I did further investigation and it is my theory that their website was purchased so that it looks like they have an online presence since the early 2010s, and the extreme lack of online information on this company makes it very suspect.

And have you thought about building back utilities?

When the date came he said he wasn't going to submit it by the online app (stipulated in the lease) but would have it in cash and that we could come pick it up (we live 3 hours away). 

Estimate utilities and figure out who pays them (separate meters, landlord paid, etc)5.

My best contractors over thirty years of flipping were always people I met through networking or other investors or trial and error, never online.

You can also check their reviews online at Google, Facebook, or Yelp.

The counties themselves take 2-4 weeks to record a document online.

In my analysis, I utilized a 40% assumption as a baseline, though I acknowledge that this may underestimate expenses for a park with the characteristics you’ve described.

when I used a capital gains calculator online, if I put zero money down and put the 2 loans, the cap gains is a lot lower than if I just recorded 1 loan and entered the money from the downpayment loan under cash.

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