For this reason, I would not budget this much time in.

You were supposed to switch over to your main heating when it reached 40F-50F for the exact reason you stated.https://www.canarymedia.com/articles/heat-pumps/window-heat-... according to this article, they say these are good to 0FSure, they won't be nearly as efficient, but at least they aren't using backup heating. 

CA investors are faith investors for obvious reasons. 

There's no reason to have both a due diligence period *and* other contingencies if you can get your ducks in a row in the due diligence time-frame.If you have specific questions about the GAR form, don't hesitate to shoot me a PM (or post it here)...

I am having trouble deciding if I should go ahead for a few reasons, one being that I would require outside investment and the cap rate could be as low as 4%, once rents are stabilized.

Some of the parks I've been in have some of the hardest working, most patriotic Americans I've ever met I love this and it is true.

Could that be one reason? 

That was my only reason for even considering FHA

You're correct; for ethical reasons, realtors can't explicitly say if an area is "good or bad."

I don't see a reason a lease couldn't be written to an LLC.