Talk to a real estate attorney, and they can help you craft the best plan to protect your assets.

I'm not sure if it's an angle to justify his fee, but he seems like he respects his craft.

Practice your craft... practice writing a lot of offers, counteroffers, listing agreements, etc. so that when it is time to write a real deal, you will be comfortable. 

It also supports my claim that the "Rental/Lease Application" process that has been crafted to protect owners, has been turned into a cash cow for Agents.

My 1920 Arts and Craft 3BR home only has 1BA.

Everything I read is so positive and that can't be true otherwise more investors would be on itThe same challenges you will experience in any asset class will be present in MHPs as it relates to finding good deals, crafting the right capital stack, and operating the deal. 

@Keith Belzner There's nothing wrong with your calculations, the offer you're thinking over could work.The problem is that you're making a classic newbie mistake of trying to craft an offer based on what you think the seller might need instead of what he actually needs (or believes he needs).

I absolutely love a good craft IPA, a Stone Enjoy By or Lagunitas Hop Stupid, but my grandmother hates beer and thinks buying it is the biggest waste of money ever, but those are my choices to make.

This is element #1 of my strategy - leverage an existing track record.During our call, I pitched him on me bringing my skills (general business management and marketing/advertising) to the table in exchange for the opportunity to use them - i.e. he would enable me with his skill set and I would help him to scale, using his track record as a springboard to craft a win/win situation.

I like to ride horses, garden, hike, and make artisan hand crafted soaps.