On a commercial asset the value is directly based on the NOI (net operating income).

Everything I'm finding says 27.5 years due to it being rental income but others say 5 years because it's an RV.

Fake income documents are easily purchased online, and inexperienced screeners often miss red flags.

If your firend wants to stay in the place AND has the funds/income to do so, they need to refinance in their name ASAP (as part of the process), not 5 yeas from now, not if they remarry, not 10years from now.   

Use tools like AirDNA or Mashvisor to provide market data on projected rental income and occupancy rates, and make sure your lender works with appraisers familiar with short-term rentals.

At that time, my friend encouraged me to get into real estate with the idea of creating passive income and wealth in future (via appreciation).

Other software also has bank feed integration, automated income tracking, receipt scanner, accountant-approved reporting, etc.Of course, it totally depends on what features you prioritize! 

Given your experience with RV parks and MHPs, you already have a strong foundation for managing mixed-income streams, which will be valuable here. 

I'm going to reiterate what's already been mentioned above, but I'm going to actually give you examples of why it's relevant to you to find a U.S. tax professional.1 - You're going to need to file U.S. taxes once you have property down here, there's federal filings, state filings, and sometimes local filings too2 - Tons of tax treaties between the U.S. and Canada that are easy to miss and can cost you a lot of money (important one with rentals - effectively connected income - if the professional you talk to doesn't know what this is, run away)3 - The amount of days you spend in the U.S. needs to be tracked and if you go over a threshold, all of your worldwide income could be taxable by the U.S.4 - Selling real property means up to 15% of your sales proceeds might not be available to you for years (FIRPTA)5 - Lots of nuance at the state and local levels, which both want to take as much money from you as possibleMain takeaway here is that you should find a U.S. based tax person.

That might include things like adding units, converting commercial space to residential, or finding ways to boost income (like adding parking).The key is recognizing opportunities while walking the property, and that takes experience.