility for extra hours/income if it were needed, but the idea is not to run ragged in favor of the almighty dollar so long we're constantly improving our balance sheet. 

But if you have a real business setup, and have been operating it for at least a year or two (with two years tax returns), you should be able to go to many lenders and get quality access to financing -- albeit with more paperwork than the other guy with the W2.

This means that the downpayment of the borrower/developer needs to go towards improvements first.