I've got an unusual thing, perhaps: one property with a duplex and another duplex and two mobile homes on it, and then we are going to tie in two other mobile homes which sit elsewhere - in a mobile home community.

Whether you need a business license is more based on what the city requires before you do work in your park (and it also relates to the type of work you'll be doing).For buying mobile home parts and supplies, everyone is going to Purchasing Platform, which has the lowest prices coupled with them tracking your expenses for you by house.

I should be going under contract next week on a 25-lot mobile home park about 2 hours from me.  

The home is essentially in good shape but dated as it's about 20 years old or so and could use some modern upgrades but it was the model home so it has features like granite counter tops, dual pane windows, French doors, etc...

Ester,You can re-finance without being in the property BUT, you'll pay higher costs because (it's a rental) and the loan is a non-owner occupied type loan.If you want a streamline loan without a lot of costs then yes, you'll need to get your mail at the residence and prove that to be true.Do some shopping, you'll find all kinds of loans that you can work with (owner occupied and non-owner occupied....Here's an example, EVERYONE has said, you CAN'T FINANCE an OLDER MOBILE HOME...

Most jurisdictions are terrified of this kind of development because they can't figure out how to differentiate it from a mobile home park. 

You can't access that apprecation until you bring the property into the modern Era.

Also a new coat of paint or swapping out the door handles for modern ones can make a big difference.

My syndicated investments include the following asset classes: mobile home communities, self-storage facilities, multi-family, senior housing, and ATM machines. 

Nice modern software and the support responds quickly.