Many people have read the same books/listened to the same gurus that say to look for properties where the owner pays the utilities and simply submeter them or charge the tenants on a ratio basis.The truth is, 90% of the time the current owners have read those same books and would have done that years ago if they could.There are several very real problems with separating utilities. 1) Physical/Cost - often the buildings will not accommodate it without tearing into the structure to rewire/repipe which is cost prohibitive.2) Market - sure, just bill the tenants for it on a ratio basis but guess what they can't afford it, or can find cheaper rent elsewhere  3) Legal - sometimes it's not allowed/implementing it involves a lot of regulatory compliance cost4) Administrative - there is actually work and cost involved in reading meters and billing for utility servicesDon't get me wrong, this is a valid strategy for value-add and I have used it successfully.

What should I do before I give him the physical address?

Looking into physically distressed MHP properties is also an option, depending on just how distressed they are.Other than the above mentioned scenarios are there any other thoughts on what might turn a MHP owner into a motivated seller?

Who says you have to physically goto an auction?  

I have a couple two units and I've always covered snow plowing and maintenance/repairs, but as the winters pass I get more and more tired of dealing with it, not only from physical standpoint but accounting as well.

If you get it exercise your option.

I understand that when my tenant is ready to exercise their option, i can go ahead and exercise my option by doing a double closing.

Fast forward one year and construction is physically complete, but getting the lien removed is proving to be a challenge.  

I know some of the imaging is out dated - but it gives me a good idea of areas to focus my physical driving in.

He notes that typical physical depreciation is within acceptable parameters and no functional obsolescence was noted.