Shop around and get the best rates, closing costs (if any), and % they can lend based on your equity/appraisal. 

Don't base your purchase off pro forma!

Based solely on the facts you've provided, the direct mail expense will be capitalized and added to the basis of the property and depreciated over 27.5 years.

Do your research and make a good business decision based off of that and hopefully build a strong business model for the future.I rarely have a keyboard in front of me and usually do short replies on my phone.  

They will consider your base salary or regular hours at your regular hourly rate.  

Our customer base would be of better quality if we did.Our business would benefit if the industry actually established consistent operation practices and we got rid of all the mom and pop hobby landlords.

@Bob Bowling if the lot rent is 200 and the home rent is 300 to get to 500 monthly total rent, minus typical expenses (33% of $300 for this example) this gives a 1982 mobile home a net of about $200 per month or $2,400 per year at a 10% CAP gives each home a value of 24K using an income based approach, which is overpaying - this home can only be sold for about 5K in the real world.  

Purely based on the #s this looks like a good deal. 

Based on the fact that you are a full time student with no money and no credit your best approach would be to concentrate on school, if that is your desire, graduate, save money and build your credit.

Does it change based on any factors ?