If you are looking to scale, find yourself an online platform that you can grow into that has payment options, maintenance request, tenant screening, etc...

Property tax is public record, you can look up a neighbor's property.Ask a neighbor about their utility costs.Call an insurance broker and get a quote based on your build specs.

Tax (and often even zoning) designation don't change the comps for what it physically exists as.Is a residential appraiser telling you this, or are you basing this assessment only on your own understanding of these classifications? 

They also are military (we're near a base) and we don't have any concerns about payments.  

While I am not super well versed in the RV park syndication world (although Axia does own a couple within their first fund), in general more and/or higher fees = WORSE for LP.I would love to see more about this deal, but based on a quick scan here: https://www.parksandplaces.com/campgrounds-for-sale/ looks like average pricing is in $5mm range.$5mm PP = $250,000 acquisition fee, let's assume they are raising $2,000,000 in equity for purchase and upgrades, this means acq fee is really 12.5% of equity.Loan Guarantor Fee: $5mm purchase, let's assume $3.5mm loan.  

I'm just trying to evaluate all of my options.

You'd have plenty of good options with your budget

Since you said tiny homes, this is probably not an option.  

Based on reading relevant state tax instructions, tax code, feedback from other investors and CPA's, I'm tracking unallowed passive losses at the state level for states which otherwise do not require unallowed passive losses to be filed on state returns or for which they are not disallowed.

I'd reach out to a broker and see what options they have for you.