The lending opportunities will vary by the deal and by your personal credit, networth, cash flow etc. and how you present it all.
Creativity in deal structuring will likely be the key to making it all work.
First we need a motivated seller, not just one that Should be motivated.
Next the seller needs to realize that the park needs work and cash to make it happen. They cannot expect a bank to loan all cash on the property as is, at his price etc.
Get creative. Find out how much he owes. Find out what he really NEEDS. That is the cash you will need to find.
Hard money, or even a nice chunk of cash as a first mortgage from a bank that gives the seller all he needs (and maybe more to make it tempting). The seller then takes a second to get what the cash flow (after your profit and all expenses) can afford to pay him.
Rinse and repeat as necessary but the idea is (as Terry says…) to give the seller what he needs to walk away.
If the seller balks at taking a second, have a A-B offer ready (lower price, better terms, he carry’s more as a first etc.)
I’m just north of you in Inyo County. What kind of deals are you seeing? Might be interested in a partnership.
My other thought is this. Everyone asks for large down, or all cash. You don’t know what they will take until you make offers. Find an agent that will work with you and be willing to make offers. If your agent says “They won’t take that” and refuses to write an offer, you have the wrong agent. I wrote an offer at half of asking price and got it accepted!
At first glance from what you have given, I wanted to say, WALK AWAY from this “deal.” Granted I know VERY little from what you have written and I am assuming everything.
If this is a good deal try a LOCAL bank or more owner financing, that is your best bet for a park that size.
Now back to my concern how low is low cash flow? If this thing isnt netting ATLEAST 40K a year then walk away unless there is a huge upside. I wouldnt touch it for less then about $60 or 70K but I doubt you will find that in Cali (that is why I left 2 weeks ago)