My concern is that it's 10-15 mins away from downtown and beach and while the home is going to be stunning, the neighborhood to get to this home has some mobile homes in it and 1 run down yard w a broken down car on the way to the property.   

I keep forgetting about the affordability and ease of mobile homes.

I have a mobile home in a park some what run down however the mobile home is very good conodition.

Make sure your team members are as dedicated to a project as you are.Verify ALL funds available for project, including hiccup funds.

I've got an unusual thing, perhaps: one property with a duplex and another duplex and two mobile homes on it, and then we are going to tie in two other mobile homes which sit elsewhere - in a mobile home community.

Whether you need a business license is more based on what the city requires before you do work in your park (and it also relates to the type of work you'll be doing).For buying mobile home parts and supplies, everyone is going to Purchasing Platform, which has the lowest prices coupled with them tracking your expenses for you by house.

I should be going under contract next week on a 25-lot mobile home park about 2 hours from me.  

Ester,You can re-finance without being in the property BUT, you'll pay higher costs because (it's a rental) and the loan is a non-owner occupied type loan.If you want a streamline loan without a lot of costs then yes, you'll need to get your mail at the residence and prove that to be true.Do some shopping, you'll find all kinds of loans that you can work with (owner occupied and non-owner occupied....Here's an example, EVERYONE has said, you CAN'T FINANCE an OLDER MOBILE HOME...

Most jurisdictions are terrified of this kind of development because they can't figure out how to differentiate it from a mobile home park. 

My syndicated investments include the following asset classes: mobile home communities, self-storage facilities, multi-family, senior housing, and ATM machines.