Aside from that it would be best to partner with a broker who specializes in the field (as you mentioned). 

@Michael Ede  I'll preface this by saying I'm not licensed in Washington State, but when I price out the criteria you mentioned for a standard conventional refinance, it looks like you should be able to get a decent lender credit at that rate to help pay for closing costs. 

facebook marketing, craigslist and put a for sale sign in front of yard and all marketing i can do?

You don't want to be pulling your own permits - too much liabilty; not to mention headaches.  

Granted, there might not be deals in every location I mentioned, but just for scenarios sake, where would someone recommend I look?

One thing no one has mentioned in this thread is the value of the time you are spending on this exercise. 

It is a for sell buy owner, who is asking for 345,000.

It is a for sell buy owner, who is asking for 345,000.

You mentioned house hacking, are you planning to rent out a room in the mobile?

Since you mention the tenants were military, you might want to check out this post for some ideas: https://www.biggerpockets.com/forums/52/topics/593030-publicly-shaming-an-evicted-former-tenant-do-it-or-not (not the public shaming part but there were plenty of ideas from posters about how to deal with military tenants who left damages and owing money somewhat similar to your situation)