There may even be shortages of things like shingles adding to cost and time.

Couple of ways to improve the accuracy of your numbers:Consider adding vacancy as a % (typically 5-10%) because it's impossible to keep all unit 100% rentedNeed to add CapEx for your future big costs (roof, HVAC, etc)Considering adding a reserve for any other unexpected expenses.Keep up the good work!

Any property manager in South Chicago interested in adding a solo single family home to your portfolio? 

But you have the added benefit of being local to your market.  

Likely that they'll have to pay $50 or $100 a month extra until they've paid enough to cover the deposit.

In reality they are updating and adding value, I am not the OP but at least that is what I am assuming from the post.

If you have solid property level NOI you'll be able to refi, but some banks don't like when you completely refi to and pull out extra cash on top of intial equity (some will obviously allow it).

I probably should have started by saying this will be my first park, (unless I put one under contract close to me in the near future)so I realize a Turnaround project is tough enough and adding distance will only make it more difficult, but again the parks around me are sooooo overpriced.

I found an ad on the local Craigslist for "Property Scouts" and they will train you for free. 

I believe the tenants in this area would prefer a/c but I am not sure if this would return an increase in rent enough to offset the additional cost of adding itI would appreciate any input from some who may have had to make a similar decision or is familiar with the area and the rents