If you insist, you will want to talk with the park owner before proceeding as they make the rules there and will have the power to approve or deny your prospective tenants. 

The cash on cash return is much more unpredictable with gas being included, and this is concerning for me.I am wondering how its worked out for other landlords who do any of the above I mentioned and if so, have you gotten any push back from current or even prospective tenants? 

Quite often they are embarrassed by their situation and the prospect of less visitors and a shorter process sounds more appealing than scraping for that extra dollar and inviting the circus over.

Well, out of state owned rentals are the dirtiest rentals but the photos look fine so owners don’t know why their properties are not selected by prospective tenants.

In my experience, prospective tenants like clean, not grungy.

Have you asked your Realtor what feedback has been from prospective buyers?

You'll have more rental prospects and thus lower vacancy. 

And there are a few other properties around the area that I prospected.

The prospect of real estate has been something that I have always been interested in but I have never thought I could get into rental investments until I read Robert Kiyosaki book and now Brandon's book on Rental Property Investing I'm starting my education on real estate investing. 

WHen you are talking to prospective renters and have to give notice to the current tenants to schedule showing times tell the prospective tenants I need to be considerate of the current tenant (it reminds them you arent just being difficult).