You're making it too complicated.  

Likely too long.If you want to know the exact part of San Diego that these RE are in look at my profile but I really think all the working class areas of San Diego should be similar.Hopefully this gives you an idea of what is a realistic day 1 cash flow (not great), what type of below market deals can be found (there are better ones that people find than these but these are the ones available to me right now), and an example of an easy value add (versus more complicated value add like adding units or reconfiguring existing units into either more units or add BR to exiting units).Good luck

Each HOA is different, so the key here is to read your By-Laws and maybe even the Declarations to find out what YOUR HOA considers to be a "Limited Column Element".What @Fred Heller said (with an unnecessary amount of snark) is essentially what is most likely to happen.  

In talking to potential leasees/buyers they LOVE the idea of some rent going to purchase price and HATE the idea of some going towards seller concessions I simply want to give my customers what they want and not trigger Dodd frank if possible I have a few pieces of land I am moving used doublewides ontoThinking Of Selling with owner finance the mobile home titles as automobiles are to not trigger Dodd frank complications.

Complicated issue.

This seems like its way more complicated than it needs to be. 

@Lucas Carl - it gets a bit complicated.  

., and am all ready to go but have held off on pulling the trigger because im not quite sure how to handle a couple of complicated situations:1.  

No firsthand experience, but every time I've seen this question come up the responses indicate that for a few small units LLC will not protect you better than simply adding an umbrella policy to your insurance while being more complicated and expensive to maintain.Also many snags to consider such as banks not likely to finance residential property to the name of an LLC, transferring to an LLC later can trigger a due on sale clause in your mortgage, if you mix personal funds and LLC funds to pay for something you can negate all legal protections.

There is nothing wrong with distance etc, but it should be left to experienced investor to ensure success, because it is more complicated and difficult.