There’s a lot of red flags potentially raised with the IRS if it’s a non-arms length transaction - especially if it’s “too good” of a deal.

is there a sweet spot in raising rents to prevent tenants from not paying so I can avoid an eviction if possible?

On one hand, I don't like raising the rent and I know my wife will probably not let me sell this property even though I have over $150k in appreciation.

You said "some improvements" would raise but you didn't put a number to those, seems like you should.Still, first glance from 30K feet looks OK, even good if in a good location and not wreck.

I am personal friends with Matt Faircloth and could have called him, but thought I might get better responses here.In his famed book "Raising Private Capital", on pages 77 and 78, Matt tells of how he used to buy properties with HELOCs then refi them.

Like $3000 tops and raise rents.

WIth that being said, when can I raise his rent? 

We put new park rules in place, raised rents 3 times, started bringing in used trailers to the park in an effort to fill it up.

Land is still cheaper here than other parts of CA ( I.e. rising tide raises all ships type of philosophy).

Raise rents?