I don't know if it is state wide but the counties in and around DFW have limited us to 1 water well per 2 acres and aerobic septic to half acre lots. 

I definitely want to look at it from all angles for my own education 

You have given me a great, well-rounded set of information on approaching this deal from all angles.

You have to keep the lien for 5 years to take possession of the property so you can either play that angle and hope they don't pay it off or count on some portion of the 10% annual return.

I didnt do this and have lost one potential tenant to a neighbors dog, and have had my own bad bad thoughts wide awake at 2am on how to handle the barking.  

Your tenant just wants you to stay the hell away and no sooner are you relaxed then the place becomes part of a city wide drug raid.

Getting perspectives from y'all has done a lot to help me see this deal from other angles.  

Congrats in the deal and thanks for explaining how the LLC angle worked.

The down side is it has a dilapidated double wide trailer (on a cinder block foundation) and its not in the best trailer park subdivision.

I am in Cranbrook and while our economy is different then in Castlegar, both markets are diverse, reasonable demographics, lower costs of entry and pretty high cap rates (10% cap rates are on the MLS right now in Cranbrook).I have entertained the thought of a local investor meet up at some point, maybe we need to make this Kootenay wide?