I would assume any halfway intelligent human being would understand we mean "shut and lock" but maybe I assume too much. 

(Foundation, etc)4) Black mold, asbestos, lead paint, other other costly repairs. 5) It need significant cosmetic repairs where the purchase price just isn't worth it. 6) They may have an odd layout of the rooms. 7) Non-compliant septic.8) Trouble with permits or tenants9) Listing agent has a poor or incorrect listing.

It's my understanding it's now similar to if it was a mortgage foreclosure.

While I understand the risks associated with investing in areas unfamiliar to you, my budget forces me to do so.

I'm going off the understanding that you still need to spend 500+ hours in the business to achieve material participation (please correct me if I'm wrong). 

Nothing wrong with that as long as you understand and are ok with it.

I have a vision of building and developing mobile home communities in upstate NY that are vertically integrated to allow future members to choose from a catalog of homes, have them installed, provide them with financing options, and make the process of selecting, buying, and living in the community very smooth.Since this is my first time doing this, I would love to chat with an experienced mobile home developer on the following items:Zoning - navigating the zoning process to allow the community to be allowedStart up costs - I am a finance person who would love to better understand start up costs - septic / electrical / water / pads / roads / etcOn Going Maint Costs - in building our business case, I want to build a conservative financial model to capture all re-occurring expenses - utilities, landscaping, capex, septic clean out, etc.I know this is a lot, but would greatly appreciate talking to someone who is an expert in this asset class!

In theory, yes you could get under contracting adding "and or assigns" but really good odd's that's going to kill a significant # of potential deals.

I need to work on my introduction just to produce a back story to help others understand where I am. 

It may be helpful to analyze each deal as a flip and a BRRRR so you understand why sometimes it works as one but not the other.There will be some people that say it’s not all about the numbers though, and I would agree.