You want to review income statement from HOA before acquiring the property as many kept increasing fees to the point it is not worth owning a rental as business.

This significantly increases the real cost of the property and you'd need to include these costs into your financial model.

This is also a bit of a destination, as it is right on the WA coastline, so Airbnb has potential.All in all, I'm confident that I can increase my net to 92k annually, and after expenses and debt service (partial commercial, partial seller carry), this puts me at ~$2,500 a month cash flow. 

As that money comes back I just reinvest it.For the mobile home park is there additional opportunity to increase income.

The legalization of cannabis in various states has created a niche in the real estate industry where the value of properly zoned lands and properties have been increasing at an astounding rate.

Yeah as @Shaun Palmer mentioned, this will bring about 1,500 blue color jobs ($10-12/h).I usually get the most excited about hi-paying jobs from an investment perspective.

The current total monthly rents are $2950 which is low for the area and can be increased to $3200-3400. 

I think the main question I have for you to figure out is this: What would you need to do to increase your rents above your estimated $3,000? 

If it’s rent ready don’t go looking for extra expenses, unless you want to increase rent range.  

I look primarily at COC (20% min) and opportunity to increase profit (add homes, submeter water, etc).