For appreciating CA properties this could easily be a 7 digit step up in value but i would think in all CA markets would be significant.  

Here’s MY general feeling; if a MHP isn’t TOH, or I can’t easily switch from POH to TOH, then I might as well purchase an apartment complex and have less problems.

JohnFirst look at your states licensing laws, they can easily be found online.

My best advice is to work with someone who can easily plug you in with their network of GCs, PMs, and lenders.

While I do take into consideration all the relevant expenses when I vet a property I still like to see at least $200/door cash flow so I can more easily build up my reserves and have some money to work with.  

By everyone donating we all win.

Sounds like an easily executable deal from what you've stated but likely need more color to offer path forward, terms, etc.

If I ever run low on reserves, I can easily transfer funds from my personal to rental account.

Unless you need those funds right now, with a property manager you have what I describe as a win win.

Security systems are easily outsmarted, that’s the point of the initial visit, to case the joint.