@Chad Carson I think you hit some very good points, my biggest takeaway is don't grow too quickly. 

The biggest factors are utilities that cost a lot to put in place and grading/exporting dirt.

I will be attending an Eddie Speed 3 day event tomorrow via internet (thanks quarantine). 

I think Memphis is full of non licensed wholesalers.. as is just about every city with a ton of rental property activity.you may not want to get your answer from the internet.. you may want to check with the state real estate commission and inquire with them.  

And if so what are the 2 biggest issues that are preventing you from staying in shape?

Biggest thing I look for is trusting and getting to know the borrower.

@Michael Moussa  Biggest missing piece here is location.

I feel like I have gotten over the biggest hurdle of just getting started but now I have used up most of my cash and maximized the income potential.

I planned to use this equity down the roa to fund a flip, but with the current situation and the possibility of home prices declining in the future, would now be the best time to setup a HELOC while real estate prices haven't been impacted the most and I can receive the biggest line amount vs waiting 6 months?

From an investment standpoint if you're looking at buying one in a park for cash flow, sketchy/poor management would be my biggest concern since they control the park its in.