Hi Jason,I'd cut your teeth and get over the learning curve on something local to you first.

Understand that mediation has no teeth, it's simply an exercise where the parties come together, and a mediator tries to get them to come to an agreement.  

I can't imagine a tenant has any rights over anyone else whatsoever.  

High yielding C and D areas had no appeal whatsoever because through time the home prices tend to lag inflation and I wanted a good store of value.  

Your word has to have teeth or its worthless.

Small mobile home parks are not as marketable, so if you have to sell in a hurry it will be for a 15 cap or more.This will take a lot of work to get it positioned the way you want it, or you can keep it a trailer park and operate it the way it sits today which will be a ton of recurring work in perpetuity.Most would say there is not enough meat on the bone to make it worth their while, but if it's nearby and you want something to cut your teeth on would be an okay place to start.

Personal opinion though, no sales data.I've never heard of anyone putting stain over poly, and I don't really see how that would have any affect whatsoever. 

I have allowed dogs in my units and haven't had any problems whatsoever.

drawing funds is like pulling teeth.  

Agree there are no tenant problems here whatsoever, however there are other costs like AD and so those 4-8.5% net yields are realistically another 10-20% lower.