If you’re using leverage, be extra cautious with your underwriting to ensure the deal still works at today’s rates.Economic Uncertainty: Inflation, potential recessions, or shifts in demand could affect rents, vacancy rates, and property values in some markets.Increased Operating Costs: Rising insurance premiums, property taxes, and maintenance costs can cut into profit margins, particularly for buy-and-hold investments.Regulatory Risks: Some areas are increasing restrictions on landlords, particularly short-term rentals.

It gets tricky because wind can be argued as the cause for almost anything, besides water.Is there a way to complete some preventative measures like cutting trees back around the property...? 

This clearly has nothing to do with laws, regulations or operating numbers but I do think it plays a large role in the decline of the market.

Both screen doors upstairs do not function correctly.Plumbing problems-The garbage disposal in the kitchen was not cleaned, is smelly and the rubber is flipped outwards.The bathroom sink in the smaller bedroom does not drain correctly despite us using an entire bottle of drain cleaner on it.Common areas that are not kept clean or have garbage-There was no attempt to clear the patio of years of accumulated debris and filth.

To be clear my goal isn't to have a bunch of cash flow Y1 but just looking to break even.2) How could I go about finding markets where MHP are more beginning investor friendly?

Always have a clear exit strategy, whether you plan to rent, flip, or sell the property down the line.If you or your son are looking for more hands-on guidance, feel free to reach out directly.

Can you DIY projects and cost cuts? 

To clear it, you often have to do an expungement or a quiet title action via a lawyer which gets expensive quickly.   

They could work with an existing lender, do some marketing to help broker, get a cut and make FARRRR more $ with zero risk vs this EMD lending. 

It may be out of state, so you will have to determine if that is something you are willing to explore.It isn't always cut and dry as some suggest.