To continue learning about real estate investing, I'd encourage you to attend local meet-ups to hear speakers, network with other investors and agents, and to get a more local look at real estate investing in your market.Best of luck!  

A more appropriate expense ratio for a park with 100% POHs would be well above 50%. 55% would even be generous, giving the park NOI of $23,490. 

This probably does not address everything you have mentioned but I wanted to give you a high level approach to think about and if you would like to discuss further, feel free to PM me and I'd be happy to have a more detailed discussion with you. 

Is this something I should invest in or should I cut my loses and look for a more ideal property?

Like Bruce I give them more time as I feel a moral obligation to do so, I don't want to put anyone on the street.  

Partnership can make sense, but at a more advanced level.

My company uses Rent Manager and i'm thinking of making a switch to a more user friendly software.

If I were to buy multifamily in Kansas, I’d probably buy in a more transient or liberal area, like Lawrence, KS.

If you take on your friend as another tenant, it may help outweigh some of the potential cons that would come along with this process.Hopefully an expert in this area will be able to provide a more concrete response, but I unfortunately don't believe it will work out as you have proposed.

I'm planning on getting the sewer lines scoped as well as doing a more comprehensive checklist done to give to the contractors tomorrow.