Question is should my tax returns for my LLC file me as a dealer or investor?

Also you can only sell so many homes a year and not have to have a dealer license.

The IRS could consider you a "Dealer" and take away many of the tax advantages of rentals. 

Drug dealers and buyers will avoid a place where they know others are present and watching.

but I will take a guess at what your askingif the developer is going to bust this into lots and you stay in you just lost your tax advantages and will be deemed a dealer at the highest tax rates.sell now no risk.. and best tax treatment you could 1031.if its one property and your saying should I partner and they are going to build an apartment on it and we will keep it.. that's different.. but you lose control because your now going to put a massive amount of debt on it.. all though in your area not too risky given market conditions.. and really depends on your developer  known, reputable and stable ?

You could also speak with a local manufactured home dealer in the area. 

I am a Photographer who also does high quality print work and framing for interior design dealers, and the occasional art gallery.

Shaun, absolutely speak with a local attorney but a few things I would say from my experience in NC:-A notarized bill of sale for buyers is sufficent in many places for residents to have utilities turned on w/ local providers, so that should give all parties comfort regarding its legitimacy-The counties where my parks are located, a title is required to move a home, so they shouldn't be able to move the homes from your park-Depending on how "by-the-books" you want to do it, a mobile home dealers license is required in many, if not all states, if you're selling above a certain # of homes in a given yearI hope this helps.

Anybody from a major city that only has cash that can’t be verified in any way would immediately tell me they are a drug dealer or stripper or worse

If you were to sell the home you would need to check with state regulations for licensing as a mobile home dealer.