In general I think any time is a great time to buy if you have access to sufficient non-MLS deal flow and know how to evaluate opportunities for given product types in a given area.

Everything is evaluated on a case by case basis.

You do not want to invest actively in (1), or even make a passive investment in an operating business, or you will hit the UBIT tax (steeply progressive, uses trust tax tables, and hits 39.6% at less than $12k of annual income) Here is a paper on ROBS, though I assume you are just wanting to invest passively (rentals, notes, loans) and a Solo 401k is probably sufficient.

It is possible to stay the demolition plan depending on how far it has progressed but this is only done with permission to cure the property so a time limit will apply.

Learn all you can first about sellers and buyers as well as how to evaluate if it is a deal or not.

My Homepath investment deal is progressing but I learned something today about Homepath financing that wasn't in the literature.

make sure you thoroughly evaluate the repair estimate my friend.

Please keep us posted on your progress.

@Langston Patterson - welcome and good luck with your progress!

I took the water cost out of the expenses provided and the expense ratio came to 70% for the past 4 years. 9 x $195 x .7 x 12 x 10 = $147,420 park value On top of that I would need to evaluate rents (I'm guessing they can be raised) and work on moving people into the park (not as easy).