I've done this numerous times in the past for conventional lending. 

I plan to use hard money and private lending to fund a flip.

So we are doing our investors as "much as a favor" by giving them a great, safe, stable long term investment and they are by lending us the money to do the deals.

It appears I have more control over that but that's the risk ABC will take..Also ABC lending me the money with a lean on the property will not work.

The bank i work with is telling me if I buy and fix a property then go to refinance that property in less than 1 year, they can only lend the lower of the appraised value or purchase price. im buying these distressed properties for pennies on the dollar, How do I get around this banking issue?

As well , does anyone know of any lenders that would lend on a park like this?

There are always a lot of fees with lending, but nothing out of the ordinary! 

But you still have option for portfolio lending or commercial loan.  

Any way.. your post brought back some fond memories of me starting in this mid west lower end rental lending business back in 02..

Best lender and lending company in Delaware.