Right now, I'm going to watch the market talk and see what comes out in the wash for a good deal in a declining rental rate market.

Rent on the Park owned homes themselves is usually a wash due to high cost of maintaining homes and the class of tenants renting mobile homes. 

The plan is also to expand liquor and tobacco sales and sublease car wash space.The arrangement would be that I get 30% equity for the 40k and the two guys who run the LLCwould put up 20k.

if you are anywhere wet stain it, it with otherwise get this sort of black moldy look and you have to pressure wash it off which shreds the wood. 

Plan on pressure washing entire building, fixing any loose/missing vinyl, paint window trim as needed , paint foundation slate grey, repair handrails ( paint white) , paint all 4 doors black, and add modest landscaping to improve the outside appearance of the property TOTAL spend budgeted $10,000 for Repairs/ Upfits DEAL DETAILS: Purchased through a brokerOriginal asking price was $130,000 we were able to get it under contract for a $110,000 cash offer because another person who was trying to buy it kept it under contract for 3 months and the owner was ready to close fast.

Maybe if I had brought down the purchase price because of what I know now, it would have been a wash instead of a loss.2nd thing:  People.  

Doesn't quite work out to be a wash because CA usually has higher tax rates so if you earned $2,000 in SC you probably paid a much lower rate... say $50 in taxes but in CA the tax on $2,000 is probably more like $180, but you would only get a credit for $50 so CA still essentially taxes that $2,000 in some fashion. 

But now all that seems to be a wash to buy more time.

You need to give issues immediate attention, I was mad when the vacation rental dishwasher broke, there for a week and washing dishes all week....  

You are in Wash StateLease w option is renting then getting a mortgage.CFD, Contract for Deed, AFD, Agreement for Deed, LC, Land Contract, ILC, Installment Land Contract, all basically the same, Some down payment, monthly payment, term 1 - 5 years, balloon paid off in full or extended.