I will take your advice and utilize BP for networking.

All utilities are included on the current rent as well as the heat, so those expenses are real.

The formula(s) would look like:Potential Gross Income (PGI)  = full rents + any other income at 100% occupancyminus Vacancy & Collection Losses (8-10%) is typically usedequals your Effective Gross Income (EGI)Then you subtract your operating expenses (taxes, insurance, management & legal fees, repairs, utilities, lawn service, pest control, etc., and a reserve for capex) to get your Net Operating Income (NOI)From your calculated NOI, you can really start digging deep:Subtract your debt service from your NOI to get your cash flowDivide your NOI by the acquisition cost to get your cap rateTake your NOI, add the reserve for capex back in, then subtract your mortgage interest, to get your taxable incomeDivide your NOI by your debt service to get your debt coverage ratio (tells you how many times will your NOI will cover your debt/mortgage payment).

The technology is really good now, and the material and installation are much less than copper.Good luck

However if sellers, as a rational and critical humans motivated only by maximizing utility, are willing to pay that amount, one cannot blame an agent for accepting such generosity.  

Instead of complaining about my 40-45 minute commute to work, I utilized this time to listen to Bigger Pockets Podcast and listen to real estate audio books.2.)

If you went the HML route you’ll end up with a materially higher interest rate.

In addition to money orders, he can utilize money transfer services like Western Union, Money Gram, and Walmart-Walmart Transfer.

Also, how can I find out information on utilities in the area, HOA fees (or even if they are a part of an HOA), garbage, and so on. 

The reason is there are so many aspects of MHP's that no lawyer usually has that breadth AND depth to effectively advise on so many topics.With that said here is my recommendation if you truly need an attorney:Get a generic real estate attorney to help with a purchase contract, if that provides you comfort.Bring in specialists for help if you have specific issues in a certain area you need help (e.g. zoning, grandfather status).I have a custom 15 page MHP-specific contract I use for investor-owned MHP's (this contract is mostly padded with seller disclosures and outs for the buyer if materials facts are omitted - everything from utilities, zoning, and financials), and then for small sellers I use a 3 page TAR form.