There used to be a saying "As California goes, so goes the nation", with the liberal policies of California, cities/counties filing bankruptcy, prisons releasing thousands of prisoners, hundreds of millions in unfunded public employee union obligations, taxes and fees on every conceivable thing going up.....

& it could be a lot worse if I didn't do a lot of the labor & minimize the vacancy (we had zero days vacant on the 1st set of tenants).

Or is an umbrella liability policy sufficient?

There are laws that can be circumvented, but most buyers are pretty tolerant knowing that Aunt Gertrude died peacefully in her sleep.

Why don't you pay for the title policy and close the deal?

Maybe the reason the park is not selling is there is bad financing in that area- so they 'solve' you financing issue by doing a owner carry...my point is- you have zero idea of what your next step is until you 'have a ball in play'.

They have a very nice landlord policy that is very reasonably priced.

Still not zero risk, but a lot better than checks.

After evaluation, I decided zero was too much to pay.

He has nothing then, but he has nothing now, so he really has zero motivation to sell.So, tell us more about what's going on here.