Second there are ongoing expenses, fees and dues that will quickly eat up the profit from a hand full of deals.

You can easily make a few hundred in a weekend.Find a part-time job doing handyman stuff for other investors ($25+ an hour)Go through stuff you own and sell it on CraigslistDrive for UberTaskRabbitMow some lawnsGet a higher paying full-time jobIf you are wanting to make this real estate thing your life, you need to eat, sleep and breath it.  

It came down to, do I overpay for a property by $40k, or eat the $30k in taxes.  

The condo we are scouting does allow rentals.The HOA fees have been something we  totally don't like as they eat into your returns.  

However the property taxes are expensive and eat into a lot of the cash Flow, any other investors who deal with this have ideas?

I eat it on sales above $200k or so, and on lower priced deals I tell them it's part of my services, period.

Should I just sell it and eat the taxes and move on?

Upon this , he said I have a place, the man had just gotten out of the hospital after 7 months and the estate was eating out of his retirement fund with taxes.

You will eat up all your cash flow, if there is any, just travelling to this park to turn it around.  

Most subs that will do labor only are hungry to eat and might pull off the job because they can't make money.To your main question a jv might be a good idea.