I am having difficulty finding any PML or hard money lenders that will work with deals under 100K.

Agree on difficulty with reserves.  

@Jack B.If the popcorn's painted, you're going to have some difficulty getting rid of it, but if you find the right guy, it can be done.

@Ahkeem Smith, to reiterate what was mentioned on the other thread where you asked the same question: Your Refi Lender will likely limit your LTV to 70-75% (of their appraisal).Also, you may have difficulty finding a Lender to give out a mortgage of less than $50k to begin with.

Maybe it's just the area that I'm in and the difficulty to find rentals for prospective tenants; but October 1?

Has anyone rehabbed a Modular home before and what are the difficulties if any? 

Make sure you both are clear with what you are getting into - suggest you read this thread and the questions posted there to clarify before entering a partnership .Financing under LLC has its difficulties, so get clear on that before proceeding.

There is some level of difficulty to attain high income or high net worth.

I'm not trying to detail all the difficulties of being a landlord in Seattle.

Even if I agree with your premise that having a non-rounded purchase price makes the loan process more difficult (I don't cede this point at all btw because you have not provided any objective proof of its impacts) It is a minor problem at best, that any professional should be able to over come.