My lawyer  needs advice from someone more versed in the tax law.

Have the deed holder be an entity (the exact entity and state of filing should be determined by your legal counsel with input from your tax professional). 2.

That GRI does include income for cleaning, taxes etc. though normally, which is really pass through expenses for the most part.

One thing you might also consider when choosing a place to invest out of state is; After you have property there you can visit the area for business and a have tax write off.

Then in 6-12 months do a cash out refinance and take out cash "Tax free".  

Pittsburgh is very affordable and the taxes are low outside of Allegheny County.

“Am I happy enough with what I can make off of this property between cash flow and appreciation and tax benefits that it is worth my while?”

You can try to use their taxes for verification but it is still difficult, CAP rates will not reflect tenants that need to be evicted.Hopefully, this has been helpful in providing some additional aspects that are unique to CAP Rates and Mobile Home Parks. 

For example, they will receive a lump sum for their equity, and receive the rest of their equity over time, which spreads out the capital gains taxes they pay.

Look up local ordinances, laws, taxes, and insurance.