It also puts the seller in a tight spot as he currently lives on the property, but the current zoning wont allow any improvements to his house or land. 

Good man, too many people are trying to squeeze blood from a stone.

You could always enlist in the Navy and then get your college degree, which the Navy will pay for, then apply for an Officer program / flight school spot.

Account Closed  If it's me and I'm starting over, having the working knowledge and BP info, I'd be sure to choose a spot that's growing, reasonable in terms of cost, and has favors landlords (assuming you want to have long-term rentals). 

How do you spot a good deal and what are your next steps?

You hit it just on the spot.

Figured I'd give a try here as it is mentioned as thee place for rei in plenty if spots. 

Lucie is also a decent spot were numbers still work and is continuing to grow.Either way, be sure you are running the numbers through a property calculator. 

Spot on @Mindy Jensen, Tax free from the sale of a primary residence is always better than tax deferred from the sale of an investment property. 

The project I'm referencing got the re-zoning, but then permitting was stalled when the City "quasi" changed their mind about density and wanted to pull back a little.One of my parks I sold a year or so ago.. had a combination of RV spots and MH pads..