Yes, you get paid for items used to protect your investment plus interest. 

If it's a franchise model I would get the corporation to be on the hook and take over if she fails.If you are buying for 500,000 the building for example and putting down 200,000 then your risk for the dirt and land value isn't that high if you are worth 1 million or more.

Do these items earn their keep when it comes to the appraisal?

You need to educate yourself and really learn the model, just like any other type of investing.  

Regardless of what type of loan you utilize, the taxes and insurance will be the same (though some lenders may offer/require escrow for these items).

I use excel for income statements, balance sheets, and any financial modeling. 

The bank will pay you back for these items so work them into the loan.

This is our first mobile home park purchase and we are doing due diligence following the workbook from boot camp.When we asked the seller for a copy of the survey and environmental study, the sellers agent said they did not do it when they purchased the park a few years ago and they also did not get it from the previous owner.Some agent said these two items are not required by bank so it is not necessary.

I'm a CPA by trade, so I'm very conformable with numbers and modeling. 

I would check the RLTO on the first item, that may not be allowed in Chicago.The refusing entry is addressed in the RLTO and the summary has to be included with every lease.If you are owner occupied under 6 units you are exempt from the RLTO but I always suggest every landlord use a RLTO compliant lease like the 35 page CAR one that includes everything you need