I had a property out in a semi decent area outside DC for a while and the A/C condenser was stolen 2 times, I mention that because there can be large unexpected costs in these areas especially if they are known to be high crime!

I'm with Zack Karp, I would look at buying apartments in a very good area and have a property management company manage the apartments, make sure you keep cash on hand in case there are vacancies or unexpected expenses.I have bought over $5M in property, I have had apartments and flipped single family homes, if you do decide to buy single family homes, do it under 200k a piece, in other words do not buy the big expensive property even if it is a great foreclosure deal, because if you can't sell it quickly, at a higher price it is nearly impossible to rent it out and cover your mortgage payment.You could buy 7 or 8 100k homes and put 20k down on each and at that price point definitely look for some good deals i.e foreclosure, distressed home owner, whatever you do, take your time, regardless of what any realtor tells you, take your time and make smart decisions.

I will still have income coming in from my FT job therefore if I have a higher vacancy rate or any unexpected repairs etc I will still be able to pay the mortgage.

I was wondering what some of the unexpected or overlooked expenses in owning a mobile home park, assuming that all of the homes are resident owned.  

So any unexpected occurrence starts a domino effect with other expenses.

Any unexpected insights?

Replacing a roof can definitely break the bank if it's unexpected.

Through some unexpected flow of energy we ended up in Vero Beach and signed a contract for a condo there.  

This is one of those good things in life that come along and are totally unexpected.

So your 25% ROI may not actually be that high when you factor in high turnovers rates, high property management costs, and unexpected capital improvements.