The plan here is to have a local (RV Certified) tiny home builder do the marketing to attract buyers that want to buy their tiny homes (cash or 25 year financing) and live in this park, until there are 44 pads occupied by tenant-owned tiny homes, paying $750/mo lot rent, on 1 year leases.

Use A/B testing to see which ads perform better and adjust your strategy accordingly.

Tax rates are adjusted every 3 years and can run anywhere from 2 to 4.5% which can significantly affect cash flow from property to property.   

As an investor, you want to LIMIT emotional exposure to properties and only focus on the numbers.Once you have it under contract you rely on a GREAT inspection to determine if a price adjustment is needed or to cancel.

@Marc Shin I think some minor adjustments to the façade could fix any "curb appeal issues".

Another CPA can correct me if wrong but I don't think there's going to be any recapture here.27.5 to me implies 1250 property and if acquired after 75' means no additional depreciation to recapture.I think there would be unrecaptured 1250 in the amount of the depreciation taken previously, max 25% at ordinary rates.The total gain less unrecaptured 1250 I believe would be 1231 capital gains, not considering other factors like look back and netting rules.Also the land would be 1231 and would get capital gains treatment.And personally I would subtract selling costs as a capitalized selling cost.Amount RealizedLess: Adjusted BasisRealized Gain/LossLess: Selling ExpensesRecognized Gain 1001I could be wrong though so correct me if so.Article for those interested:Depreciation recapture in the partnership context (thetaxadviser.com)While Sec. 1250 only requires additional depreciation to be recaptured as ordinary income, Sec. 1(h)(1)(E) subjects unrecaptured Sec. 1250 gain to a maximum tax rate of 25%.

There are choices for the comparable sales inputs, discretion used for the adjustments, etc. 

Moving forward it is best practice to obtain your own third party estimate for repairs and use that support the repair contingency or price adjustment so that the seller has no influence on the cost estimate or timeline.

You can accept the bid, and then talk this through with the cleaner to adjust the price and making sure all your demands will be attended professionally.

While a single stall garage might be only a ~10k adjustment on an appraisal depending on your local market, the lack of garage can kill market value which is harder to predict.