.- Even buying houses in HOAs can be h***, re lawn mowing, house maint, painting your colors, tenant leaves camper parked in drive getting you HOA fines....In short;  what out for HOAs, avoid is a good business model.  ...

Park needs new septic and well.

The house is in a very good neighborhood with mostly families around, it is very close to a park and running trails (that have access to a big lake).

I’m in the middle of negotiations on a mobile home park. 

Ideally, we are looking in areas close to South Park/Plaza Midwood.

Rent-by-the-room, medium-term rental, short-term rental, renting parking spaces, sheds.

Either or works Well just use this as a simple example 24 Unit apartment Complex ( B-  or C +  type  property Purchase Price - 1,920,000 ( $80k Per Unit ) may be low in this market Down payment - 25% = $480,000 Rehab - $ 6,500 per Unit ( some units  more than others ) = $ 156,000Common Rehab - Water Heater , laundry room if it has one , Paint of building , landscaping , windows , parking lot  , roof ( 10k - 70k ) This ranges a lot depending on the property Closing cost - 20-30k tax - 7,000 / year insurance - 12,000 ( wind n hail , general , fire  ) / per year Property Management ( 10 % ) = 2,160 / per month vacancy - 10 % = $ 2,160 per month Cap X ( fridge , window , curtains , doors , paint , roof , pavement ) - 1,080 / per month Landscaping - $ 800 per month simple repairs - $ 500 -900 per month common area electric - $ 300 per month Mortgage $ 7,500 ( 30 year amortization  , 4.75 % rate  ) Income - $900 per unit = $21,600 , this varies based on area . 

I’ve spoken to county officials and lots of contractors, but still unsure how to proceed.

Good bones, reasonably well taken care off, and off street parking which is a huge commodity in that area. 

@Daniel Kierath Jr There's a lot of parks and activity for mobile home investing in GA.