And I can't tell you how exciting it is to find wood floors underneath carpet...  

My favorites are multi-family properties that have retail/offices underneath (like food places etc) but these tend to be grade B or A buildings so fairly expensive $/sq ft.

You'll want to have sub-slab sampling of the soil gas to see if there is a potential for vapor intrusion as well as groundwater.  

Make sure you own the land underneath and that it has potential and don't leverage.Be prepared because mobile homes are management intensive and break all the time.

I'll be heading into the Jacksonville area in November to get my feet back on US soil and invest in my first multi family.

There's civil engineering soils engineering, and if needed environmental impact reports, etc.

Also some areas of town the homes are built on Prarie soil which causes foundation problems.

The staircase at the entry of the house(public right way area) is not in good shape, may cause people to fall. 2. the far end of the back yard has a cliff due to water taking away the soil since the house is on a hillside.

For example where pants are supposed to go and that boxer shorts in general belong underneath the pants etc.

@Brian Hughes, It does sound like you have your head around the zoning, I feel most people overlook the density restrictions in that somewhat new zone so I guess good looking out.If you already have the land and its not in bad shape as far as grade, soils, utility access, etc. then you might be able to make something work as a for sale product using the condo method I described earlier.