Sourcing and acquiring a sub-to-deal is a full-time gig and challenging to implement in this market.

I intend to gradually develop the park by acquiring used mobile homes for around $10,000 each, relocating them to the site, and performing minor renovations.To make the venture sustainable, I'm considering implementing a rent-to-own model, with the ultimate goal of transitioning to a Tenant Owned Homes (TOHs) setup with $300 lot rent.

Depending on the property itself and strategy you are implementing it may be an up hill battle in these areas.  

It can help safeguard your personal assets in the event of a lawsuit or liability claim that exceeds the coverage limits of your primary insurance policies.Tenant Acceptance Policy: Implementing a thorough tenant acceptance policy is crucial for selecting reliable tenants who are likely to pay rent on time, maintain the property, and adhere to lease terms.

Account for future rent increases by implementing value-add strategies and including provisions for annual rent escalations in lease agreements.

That's why you need the HOA, because they implement your private CC&Rs which allow for the greater density...so ANY townhouse/condo you buy you should have anticipated that there were likely some shared services...if there weren't then you wouldn't need the HOA...

That is passive to manage and much less cost to implement. 

NY is still great but landlords need to:- proceed with caution- read Brandon Turner's books - implement strict requirements and systems for tenant screening and property management

I also implemented a bonus structure this year that is focused on growth of the company.

I'm a local investor and Realtor here in Jax and see numerous successful strategies being implemented.