If these folks owned their own home prior, I would probably take that as them having better credit at that time even without a credit report to support it. 

That being said, if I were the tenant, I'd say they were emotional support and then NOTHING can be done.

Thanks again for your insight and support, and Happy New Year to you as well! 

This would further support the recommendation to negotiate a step-down mortgage structure, such as tiered payments or interest rates, to reconcile the seller's valuation expectations with the practical realities of the park’s financial performance and provide a feasible acquisition pathway.

Determine if the area can support new construction.

Best of luck with selecting your market—there's a wealth of knowledge and supportive investors here to help guide you along the way.

I also agree that RE appreciation is unlikely to match the last dozen years, but you never know.Where I am unsure we agree is that paying $450k to improve the cash flow ~$3k (your numbers but I expect my delta wold be similar meaning both my cash flow estimates would be worse than yours but both would be worse by the same amount not affecting the difference) makes sense especially if the cost of having the extra $450k is only 6% rate which is historically simple to beat via numerous investment options and hopefully no one is investing in RE for an expected of 6%.  

This is you and you only; no support staff. 

interest rates just don't support it right now. 

To help support that avatar, try and have on-site parking and ideally a place where a large work truck can be parked without issue (think fully decked out F-350).