Looks like to me you'll have to partner up with someone experienced to do  the first couple of deals until you get a track record/bank roll going.You say you're "handy."

If I was a bit more established in life with a larger bankroll and more properties under my belt, yes, of course I'd consider letting a tenant stay because it's the nice thing to do.  

All of my previous properties I have either used a Bank mortgage or I have simply bank rolled myself.Currently, I am in a position that I have an opportunity to purchase and flip two possibly three houses. 

Accordingly I will be bankrolling him from across the country. 

If I started with that kind of bankroll then I would look for some vacant multi units to fix up before I start rehabbing flips.

Try to keep as much money from the NOI as possible and bank roll that until you get a feel for how well the park runs and what the expenses are once you start operating it.

City road ends at park entrance.Considering the land price, infrastructure setup cost each lot cost was coming around $7300 which was very attractive even though most of the houses on them were old and needed good repairs.All other lots except the 59 were in considerable good condition and our due diligence showed that whole park value is going down due to these 59 lots mismanagement for 40 years.As per owner rent collections were around $7200 per month and most of the tenants were very long term (average rent $400 per home) which he receives in cash so bank rolls available to validate.As per our estimate, each house needed 7k to 8k repair to make it livable.Negatives:These homes/lots were owned by same owner for 40 years and he neglected everything which includes tenant quality, infrastructure (such as overgrown trees, bad homes still in the park which should have been removed years back, 3ft- 4ft potholes on the road since its privately owned).Most of the tenants were convicted or had some big felony, these houses were famous for drugs cartels in whole city.After buying we realized things were way worse than what we assumed in due diligence:People staying there actually were involved in gang wars, prostitution, drugs etc.

for the past three years I've been building other people's deals been saving a bankroll but as everybody knows it's kinda hard to save so I need to make moves.When you get down to it my debt to income ratio is high.My thought is to refinance my house.

In that market, $45K isn't much of a bankroll, unfortunately. 

Just pick up the phone and call your lender and ask "What Mortgage Relief Programs is your bank rolling out?"