I know this is a technical and sticky question, but I would be really appreciate any help! 

Nicholas Rice I️ would flip it (if you could get it so steeply discounted.)

@Douglas Rice what mobile home park is it?

How "sticky" are the tenants?

The very first post (the sticky) in this forum links to an e-book about tenant screening. 

This is a sticky point with some contractors since they like to get paid a portion up front, or want to be paid the second their are done.Once it is all in place, the lender sends the appraiser out WITH the budget and project contracts, and does the appraisal to do the ARV. 

Its a very sticky question and cannot have a "back of the napkin formula" unless there is a very similar building that is very close to the property that you can reference on and you're going to be using the same construction type.

I believe you are touching really sticky grounds and would highly suggest to steer away from represented sellers unless you really know what you are doing.

Tenants can offer all day long to pay more (and many of them do), but you can't require it, which makes it a sticky poont when you go to write the lease. 

You'd be walking into a sticky legal situation and you can probably expect that the vacancies (including the "paying" tenant and the squatter) would carry for at least 3 months, given that they'd likely have to be evicted and that can take a good bit of time.