They are all rented and it looks like there could be a decent cashflow from this acquisition however my concern is that when I would try to refinance out to get my cash back, that the appraisal could be lower based on the mobile homes, has anyone faced anything like this before....I know this sounds a bit crazy so any info would be most greatly appreciated and if there is any additional info you need from please let me know thanks

The ones I have met were notary public officers (like me) and took the course as a way to make additional money.

Additionally, make certain that you disclose that you are a licensed agent, and I would highly recommend that you get something in writing from the seller, signed, stating that he understands you are not offering to represent him as an agent and are entering into the purchase contract with the intent of making a profit. 

I had the opposite situation, where there was already an existing 2nd floor addition "bump-out" with nothing but the patio underneath.

Getting answers to those questions will determine the amount of capital reserves you'll need to bring in addition to the down payment, but I'd guess at a minimum you'll need $15k, which drop your returns to the single digits until you can increase rents.I'm not 100% sure of the legality of the county's laws regarding sun setting lots, but you could reach out to the state's manufactured housing association and potentially get the two lots back if you agree to infill them with new units. 

These guys bought up portfolios a few years back, by and large with 1031 moneys, waited for the cap rates to compress, and now they are unloading. 

I am redoing the kitchen, in addition to other key areas, and I am nearing the point to get appliances. 

In addition to what's already said above, Of course do your due diligence from ensuring proper leases are in place, the rent he says is what he gets by checking his bank account or some sort of proof, make sure the expenses he quoted are correct by looking at utility bills etc., title should be free & clear, no zoning violations etc.

The logical solution is that market rents be adjusted to account for landlords additional cost.  

In addition, I am also looking for additional niche' here in Orlando that produce great returns on investments.