@Mahan Shahverdi1-4 units you could use residential financing - conventional. 25% down on 2-4 units for an investor.

Abstract fees (abstract of title fees).Charges for installing utility services.Legal fees (including title search and preparationof the sales contract and deed).Recording fees.Surveys.Transfer taxes.Owner's title insurance.Any amounts the seller owes that you agree to pay, such as back taxes or interest,recording or mortgage fees,charges for improvements or repairs,and sales commissions.Settlement costs do not include amounts placed in escrow for the future payment of items such as taxes and insurance.3) if there were other costs incurred to acquire the house such as if you spend money for tax advice, tickets to fly to look at the house( or milage)  and such also gets added to the basisGood luck

I suggest building up some cash either by wholesaling or your job HML will only charge fees that could be put in your pocket. get the experience in first before you start flipping with your own credit you will not be upset.

My first two were primary homes, 3 years apart, the 3rd is a cash BRRRR 6, 4th property is conventional loan with cash down payment. 

What kind of monthly fees or deposits do you charge?

Now obviously this is unlikely in today’s market but that’s how it would work.As the private lender I’d charge 2-3 points and 10 percent interest, amortize over say 20 years and balloon payment at 1 year.Put the mortgage on record and away you go

FHA or conventional?

Does the seller have the lot rent and the rent he charges for the mobile home separated on two different spread sheets? 

@Jeff Klein, The technical convention for the 1031 is that you assign your rights to sell (and later to buy) your relinquished property to the QI. 

Obviously, I'm not an attorney and I haven't verified this with one, but I've heard in my state you can charge a storage fee (equal to a month's rent) for holding their property, charge them whatever amount your lease says for releasing fee, and then add on whatever damages the deposit won't cover.