Sorry, but I have done enough research to know that rates will drop sooner rather than later, from real economists.  6-7% is not sustainable in the economy longterm.

From there, my diligence would move into deal specific items, like current leverage on asset at today's market, effects of sustained recession on business plan, submarket specific items, and more detailed operator diligence: experience through prior downturns, balance sheet, net worth of sponsor, capital from sponsor invested in deal, etc.

While working with our out of state clients we place our primary focus on average household income along with surrounding industry in order to find a sustainable and safe investment .

I know some of the mobile parks in Deer Park and north sustained major damage.  

How do I get this property under control, self sustaining, and running smooth so I can start hunting for the next deal?     

"Notes" are promissory notes aka "mortgage note" on a home, and there is a side of real estate investing that buy and sell mortgage notes for good sustainable passive income as well as lump some cash.

I sure dose not seem sustainable I wonder what percentage of bond buying is long term hold and what percentage is speculative buyers.  

I can't tell you whether you should make the deal or not, negative cash flow is difficult to sustain, but as long as you reasonably know you'll keep your job until you can refinance, it seems doable.

Congrats on building a sustainable real estate enterprise.

I'd probably look to build the place to be as self-sustaining as possible.