Your best bets are Bandit Signs/Craigslist/Cold Calling.

We will operate in the northeast Ohio region.

If a MFR produces 10k of operating income and is valued at a 10% CAP rate, the value is $100k.Assuming the CAP rate holds relatively constant, the value won't increase until the cash flow increases. 

Would recommend getting in touch with mobile home park operators, agents, brokers and manufacturers.

I don't have the $ on hand , to pay for the repairs/renovation on it a HML seems like my best and likely only Bet  ?

Having an illegal operation holding onto a large amount of your money is obviously not ideal.

Now that is a bet on appreciation, and also a bet that the market will not crash soon.

Commercial real estate is valued based on net operating income divided by cap rate.

You could make it a laundry area and provide coin operated machines (more income).You might check into Owner Financing depending on how motivated they are and if there is a substantial existing mortgage. 

This practice is not for all property owners, but when done correctly can net both owner and operator a healthy return.