She would get the primary residence exclusion of the first $250K of profit tax free if she has lived in it for 2 out of the 5 years immediately prior to sale.If it's a rental now then you can do a 1031 but she will not be able to move into one of the properties for a year or two since the 1031 is for the sale and purchase of investment property only. 

Not much room left for any real net profit at that price point.So I don't know that the appreciation is really the issue for me right now.

He did provide me with the current rent roll, 1 year bank statements, water/sewer/gas/tax bills.Here are the numbers based on the bank statements for 1 year:Total income: $82816Total expenses: $75967The park isn’t making much profit but if the occupancy stays at its current rate or increases, it seems like a good deal to me.

They should not use any third parties, that would just make them a middleman.Try looking at:The Best Types of Markets for Profitable Turnkey PropertiesandWhat to Ask When Working With a Turnkey Provider

Contact some hard money lenders here if you just want to do a property-backed loan only.The terms should probably be something like: He guarantees you 8% annualized return on your money and you split 50/50 any profit in the deal after that.

At some point, I'd recommend transitioning into commercial multi-family. 

I see an opportunity to buy land which is relatively inexpensive in the big city markets, build something and make a fairly good profit margin (30% to 50% if not more than I put into it).

Here is what I use:"buyer is a licensed agent, purchasing under market value, and with a profit motive."

What is more, the employee contributions are aggregated between all 401k plans but the profit sharing contribution are not.

Had I realized that there was a profit to be made this deal might have worked?