I'd talk to a CPA to discuss your personal situation, but in my experience, the best way to minimize taxes for these types of transactions is to minimize your FICA taxes by electing s-corp taxation treatment (either by creating an s-corp or creating an LLC taxed as an s-corp) and paying part of your gain as dividend instead of salary...If you hold the property for at least one year (without trying to sell it in that first year), you will incur long-term capital gains.If you live in the property for at least 2 out of 5 years prior to selling, you can avoid capital gains up to $500K.

You need to make these allocations between rental and residence unit because the tax treatment on the sale of your rental (investment) unit will be treated differently from the sale of your residence unit. 

Also there are no mobile homes because there are not waste treatment plants to take the waste to.  

not to mention you can save some money by tieing the septic all together of you are going to have to do a septic tank or treatment plant

But to do that you would have to have an asset in the LLC to sell and then invest it in like-kind property to get 1031 treatment and defer the taxes.  

Installment sale treatment under Section 453 allows capital gains to be deferred over the term of the note, but not depreciation recapture. 

@Larry Fried makes a good point regarding the differences in tax treatment between the two. 

Give them "special treatment" because they are customers as opposed to prospects.

Some tax liens are also sold at sheriff sale, so that typically is once per month in most counties in PA; these typically will be in townships (or whatever municipality) that have elected to not use the county's Tax Claim Bureau to handle tax sales.Then there is Philadelphia that does its own thing ... since it is both a City and a County, it has some special treatment in the state legislation.

Any MH park is hard to finance, nice ones are much easier with low vacancies.I would not look at any with it's own water system and/or sewer treatment as the regulations just keep comming and they are very expensive to maintain even worse to replace.Good luck on your quest, but I really dislike cans on wheels.