So, far its you who are getting schooled here!

A temporary market imbalance, combined with cheap borrowing costs (ultra-low interest rates). 

I know much of the information from BP is free in terms of blog posts, podcast, YT videos and forum but I'm old school and like a comprehensive book I can crack open.

About 8 or 9 units I'm locked in around 2.75% interest rate so I'm trying to avoid that.

I do some that aren't, but have that in mind that you will be selling for cash, seller financing or on a much higher rate with a mobile home specific lender (higher rates).

Would attending a real estate school or taking specific courses be beneficial in understanding the fundamentals?

If the cap rate is breaking even or above interest rates it most likely would make sense, taking into account that in five year period interest rate have a higher possibility of coming down than going up. 

I found out that the seller is very motivated and is offering ALL types of creative financing options with rates as low as 3.75%.

No kids for school, and no university students.

Terms are usually 5-10 years fully amortizing in the low-mid teen's on average.They are basically taking a pledge against your future cash flows, similar to an MCA, but with rates from 11-16% fully amortizing on 5-10 yr terms, so payments are not nearly as ugly as an MCA, but similar concept.If they're a TPO or Broker for the same company, the program could be real.