Thereafter I plan on increasing rent, but I'm adamant about making this deal work with the current tenant for the first year.

If the anchor tenant goes out of business or moves (highly unlikely I'm guessing) the value would increase a lot due to the easing of the deed restriction.

At this point in time, I am doing what I can to increase our buying power like finding a higher paying company to work for, and saving more cash etc.

Tampa - strong economy, few cities have seen the price of homes appreciate as fast as they have in Tampa & Orlando in the past 5 years, the median home increased in value by nearly 47% according to yahoo.

No but you need to understand that it increases your risk and your costs. 

there is value add for sure but they are all small apartments so won’t increase drastically looking at $50 per apt prprobably at most in the near future.

You want to review income statement from HOA before acquiring the property as many kept increasing fees to the point it is not worth owning a rental as business.

This significantly increases the real cost of the property and you'd need to include these costs into your financial model.

This is also a bit of a destination, as it is right on the WA coastline, so Airbnb has potential.All in all, I'm confident that I can increase my net to 92k annually, and after expenses and debt service (partial commercial, partial seller carry), this puts me at ~$2,500 a month cash flow. 

As that money comes back I just reinvest it.For the mobile home park is there additional opportunity to increase income.