I can possibly expand the bedrooms 2-3 ft, but that's about it. property size is 1800 sq ft. 

I retired early two years ago and thought I would purchase a mid size MF to replace lost income.  

Using a 9 cap valuation park value is 1,400,000.Caveat, this formula is best used for a minimum park size of 40-50 spaces.  

I am new to all of this so there are some things I don't know and maybe I can have answered: What does it cost roughly to run water and sewer and tap into the city (rough idea, lot size roughly 160x90)?

If it is not covered in the offer the, in terms of payment size, I believe the owner has to disclose a portion of the payment on his taxes as interest.

Since the blunt instrument of the securities laws cannot play favorites for real estate this makes most offerings of any size intractable using this exemptionQuality sponsors are still using item 1 above.  

What size loan are you looking for?

First, it can be done.Second, you'd probably be better off picking a fair sized town in the beginning, say over 250,000 population.

You should determine what size house, number of bedrooms etc. before you go looking and ONLY THOSE PROPERTIES that meet your criteria should be considered.

Trevor Kropp I agree with Russell Brazil Comparable approach is usually used at this size.