Consult with an expert or feel free to send me a private message to talk details. 

Why not talk to a local agent or 5 and see what they think?

I was thinking about talking with a modular home company and starting a lower middle class mobile home park.

Talk to an attorney to access your risk. 

Obviously it is always a good idea to respect folks time, but find someone who also has skin in the game, investing where you are investing, can talk about their experiences, and also has built a network of folks who can support you after the transaction as well. 

I'm specifically talking about mentorship and coaching.

it is mostly from what I've been seeing in activity in my STR, and in talking with some friends who manage restaurants.

You can make straight Roth contributions or convert cash as you’re talking about but you can also convert assets from pre-tax to Roth.

U may want to talk to your account rep and get a clarification of this. whole notes it appears they do assign 100% interest to the investor .. and in my mind that is the safest way to do these. 

I don't talk to sellers, agents or call MLS listings.