Outdated plumbing, knob & tube, asbestos, mold, wet basement, deteriorated roof and exterior siding and trim, functional obsolescence, etc.I also look at the surrounding area. 

They just want to get their beaks wet.

I've heard things like tax debt, remarriage, and sadly a senior couple who could no longer live alone.part of that Is the wet closings you do we do dry closings.. we sign anywhere from 1 week to a few days before the actual recording of the deeds.. then funds are dispersed the next day.. no one gets checks on the spot like you guys do.. 

Can you please give me advice on which state is safe to do these MH owner financing to get my feet wet?

My Plan: I want to start with wholesaling to: Get my feet wet, clear up a few personal finances (3-4 deals probably do that), and then start building income for the next step of flipping.  

He has money he is looking to invest and I have more experience than him and have done a lot more reading and research than him, even if I am still pretty wet behind the ears.

Wet basements are never a good sign-and someone saying 'I fixed it' and didn't just makes it that much worse.

if you don't spend too much in rehabbing, it would be a good one to get your feet wet.

The approach that I took to investing in MHPs was to start small, get my feet wet, and not put too much capital at risk should the asset turn into a dud.

I think the best time to get your feet wet is when the market its hot so that you have the experience to take maximum advantage when it's cold.