As the liquidity and net worth is closer to purchase price or below they look to more experience with less buffers.In commercial it is a case by case basis and they have to like the borrower and the property itself to lend.

I am profiting by performing the repairs(contractor) and lending the money to do it.This would not geared towards motivated seller, but just sellers with houses that need work.How can I create a model around this idea?

They give you nothing and then lend it out at 5% or so.

@Scott Weaner is correct.Only way this could work is like a simple lending from your parents from the proceeds of the HELOC i.e the rightful owners apply and get approved for the HELOC, and they drawdown from it by writing you a check..period!.

You can, however, have another unrelated individual with a SDIRA lend to your LLC from their SDIRA.

I'd very much like to have mortgage loans through an institution.  

My experience is that banks don’t lend on mobile home parks.

Would someone who is actually lending as  a HML or PML in North Carolina have an attorney they have worked with to recommend. 

I won't say they don't exist, because I know several that are appropriately licensed and can make these loans, but they tend to specialize in lending to well-qualified borrowers that the banks won't touch.

Would you consider lending money for some California Buy/Flip projects?