There is just a little less room for error when dealing with a smaller park as you don't have as many lot to absorb a vacancy or an increase in water usage(even if you can collect)..or some repairs to do etc.Good job on negotiating them down so far...for me i will still have to go lower and look something like this....200*18*12*.5/.1=216k purchase priceI prefer to pay lower than this based on a smaller park and limited upside potential based on your observation of market lot rents.  

No other liens.Estimate $75,000 to repair house, trailer and barn/yard for a flip.Owner is open to owner financing.

For the last 6 months, I've had short runs with different marketing techniques and have not found the right fit yet.

Here is my latest dealDuplex 2 bd - 1 bth identical 1500 sqft 2 garage hardwood and vinylBuilt 1961Rent 800 moCentral coolingHeating forced air1200 sqft basement unfinishedBoth units Currently occupiedSeller Asking price is 135,000Doesn't need much repair maybe cosmetics How much would you offer?

If they do give notice during your vacation, arrange with a friend to arrange the cleaning and repairs for the turnover in exchange for whatever that's worth to you (less than the cost of an eviction, I am guessing).2. 

Undecided whether I should use my VA loan and purchase a duplex which is about $380,000 zero down and use the down payment money for repairs and upgrading each unit.On the other hand I can remain renting in Seattle, save money and invest on multifamily property outside the state of Washington.

I should be able to get it down to 10% of rents collected with a professional management company; however, I'm assuming since this is my first property there will be some headaches with coaching them how I'd like to approach ongoing communications, repairs, etc.

That $200/month can easily be wiped out with some expensive repairs due to hard partying or just lack of concern for the condition of the property.   

Living local will save you money in management and repairs/inspections.

Unless you think the property is hot and you buying it with enough equity in it to flip (consider 2 closing costs, repair and operating expenses), I would not recommend to borrow the down payment.