But "should be able to find a buyer close to market value" is somewhat far from reality.

Thanks for the reality check. 

Any payments on the balance remaining from the original loan must be included in the debt-to-income ratio calculation for the refinance transaction.Note: Funds received as gifts and used to purchase the property may not be reimbursed with proceeds of the new mortgage loan.The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV, CLTV, and HCLTV ratios for the cash-out transaction based on the current appraised value).All other cash-out refinance eligibility requirements are met.

He showed me that the very things my other agent was telling me wasn’t possible were actually very possible.I made a post before about things not going the way I thought.

It's actually quite humbling.

But in reality, she lives with her husband and 3 kids, 1 kid who is a minor also has a kid.

Specifically can I ask for actual documents like a copy of the current lease, any receipts of past work (she mentioned a new A/C unit, etc), and receipts of rent.

I know this is not "correct", but that is the reality on the ground. 

Mobile homes are not real estate, it’s either a lien on the actual title, like a car loan, or perhaps a UCC filing, which is for personal property.

I was actually wondering the same.