The W-2 job allows you to form a cash and credit basis from which you can start purchasing properties.

Also his credit score comes back as N/A.  

And I have decent credit.

There are a lot of investors in my market that specialize in moving mobile homes.

However, my initial capital raise was only $187,500 and the overages of approximately $170,000 have been put on personal credit cards and I need to find a way to refinance those at something more sustainable. 

With an FHA loan and first time homebuyer credits, your out of pocket cost to buy will be surprisingly low.

@Ben Narro I’ve heard Wells Fargo offers a signature line of credit up to $100,000.

The reason we went with co-signing is because since we're young, I wanted her to be able to have more "history" of adult-credit like things so in the future it will benefit her immensely. 

They don't have credit nor grants nor file taxes.Is there some way they can get a mort or loan based on monthly donations as income?

A CCIM is a special designation that means the broker has a lot more training and education and should be able to help you evaluate the numbers.