I sold a primary residence this year and am not subject to capital gains taxes.

There are many kinds :Decide which kind of investor you want to be (SFR, Commercial, Land, Tax Liens, Passive, HML, Multi-Family, Notes, Fix & Flip, Buy & Hold, "Subject To", apartments, duplexes, assisted living, REOs, Foreclosures, Short Sales), etc.

Self-directed IRA If you are self-employed with no full-time w-2 employees, you can set up a Solo 401k & rollover funds from a non-Roth IRA as a tax-free direct rollover and then invest in real estate.A Solo 401k has several advantages as compared to a Self-Directed IRA including the following which specifically apply to your situation: Unlike a Self-directed IRA, you can have the account for the Solo 401k at a bank or brokerage that does not charge maintenance fees and where you will have checkbook control.Unlike a Self-directed IRA, if you use leverage (which must be non-recourse financing in either case) to acquire real estate with your Solo 401k the income will not be subject to Unrelated Debt Finance Income taxGeneral Considerations Re Investing Retirement Funds in Real Estate:1.

Would definitely recommend trying to get out to live events, whether it's local Meetups focused on the subject and there are a number of conferences around the country.

Owning income real estate directly is one of the many ways of owning income real estate and the way most frequently discussed on BiggerPockets because it involves the most hands-on activity (and when done correctly, probably yields the highest return of all the different ways of doing real estate).

Market Comps in the historic area of town (.5 mile radius of subject property) range from $450-$575 for 1 Bed 1 Bath.     

If you determine all the competing parks are similar to the subject park, with high vacancy & POH, and your test ads do not receive any evidence of demand, then you'll want to punt on the deal. 

Here is a post that answers frequently asked questions regarding self-directed 401k plans: https://www.biggerpockets.com/blogs/9552/82969-the-self-directed-401k-faqs

A good FAQ page on this law: http://ag.ks.gov/open-govt/kora-faq)KORA states: "No person shall knowingly sell, give or receive, for the purpose of selling or offering for sale, any property or service to persons listed therein, any list of names and addresses contained in or derived from public records … Any person subject to this section who knowingly violates the provisions of this section shall be liable for the payment of a civil penalty in an action brought by the attorney general or county or district attorney in a sum set by the court not to exceed $500 for each violation."

Hi, Im new here...I know this subject as been done to death.