Since you don't currently have the capital on hand to pull the trigger on anything anyway, I would suggest narrowing your focus in your research to a few key questions.

Unless I can negotiate the seller to pay for it.Admittedly, I have cold feet, but I am going to force myself to pull the trigger soon. 

My partner and I were just about to pull the trigger on this deal when we found out about this company while we were trying to find mobile home dealers we could possibly work with to get the lots filled.

I'm ready to pull the trigger ASAP if the deal is great!

Yes, but with a mortgage, even though it is not technically a sale, a lease could trigger a due on sale clause that is written into most mortgages.  

I feel like even if I found my dream deal, I wouldn't pull the trigger and buy.

After the fact it would be possible with your accountants help to structure a business entity that each of you contribute your property into without triggering a tax event.  

We have investors and are ready to pull the trigger on the right property.What Real Estate Brokerage are you with?

I don't know all the triggers, but the basics are how long you plan to hold the property and what your intent (rent or sell, even rent for a short period of time then sell)  are just some of the triggers.

@Allen Smith congrats on pulling the trigger and your baby girl!