The proformas are rarely accurate and usually optimistic.

You can combine a 1031 and 121 to come out of this tax free potentially. 

After spending the past months and years stressing out that suitable deals were getting so rare, I can tell you that I am done trying to fight so hard in the fishbowl with much larger fish than myself.

In this business you either need money or access to it (financing) and often times a combination of both to get deals done.

Rarely  housing but vinyl frame would work like a charm imo.

Helpful to know any combination is accepted practice and is available to me as the owner.As for researching each professional, aside from word of mouth, confirming licenses/insurance, and comparing bids, I feel like the final selection comes down to one's gut feeling during the initial meeting and subsequent interactions.

Not to pop the balloon of optimism here on this thread, but developing a park rarely makes sense.

If it is an outside liability claim (like someone suing you because your son killed someone with your car in a crash), if the LLC is set up in a proper jurisdiction with charging order as sole remedy (or your LLC is owned by a holding LLC in such jurisdiction), then the plaintiff would not be able to reach into the LLC asset.You can combine both by having the property owned by a land trust where the beneficial owner is an LLC.Using asset protection structures can be very efficient in protecting your assets from catastrophic lawsuit by limiting the risk to only part of it.

Will they accept lower if I explain that the ARV and repairs will barely combine to be the purchase price (it does not fit the 70% rule or the 2% rule) 

When the appraiser came out, he estimated what the combined market rents would be on the appraisal, in our case $3550/mo.