No personalized names so I assume tgey are going to owner occupant. 

FHA can finance 2-4 unit with as little as 0-3.5% down.SBA is commercial and could be added into another thread for owner occupied commercial where business occupancy is 51% of gross rentable space, not owner occupied residential financing.

More importantly, you won't be getting a loan for a rental property for5% down, unless you apply as an owner occupant and commit loan fraud. 25% down typically for rentals.  

(even though I'm not 55+) Because I told them I've done it in other parks and they've let em use what they called a "non occupancy" or "storage" contract. 

Or better yet, four-plex, since you can buy those with conventional mortgages as an owner occupant. 

However depending on where it's at you may get more if you leave it empty and sell to an owner occupant.

Much easier than owner occupant buyers.  

Can you talk to the code enforcer, explain the tenant problems, and essentially ASK for him to post your property for no occupancy for failure to comply with the requirement for the common area meter?  

I also really like the idea of having extra land included with the purchase so that I may start new construction on more units.Basically, is it a good plan to start with negative cash flow will owner occupant?

Even if you can foreclose and the occupant trashes the place, you can still come out making 10% or so by originating a new note and selling the property (example, selling it for 55k, at 12% interest, 10% down, 24-36 month term to a rehabber with an llc and  bad credit).