I was not in a hurry, and they were difficult homes to sell with unique features.It sounds like 5% is the typical rate (It is a violation of the Sherman Anti-trust Act to say there is a going rate.) in your area, and you are offering less than the traditional 50-50 split for the buyers agent.If your market is red hot, you should be able to sell this property FSBO.

Thanks again,Earl MelendresEarl,HELOC's are similar to a traditional mortgage.

I would imagine that you finding the property on your own, negotiating the deal, etc. would keep this separate from a traditional agent agreement.

I talked to a local (Traditional) lender and he said he's got some HML's but they will only lend at 70% of the purchase price, no matter what you get the deal at.

Stated income is only just starting to make a come-back with non-traditional lenders.  

My wife and I are looking to purchase a primary residence and don't qualify for a traditional mortgage because we are FT real estate investors (and therefore are self-employed).

If you purchase any income property, traditional lenders will require 20%-25% down.

Maybe this would be a question for my Real Estate Agent but she is a friend of the wife and seems like here experience is lacking outside of traditional sales

My traditional lenders wont lend on manufactured homes, I'm looking for any good alternatives?

You'll need to talk to a commercial banker, not a traditional mortgage lender.