When revenue is low in the first couple of year, so is the interest payment.  

But new investors want that NET couple hundred bucks in month 1.  

None of these communities will be changing to residential neighborhoods, although a couple do have residential 'sides' that full time residents live in and can not be rented short term.Two of the big communities that you will have some issues with self managing are Reunion and Margaritaville.

After explaining a couple of options he told me he would rather just partner up with me and be the money partner and I would be the operating partner.

Quote from @Rio Nance: Couple things:1.

@Emily Gowen so as you pointed out you would not have to do a 1031 exchange on your current home to avoid the capital gains tax and coupled with what Dave Foster pointed out I think, speaking from experience you would have a high likelihood of success. 

For our last single family residence we had a young married couple move in with a brother, all three applied.  

Homeowners who sell their primary residence must pay taxes on profits exceeding $250,000 (or $500,000 for married couples).

My cost they said i could do $2,000 up front and then next couple months more payments with cold calling they offer and fee would be $9,800 plus the cold callers Virtual assisant that would be working with me.

Whats making you think rates wont go down after a couple years given the new administration in charge?