I usually estimate between 200-300 per month per unit and I think that is conservative...HOA details should be in the sellers disclosures...I would agree 10% is a good super conservative vacancy number.

The reason is there are so many aspects of MHP's that no lawyer usually has that breadth AND depth to effectively advise on so many topics.With that said here is my recommendation if you truly need an attorney:Get a generic real estate attorney to help with a purchase contract, if that provides you comfort.Bring in specialists for help if you have specific issues in a certain area you need help (e.g. zoning, grandfather status).I have a custom 15 page MHP-specific contract I use for investor-owned MHP's (this contract is mostly padded with seller disclosures and outs for the buyer if materials facts are omitted - everything from utilities, zoning, and financials), and then for small sellers I use a 3 page TAR form. 

Were there any seller disclosures given to you (depends upon your state law).

@Vernell D Watson   having a license on Virginia and Florida and flipping, wholesaling, holding properties since 20069 I have not get any issue yet, I do disclosure that I have a license in front,  regarding commision,  depends,  if the deal makes sense, I prefer to give up the commision and get the deal,  but if  the deal is big I do work out the commission.   

We asked for the disclosures, but our agent says that since it's an estate, there aren't any. 

Disclosure - I have and currently am purchasing in this area.

Are there any  Creative Real Estate  strategies that I am prohibited from doing as a broker  and  what type of disclosures to sellers  would I have to make even if I am a party in the transaction?

All it will take is for you to miss 1 disclosure like lead paint or condition that could blow up the whole sale and/or get you sued.Plus, you're selling with a partner.

Hey Shawn,Full disclosure-I don’t have a crystal ball!

Warranty deed w/ Vendor's lien, wrap promissory note, wrap deed of trust, and (my docs, at least, are 40-60 pages of) notices and disclosures.