Perhaps agents need to reconsider that and offer some tiers and some capped rates.

Also track rental demand, vacancy rates, and prices.

I would say look for a hard money lender actually - you won’t need to verify income or anything, they usually care most about the deal itself and this deal seems like it has great potential also when you’re starting out, it’s going to be difficult finding private money fast and they’re not going to trust you as much so their rate will be higher, hard money lenders at that point have the same rates as them!

I do some that aren't, but have that in mind that you will be selling for cash, seller financing or on a much higher rate with a mobile home specific lender (higher rates).

You raise money at a fixed interest rate, when the investor's get their return any profits on top are yours, and then when the investor get's their initial investment back it's all yours. 

Terms are usually 5-10 years fully amortizing in the low-mid teen's on average.They are basically taking a pledge against your future cash flows, similar to an MCA, but with rates from 11-16% fully amortizing on 5-10 yr terms, so payments are not nearly as ugly as an MCA, but similar concept.If they're a TPO or Broker for the same company, the program could be real.

I found out that the seller is very motivated and is offering ALL types of creative financing options with rates as low as 3.75%.

If the cap rate is breaking even or above interest rates it most likely would make sense, taking into account that in five year period interest rate have a higher possibility of coming down than going up. 

If you'd like to hop on a call to discuss the Charlotte market (where your property is specifically), the rate you currently have it listed for, etc.

Or like now when the ROI on bricks and mortar is so low because of interest rates.