But it has a new furnace, good foundation, nice layout, a deck out back, a nice 2.5 car garage, fenced in yard and shed.She has already moved out and is just going back there to get rid of the rest of the stuff. 

New kitchen, new floors, new bathrooms, new floors LVP and carpet, new deck and new HVAC, new water heater.

May be do some projects on the side with high hourly rate like tile, sealing decks

From the second floor deck you can see the water.

Our thinking is $50K for lot, $50K for MH, $10K for septic and $15K for adding a deck and misc we'd be into the project for around $125K. 

I may keep as a light-rehab buy-and-hold, or I may do a gut rehab and redo as sale of nice condos possibly with a roof deck looking at the nearby water.Anyone have any good building inspectors they would like to recommend?

For those interested in an update; I just got the inspection report - big ticket items:- 30 year old roof, no leaks, but needs replacement soon- deck off the back is small, but needs repalcement- 1-2 cracked windows; I figure best to just replace all- remove & replace hot water heaterThere are other minor upgrades like replacing GFCI outlets, replace the garage door motor, and caulking some minor screw holes in the siding.

Most likely for you its a compound miter saw 12" blade. 

Today thanks to clayton homes centry21 have recently (last yr) come out with home financing tactics that can fill a park with new homes at no cost to the park owner except for infrastructure:  electricity, water, sewer, parking pad, deck / stairs.  

Louis and currently has a mortgage loan of $17grand remaining and is worth $42 grand according to Zillow but has lots of needed repairs (electrical, heating/cooling, kitchen, bathroom, roof, and deck) I'm guessing another $20 grand at least in repairs/upgrade.