Always have a great agent that understands construction or an agent that brings a contractor with your inspection.These two elements will save you so much hassle.Good luck man

Long story short the utility company is in negotiations with the state to raise the monthly bill by 200$ on every pad and it is about to destroy his profit margin. several of the tenants I've talked to are trying to figure out how they can leave because they aren't happy their lot rent is going to almost double when it goes into effect. during my due diligence I discovered that all of the homes in this park are on electric heat and haven't negotiated with the electric company to lower their rates because of it. 

I will say though that no heat calls often happen at annoying times of day.

Maybe you can buy something out of your heated up/expensive area, but close enough to manage, or close to family? 

Upon entering the property, we have found that the hot water heater does not work, the flooring is all buckled up, the countertops are falling apart, no appliances, and the A/C Heat unit is not working.

What about heating unit?

Like @Bill Brandt had mentioned, the rental market was slowed for a few weeks, but it seems to be heating up quickly.  

What makes these ADU's interesting is that they seem to walk the line between residential lending, permitting of utilities, fees, but also have a commercial element as they are built as rentals.

Any decline would likely be offset by the market heating up for summer buyers.

Currently I am covering water and heat for both tenants but would like to bill the tenants for their separate usage.