I have FHA clients getting positive current CoC return on fourplexes once they move out of the 4th unit, but I think it's simply impossible with anything < 4 units.However, your long term CoC return on sale could be through the roof since we are experiencing +18% year over year appreciation. 

My question is: if the number look good-  is it worthwhile to pursue this and look at it more as a standard multi family investment to gain experience into the MHP Asset class, or to simply stay away from park owned units? 

Disciplines of a Godly Man by Kent Hughes10.

If this is an off market deal however and you're already going to be working with a wholesaler (who had the original assignable contract you're simply, using the realtor to help facilitate- which can make sense to do if you've never done before to protect EMD, etc. ) you're already paying the wholesaler as it's built into the asking price. 

My PM just hired a contractor to make these repairs and sent me an invoice that simply says "Upgrades City and HI punch list completions”.

Simply filing the state records isn’t enough. 

@Dadrion Tuircuit,  That simply means that the seller will be performing a 1031 exchange. 

Everything was replaced in 2013 after fire damage so no known repairs outside of accidents or "acts of god".Great long term tenant has paid $600 since 2014 no real reason to raise, it's about avg for the area.61k would be a top dollar figure as it still falls within numbers I was seeing with cash buyers in the area at the moment.

If so I would simply write an addendum to the lease and have all parties sign

I simply called, we had a conversation, he verbally approved.