Problem is, I live in the Bay Area and can't get much which fits my budget or return expectations.

I'm not sure what the regulations are for how many mobile homes I can put on that property for the size and traditional websites have no data for the rental market in that area for me to gauge the market for myself.  

I asked him if I could show his house to a client, it wasn't a fit for them but he agreed to let me list it after a couple of conversations.

Like @Steve Babiak mentioned, call around to small-mid size community banks and see if they will entertain 20% down.  

Being an investor will follow that.Good luck and let us know how it goes.awesome to hear, steve. those are not items i had considered before now, but will read up on your post and elsewhere to see how it could fit into the overall strategy. appreciate the thoughts!

Depending on the size of your units, have you looked into ductless air conditioning?

Don't quote me, I've never done any business with him, but it may be worth reaching out to see if your situation may be a fit for his programs.

Professors, military officers, and some foreign business people fit into this category.B Class: Solid working class renters who are on the edge of being able to afford their own home.

According to what I have read elsewhere, at a couple properties...that is also about the place that conventional lending starts to become more challenging and portfolio lending and private financing options start to be a better fit.

$1,000,000 would be the loan size to generally be considered for non-recourse.