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.

Traditional guidelines now will apply to 6 instead of a max of 4 mortgaged properties.  

(Zip codes etc.)There are two things that I've done and the later is the best IMO:You can use Find Comps now to find recent cash deals in the area that you are looking to do business and it can give you at the very least, Who purchased a property in that area, How Much the paid for the property (not always accurate or available) You can then cross reference it the information with your county website, however, then you must find the contact information via other internet searches, although the info on the county site will provide at the very least the mailing address for the person or company who purchased the property.IF you have access to the MLS (or have an agent that you are working with, you can then run a search for a property you have and look how the property was purchased (Cash, Traditional or other 203b etc.) if i'm not mistaken you can strictly do a search for all cash transactions in a certain area/zip code. 

At this point it would make more sense for the seller to use a traditional realtor.

I'd like to roll over some of my traditional ira into a self directed one. 

I have cash for a down payment but I don't think I have the credit to secure a traditional loan from a bank. 

Based on my research Frogtown would traditionally be classified as a C- or D+ property, in the last 2-3 years some community and religious groups have been fighting to improve the area.