@John HixonThanks for the kind words@Mark KvamThe following people I think should be consulted regarding your mobile home park purchase@John Fedro@Curt Smith@Ken RishelMaster lease options in general is where we "guaranteeing the net operating income NOI" on a master lease, have an option to purchase based on NOI, and then turning around the investmentAll leases are turned over to you as a master tenant and you in turn sublease  outThink of a poorly managed apartment building, with a low NOIYou increase rents over time and decrease expenses and efficiency of managementWith a master lease option, you can sell your option or exercise your optionMobile home park negotiations, I would think that that's a late sale and purchase agreement with a large down payment would be the most prudent way to approach it, you may need private money to execute the  sale and purchase agreement@Bill GulleyMight have a few ideas too

I’ve been reading a lot about retirement planning, and one of the books I read was a “Rich Dad, Poor Dad’s Guide to Retirement” (that may not be the exact title, but it was a RD, PD series).

@Clay Smith I agree Kelly, house hacking is going to be my best bet to leverage OPM and get the experience to better manage and vet tenants.

@Bob Bowling I guess all of those Wall Street funds, Small Hedge Funds, tens of thousands of small buyers and all of those other poor investors that just keep buying year after year must just like our small town - if they aren't making any money!  

I, like the majority of the folks here on BP, was introduced to and became infatuated with REI after reading Rich Dad, Poor Dad by Robert Kiyosaki over 10 years ago and unfortunately allowed fear of the unknown to paralyze me from pulling the trigger.

I'm not saying you necessarily need to use your own money to leverage less, but find a way value add with some amount of sweat equity (rehabbing, turning a poorly ran building around, etc).

If your one lender bets wrong on the direction of rates or underwrites a large non-performing portfolio they could get a hair and start doing weird things.  

Property going through probate, if the heirs of the decedent agree, is your best bet on a transaction. 

Drive an hour south and I bet you will find something more reasonable and it might cash flow.

Start off by reading Rich Dad Poor Dad, The Millionaire Next Door and then The Millionaire Investor, all of these are best sellers and easy to find at your local library.