I still no nothing on probate at all really starting to look into because a few of my leads will be probate situations but if the owner has no heirs is there still a way for me to get the property

I feel like the answers you're looking for vary so much from one municipality to the next any advice given from knowledge gained from elsewhere may not be relevant to your situation.

Are there situations where it may be better to pay them in-house under your LLC or S-Corp?

when I say you lose money its all the money you pay 3rd party professionals to do proper due diligence you get your EM Back.in the case of my situation right now were I have just under 400k in cash out on my Oregon deal.. if I don't close I lose it all.. but this project also will make us almost 10 million over 3 years.. so like I said RISK/REWARD... and when you step up to big land deals your competing against big players.. like my deal I just beat Lennar and Horton to it..

What's the lot rent of the park, market rent for a 3/2 MH, utility situation, and number of lots?

I know different situations call for different forms but are these 3 forms required to be signed in the beginning?

Sounds like a complicated situation but I can't see how letting the house go into foreclosure is going to make it better. 

It sounds like you have something to offer, so you just need to make sure you work carefully to choose the right situation that will be beneficial to you in the long run. 

That becomes critical in any situation where you want to use 1031 to diversify.   

Being a real estate agent I come across all sort of situations.