we used LandAmerica as intermediary and nothing was mentioned. 

I think you have 3 options - Update it to HUD standards, wait for a cash buyer, or use a company like I just found with a search https://www.nhmcinc.com/now-financing-pre-1976-manufactured-...

I worry about fee's and don't really see it mentioned very often. 

I interviewed hundreds of migrants who crossed the border in my previous job and some would cross up to.... wait for it... 100 times.

That would be its best use and the point of waiting for the appreciation. 

As a side note, you mentioned giving the wholesaler the $20,000 deposit.

If I'm not mistaken, $60-90k is what what mentioned. 

Not to mention that it will be difficult to finance.

Not to mention, for the transaction to make sense for a wholesaler, won't Mel be required to go under contract for less than the FMV in order for their to be sufficient spread for the wholesaler to assign the contract to the end buyer? 

Under no circumstances would I wait 11 days and still not have this figured out.