Duplex is a great first step into the REI market if you can buy one that you can put in a little TLC/renovations, you can quickly refinance in as little as 6 months and buy another property keeping it as a rental.Duplex allows you to use the other "Unit" rents to qualify for the loan or higher loan amount.Rent is a waste of money when you look at an amortization schedule and payoff based on a 5 year model your rental has (ZERO) equity and a home has money you can pull out.

Then I thought I could buy the house from my dad for $300,000, which would include the money needed for the rehab instead of doing 2 separate loans.

This is because you can't get an FHA loan for an LLC and thus have to put down around 20% for the loan.

I use Excell to keep up with income and expenses and any repairs or improvements. 

I'm not sure if you have a day job, but it may be worth taking some vacation time to make some improvements on the property to increase its value before you sell.

It was a little frustrating because I'd been in communication with these lenders from very early on, sharing all details with them from the start and repeatedly remarking on the Trust ownership, and stayed in contact with them throughout the discovery process as I firmed up everything on my end, and now I have the plans, the contractors, the OOP funds, and basically everything else ready to get started within 1-4 months, but I'm back at square one re: loan.

In the state/city these said parks are located two banks will finance with about a 20% down/balloon pymt type loan/15-yr amortization.

Since all assets have already been pledged, offer the seller your stock in the acquisition company as security for the seller financed loan.  

30 year fixed loan on a 10 percent conventional loan.

If so, you'd be looking at using a different loan type for that.Assuming you're the end buyer, then the fees depend on how you and your wholesaler worked it out.