The town the mobile home community is in has a LARGE percent of tenants vs. home owners (60/40), so I'm wondering if I'm trying to force the issue by selling on contract when the tenants really just want the freedom to rent?

You'll be able to jump on issues quick.

The only issue I have with this theory is that the returns %.

So, buried in this is a more important issue. 

@AnnMarie Bacchus From one of your comments about being sold REI pkg, perhaps part of the issue is your search for "REI cpa." 

Issues with the property at closing: low water pressure, aging roof, several lights not working, dated interior, water stain under HVAC unit, damaged decking (burn hole & rotting boards), old appliances, holes in drywallAnticipated cost to renovate:  $22500 (includes roof, repiping from old galvanized pipes, renovation of currently empty unit)  The currently occupied unit is TBD on cost, the tenant has been in place for the past 3 years.   

If you are carrying a high note and this is indeed your only investment I do not think there is an issue keeping this in your name. 

We use Furnished Finder's landlord resources and also look through the listings in our market, both comparable and larger/smaller.

He already has his in another property so the seller would have to forgo his entitlement to make is assumable.The real issue with assumable loans right now is the down payment. 

I’m attentive to issues quickly and make quality fixes and updates.