Use HELOC if you want to flip or BRRRR....use cash out refi if you are going to tie the money up in long term hold.

So found a pretty solid deal that is for sale by owner, but all my funds are tied up on another deal.

However if tying this money up with a property for you to live in during school won’t prevent them from enjoying the lifestyle they're used to, retiring as planned, etc. then seeing how they offered to do this I would take them up on it. 

We need all the appropriate coverage for a park, have a bunch of POH but the value is so low on these that we don't want to get tied into major coverage expenses premiums, any input on who your favorites are would be great, located in south east.

That might be a stronger motivator!

They are all bigger, stronger, and more used to violent behavior ...

That would make your offers stronger. 

@Jay Hinrichs I do understand it is low returns however it is positive cashflow and would not tie up any of my personal capitol because with my numbers I have funding lined up and could make it work...

In the initial post you state the water had been shutoff before the meter but then you go on to indicate that you need a new line so that you have a shutoff.I question if the house for some reason had two ties to the main line. 

@James Marshall talked to a guy today who is using HML and portfolio lenders to BRRRR which helps with liquidity as less capital is tied up and accelerates the BRRRR since portfolio lenders will refinance once the rehab is finished and a tenant is moved in (ie no waiting until the 6 month mark).