The property in North Oakland was purchased with $100k discount, seller did the sewer lateral and some additional demo/cleaning of the property. 

Make sure you get a copy of the lease to ensure that the lease can be transferred to you after the sale (assuming you proceed with the deal).I hope I'm not bursting your enthusiasm, but unless you can get a better purchase price for this one, walk away.

I have a feeling that crowd is going to be growing significantly with the additions being made across I-79 near University Town Center.  

This one will get a full cosmetic rehab including tearing down interior walls, adding an additional bedroom within the existing living space, re-piping with pex, new roof, HVAC, and exterior stucco.

In addition to that, banks will only finance against the "lot rent" component of rented mobile homes on land.A $150,000 Park would need about 12 homes with a lot rent of $200 per month assuming a 50% expense ratio and 10% capitalization rate.If none of this makes sense to you I would highly recommend the Mobile Home University Due Diligence Manual.  

Would a business license be required in addition to an LLC to do wholesaling, buy and holds, fix and flips?

The commercial property would be a great addition of another 4 units, but will also provide a retail opportunity for us to open a small building material retailer.

With what the owner wants to walk away with/owes in taxes/my assignment fee, the price is still 60 cents on the dollar, but you are buying the squatter. 

If the unit has these:Assume replacement every 10 years:Water heater - $900Refrigerator - $900Range - $900Dishwasher - $600Clothes washer/dryer - $1000 combinedEvery 15 years:Furnace - $2900Central air - $29003 BR SFR Flat Roof - $2100 + $300 per 3 years to coat itI annually plan for an additional $1,500 of miscellaneous maintenance expenses and $800 for capital improvements.You could probably use something like this to estimate your per-unit costs as some units might not have all the same features.  

I am will to split profit in addition to paying a percentage on the loan amount.