Also, offering a higher than normal % to the Buyer agents always gets their attention, offering less has the opposite effect.

As crazy as it might seem to many, I self manage from out of state. 

But one of my neighbors was loud at times, both before and after quiet hours were in effect.

Having more/ less bedrooms or bathrooms, as well as extra amenities such a pool will effect Sales Price as will the quality of schools and the Neighborhood Crime Rate.

Small details make a small difference in the effectiveness of a marketing campaign.You don't tune an instrument that you are not playing.

In an area with rising values and fast demographic shifts of what the NEW RESIDENTS wish for them self’s but simply doesn’t exist yet in terms of feel and finishes.

I figured using a 1031 was a long shot but I was also considering a self directed IRA.

Considering that you had an intent to make it a rental, you will avoid the self-employment tax - which is what the warning that you kept hearing was about.

The reason is there are so many aspects of MHP's that no lawyer usually has that breadth AND depth to effectively advise on so many topics.With that said here is my recommendation if you truly need an attorney:Get a generic real estate attorney to help with a purchase contract, if that provides you comfort.Bring in specialists for help if you have specific issues in a certain area you need help (e.g. zoning, grandfather status).I have a custom 15 page MHP-specific contract I use for investor-owned MHP's (this contract is mostly padded with seller disclosures and outs for the buyer if materials facts are omitted - everything from utilities, zoning, and financials), and then for small sellers I use a 3 page TAR form. 

Has anyone self managed a property while remaining anonymous?