The agency manufactured housing community products run off an eligibility matrix, and the screens that typically appear are minimum lot count, minimum occupancy, a cap on the percentage of lots occupied by park-owned homes, condition and type of internal roads, condition and adequacy of utility systems, and in some programs a requirement for specified tenant protection language in the leases. The specific thresholds and which ones are hard versus waivable move over time and differ between the two agencies and between programs within them. Get the current matrix from a lender who actually closes these, in writing, tied to this address.
On your two facts. 9 of 44 occupied lots is 20 percent park-owned, which is above where those caps have historically sat, so at minimum it's an exception request. The separate issue is income treatment: park-owned home rent is usually excluded or heavily discounted in the NOI the lender underwrites, because it's residential rental income with resident-level capex behind it. So take that $675, strip it back to something like lot rent equivalent, and re-run your NOI. On 9 homes that difference is not small, and if you bought at a cap rate applied to the full $675 you paid for income the lender will not recognize.
Gravel roads sometimes clear with an engineer's report and sometimes come back as a repair escrow or a decline, depending on program and condition.
The thing worth checking before any of this is the utility system, since "private water" or "lagoon" changes both eligibility and your reserve. And note the trap in the obvious fix: selling those 9 homes to residents to get under the POH cap can involve consumer financing, home dealer licensing, or both, and both are state-specific. Ask a licensed attorney in that state before you plan on it.
