purchasing a mobile home park

[Eric Moreland]

I'm considering selling 2 single family rental homes that haven't and probably won't increase in value for about 20 years.  I have about 30K equity in each after realtor fees.  I want to take the profits into a 1031 and combine that with a 35K loan from my 401K for a down payment to purchase a mobile home park.  I'm looking for one with city water and sewer and 2-4 park owned homes which would require maintenance (but considerably increase cash flow).  What does everyone think?  Good idea or bad idea?  I feel like there isn't enough affordable housing and I've grown up around "trailer folk."  I have experience screening tenants, although it's at a higher price point for nicer properties.

My one rental home has had 1-2 months of vacancies for each of the last 4 years and it's strained my cash flow when this happens.  It's being managed by a property management company since it's very far away.

My other property is local, has had the same tenants for 2 years and has positive cashflow of $150/month after expenses.