It's just going to be hard to get into your, and your dad's mind(s) with regards to understanding your risk tolerance levels, as well as your capabilities. 

Just paper yourself and understand foreclosure risk/cost.

Low risk and potential to make a sizeable return without using credit or very much cash makes this a very attractive way to invest in real estate .

Thanks for the info. in maine we have added risk and weight of snow and ice. risky add more weight to aging roof. ive done both. but prefer rentals get metal roofs so no build up no replacement for 30-50 years. btw 1 inch ice equals 12 inch fresh snow.  

Price is $275K, he won't carry anything back45 spaces12 lot rent28 park owned (would sell those to tenants on owner financing/rent to own to get to lot rent)5 Vacantpark homes rent currently $400-425lot rent currently $125- I think market is 175-200, but not many parks around so has been hard to get numbers3 bed houses rent in nearest large(ish) city of Florence SC (30 mins away) rent for $800-900city water and sewersmall park footprint wise, just 2 roads- 1 paved 1 dirt- and all houses in the middle of it, very small footprint, tight parkArea:Marion SC, super small town, but is 10 min from super walmart, 30 min from Florence, that is the nearest MSA (technically Marion is not in one)Marion small, slowly dying town; Florence growing, solid city/townFlorence metro good growth since 2000, like 17%, low unemployment, everything looks solid there.Numbers:I am pro forma-ing it at $150/space lot rent, 40 spaces, $6K/mo, after 45% to expenses is $3,300/mo net/mo... which is $39,600 net/year14.4 cap on property pro forma12 cap on property based on 125/mo lot rent at 40 spaces.

As long as you have a qualified intermediary in place before the sale of your investment real estate and are careful to follow the 6 requirements for a 1031 exchange (http://www.the1031investor.com/6-requirements-for-carrying-out-a-1031/) everything should go smoothly.

I would not move the needle up $750k, at the risk of needing to move it back down again if nobody bites.

I want to minimize the risk and still make some money in the end regardless of my end decision.

You also have carrying costs.

Anybody gives you an argument your large male companion intervenes while you call the police immediately and tell them about your concerns (in the USA, your LMC would be carrying pepper spray and a gun to help settle possible issues like these).Work closely with next of kin and lawyer to figure out when the junk can go.