Try your connections with local banks first.

The other issue is that I need the seller to be in second position and most banks dont seem to like that if the second position is the seller.

If you hold it in a bank account there is 0 risk but also very little return.

The banks will limit you to 75% LTV on the non-owner occupied property, but on your primary you could go higher.

IF you are getting a bank loan, the person putting up the down payment needs to be a partner.

For example can I get a bank loan to buy the property with putting down 15% and then fix it up and finally refinance it?

Gather up your transcripts, diploma, 3 years tax returns & W-2's (if you have that many), 1 month of your pay stubs ( if it's direct deposit they still send you something) & 2 months of your bank statements and find a good lender to get you approved through FHA.

I'm nearly out of room on the 10 property limit and need to shift from traditional residential SFR bank sources.

It has failed once when a tenant failed to put the key back and locked themselves out before we were over to have verified the key was present and to change the combo. 

In the past couple weeks I’ve spoken with over 30+ banks, not exaggerating, and I was unsuccessful in refinancing a manufactured home I bought & rehabbed a couple of months ago - asking many Nationwide Banks, Local Banks & Credit - a few will, but only if its a Primary or Vacation Home (LESSON LEARNED!!!)