I was told I can buy the mobile home then take the bill or sale to the DMV and will issue me a clean title.  

Personally, I'd just charge him rent as per normal, then have him invoice for the work that he does, and keep all transactions clean and clear. 

But when higher dollar transactions are involved, there are various methods of the value analysis.

I find a noticeable difference in pristine, showroom sales condition and what I call or have heard called fair "rental condition" (clean, functional, but not perfect)...Unless you get a  super careful tenant, your unit will be closer to rental condition after the six month tenancy than pristine sales condition.

Would like to turn into a clean, safe  rental property quickly.

The other units are in good shape and very clean but this could be our chance to impress under new management.  

Unfortunately, the loan size ($300k-$400k) is a bit too small for CMBS or conduit loans, but I was hoping someone would know of other methods to obtain this this kind of product.

If a property is not clean and move in ready when you close escrow, you will have down time where can not earn any rent or even show the property until it is ready.

A property can look clean and well maintained but still have high repair costs and capital expense costs when old systems and appliances break down.Are the tenants current on the rent?

Unfortunately, there still doesn't seem to be a proven method for getting good historical rents other than PMs.And I say historical in the sense that it goes back one year.