I have short credit history, just switched lines of work (from food service to insurance adjuster) and have no savings, my parents have no equity on their house, none of my friends seem interested to join me so it has me asking... is passion and motivation enough?

They are now handling everything including adjusting pricing as needed to increase bookings during slow seasons, paying the cleaner and telling her when cleaning is needed, and for this they are charging 20% of the income.

In 15 years, will the economy be appreciated...or ready to make another "adjustment".  

Park owned homes deserve a cap above 10% IMHO and you can adjust to this such as public sewer and water, metered or not, etc.

I know I need to have the property tax adjusted, I need to switch over the utilities that are in the current owners name.

If there's some way to compel the Seller to give you what you need to make you whole, whether it's access-- or an Easement-- or a boundary line adjustment around structure-- or a boundary line adjustment around structure PLUS setback--  and/or all of the aforementioned plus enough land to make it a legal lot on its own (e.g., if the acreage is shy from the zoning requirement in the neighborhood,) then a good lawyer will know it.  

You can then look at Mibor and see the average sales to asking price and make some adjustments to your estimated value.

You may have a deferred maintenance (check age or roof, AC, WaterHeaters, foundation) Congrats on long term tenants, probably rent is way below market, may small nice adjustments after taking over - like $20 per year or so to keep tenants in place.

You just have to adjust your game plan to that market.  

Utility InformationEnergy Source: ElectricSewer Connected Financial InformationCash OutAnnual Taxes: $8,773Tax Year: 2014Cap Rate (NOI/LP): 7.57Gross Rent Multiplier: 6Total Monthly Income: $8,870Gross Scheduled Income: $106,440Gross Adjusted Income: $95,796Net Operating Income: $47,722Insurance Expenses: $3,400Water/Sewer/Garbage Expenses: $7,833Other Expenses: $28,068Total Expenses: $48,074Total Expenses: $48,074