Day care center.

I want a good foundation of knowledge for my business I could care less about a super high upfront split if no one is going to teach me anything lol.

But be careful about viewing them as a “low risk” option.  

And I have fancy degrees in finance and economics and a real estate investment certificate from Harvard if anyone cares lol.  

We agreed to split closing costs, I'd take care of septic inspection, and I'm tearing down the mobile on the land. 

In couple of two weeks visits, I rehabbed it with the craigslist “proffies” for like 15K, which was not bad at the time.In retrospective, there were two things, which significantly reduced cash flow:the location- as excited first time “investor” I did not pay attention to numerous sump pumps (the house actually sinks in the swamp- not unusual in New England)the property manager- I had one great guy for the first four years (also found in craig).

Make sure the fence is in good shape prior to move-in and make the maintenance the tenant's responsibility, just like lawn-care. 

Some say all contracts are assignable, others the NJ RE contract is; but in the same space I am being warned that one needs to be careful.

I agree with @Anthony DooleyBe careful and don't get caught up solely in the number of units you have. 

Take care of the drywall issue if and when you decide to move forward.