I've lived down here for about a year and I work as an aerospace engineer at a defense company.

Don't expect a experienced quality pm to take on that sort of job. 

According to software made by nerds who have attempted to reverse engineer the mortgage-specific FICO algorithm, no a maxed out HELOC doesn't hurt you the way a maxed out credit card does. 

You could always take the deal to someone experienced and give them some equity in exchange for "partnering/advising".

Now if you take the $127,500 refi from the bank, pay off your $104K loan..and get $24,500 in pocket and still have 30% equity in the property.Again, not one of the more experienced guys here but hope this helped.

as a starting point, which I will put in my toolbox to meet with the RE attorney.I am appreciative of any helpful nuggets the experienced MH investors in the room have to offer. 

It will take a lot of time to type everything therefore I'll first start by saying that you may call or contact me anytime as my mentors in this area (vacation rentals) are highly experienced.

The key to success in real estate is having knowledge in multiple areas and strategies that way you find deals were someone less experienced can't. 

They're in a jam that requires a lawyer and/or real estate agent experienced in the looooong process of loss mitigation.

I will offer to hand over all my due diligence and prelim engineering to the seller if I fail to close.. thereby giving them value for taking the property off the market while I go through pre lim development ..