my lender and my agent both said it might not appraise for 365k but a bit lower.

It you plan to use it for a down payment on another property, though, I would probably go refi first to lock in the lower rates and HEL last, if at all.

I have no leg up on having a go-to manager, or discounts you can't get yourself.

@Lance YangProperty taxes can be lower for those that live in the house than those that rent it.

Do the leg work for them online and see what benefits they can receive. 

Are there any creative ways to pay a lower down payment?

And are you going to attract lower quality tenants telling them you intend to sell the property while they are renting.

I think you could get your closing costs down quite a bit lower than that. 

The lower you go the faster you sell it.

They are all rented and it looks like there could be a decent cashflow from this acquisition however my concern is that when I would try to refinance out to get my cash back, that the appraisal could be lower based on the mobile homes, has anyone faced anything like this before....I know this sounds a bit crazy so any info would be most greatly appreciated and if there is any additional info you need from please let me know thanks