Need advice on Mobile Home financing options.

[Lindsey Run]

So I was all exciting about finally being able to invest in my very first mobile home. So I began my search of trying to find a local bank for financing. That in itself was near impossible. After multiple multiple calls and attempts, I finally found somewhere willing to finance a single wide, permanent foundation mobile home. So I headed over to TD Bank with hopes of leaving there successfully. Well come to find out I would have to have 20% down, and about $3,000 in closing cost for a loan of $35,000.00. I wanted to get pre-approved for that, but definately wouldn't spend that much on one. I am looking more in $20,000.00 or less. My problem is I do not have the money to put 20% down, and still have money to "fix up" a place if need be. Plus I don't want to use to much of my savings when I have a family. I really was hoping to only have to put down around 3.5%. So my question is.. Does anyone know of any banks/lenders offering this? Or does anyone know of another route I can go? Any advice would be great. I have always wanted to invest in real estate, and knowing that it may not be an option now is a total bummer...