Lower tenant turnoverLower capital costsLower operating expense loads relative to other RE asset classesAccelerated DepreciationStrong demand via continue economic pressure on the middle / lower class + boomer retirement with insufficient savings Higher cap rates relative to multifamily assets of comparable qualityA few differences of 55+ vs family parks:Smaller customer base (perhaps not true in Florida)Higher operating costs due to increased amenities (clubhouse, pool, shuffleboard, gym, RV Storage, etc.).More organized tenant base with more time - might push for rent control Far fewer bad tenant problems - likely fewer collection / eviction issues Likely easier to finance as there are typically fewer park owned homes and the communities are more visually appealingLower going cap rates so one could argue higher risk, but lower exit cap rates so if you can dramtically improve the parks operations, you'll make a higher multiple for every marginal dollar of improved NOI. 

However, being so young and insufficient credit I will also be looking for hard money lenders.I had signed up for a 3 day seminar with flipping formula, but after reading through some posts on here I have decided against it.

The borrower sends in sufficient funds to reinstate and you as the new mortgagee deny the borrower, after all you want the deed to the property.

As an investor, a simple BRI policy is insufficient loss coverage.

Don't forget that students will usually need a guarantor on any lease, since they typically have insufficient income to qualify for a rental.

Similarly, our experience has found batt insulation to be undesirable for insulation of floors over unconditioned basements/crawlspaces, but mostly due to is propensity to capture and retain moisture and that it's insulation density is insufficient to provide an adequate thermal barrier in the 8-12" typically afforded by the floor joist system (the 8-12" measurement includes the 1.5-2" rigid board layer spanning the underside of the joists themselves).

Also, look through all the fine print of your AllState insurance to see where in there it says anything about not covering claims due to lack of "due diligence", "protection", or "insufficient inspection".

A judge may deem that 5% is sufficient under the circumstances, the value of the property, term of the option, market rents or income from the property play a role in the overall picture.Consider too that a contract only takes the parties to a settlement of agreements, if both parties agree all the way to settlement, there is no problem paying insufficient consideration as acceptance is made by closing the deal.

Buyers attorney has yet to provide documentation showing denial due to insufficient income.

Being a recent college graduate the funds (<20K) are insufficient to do a lot of deals at this point so I'm assuming that the best agents to target are those that are looking to get their feet wet and get deals under their belt as you suggested.With regards to those willing to work with me, all I'd require is for daily/weekly listings to be sent to me and for them to submit offers on my behalf. nothing absurd such as showing me every property and wasting any more of their time and efforts that is necessary.