For abandoned parks with infrastructure, some lenders may consider them as long as there’s a plan for the rehab and the infrastructure is in good condition or can be repaired.

RE is always changing and if you have only one niche then well your limited in opportunities and subject to the conditions that exist at the time for that strategy.  

Having this information allows me to give my clients a solid understanding of current market conditions, enhancing our discussions and decision-making.

Exactly what I was thinking.Then add saturation in areas to the mix.You have to work much harder on finding a property that will make the numbers work.If you can find a deal where you have instant equity, you could get a HELOQ to use as a downpayment on the next property.

The property is in great condition and we got it at a great price! 

I don't see an exact location in the OP, but if this is even remotely considered rural, you are adding another LTV reduction. 

If they’re underfunded, you could get hit with special assessments.Not sure about the exact contract with the tenants, but I assume if there is any additional assessment, it would be tenants’ responsibility.Since you want to stay local and focus on cash flow, commercial makes sense, but have you considered industrial or flex space? 

It is my view it has the exact opposite correlation that most people think. 

**Letter of Intent (LOI)**: Though not legally binding, an LOI can outline the basic terms and conditions of a potential deal before the final contracts are drawn up, ensuring that all parties are on the same page.It's always wise to consult with a real estate attorney to ensure that your contracts comply with local laws and protect your interests.

Conducting inspections and due diligence on the condition of a property to derive realistic estimates for repairs is still the key.