If so, doubling expenses to 31k including vacancies, repairs, 2x utilities would put it at a 11 cap rate.I would estimate lot rent as $350x 60m 189kAnd each home at 29k x9 261kTotal 450k, and these numbers are on the high side.Cap rate at 450k and most aggressive expenses including 10% vacancies and 10% repairs is 14.7Was appraised a few years ago at 550k before 20k homes flooded in our parish, and these were not one of them.

I don't consider the place an investment, it's my home and while I intend to rent rooms out (and can possibly profit from that if I'm lucky) I am happy to pay the whole mortgage and utilities myself and live alone. 

With all useable land and fertile land(With the exception of Grand Oaks which cannot be cut down; which may serve as an attractive part about the "Community" if several homes were to be built on the subdivisions),  2 water wells, 2-inch water meter and all the utilities; how difficult would it be to find a developer to pick this up, have the deal assigned to, pay closing costs, and pay in cash?

The the boiler is natural gas so I am looking for estimates on how much it would cost to install new gas lines, a new boiler, and then a second breaker box etc for the electric to separate the utilities amongst the apartments.

They include (but not limited to) any loan payments, taxes, insurance, utilities, HOA fees, etc,. that occurs during the Rehab period and up until the property is fully rented.Hope this helps.

Specifically, the aging demographics of the country dictate that short-term retirement ADA-compliant housing is going to be a growth industry for at least the next thirty years.

Also keep in mind, you might have to adjust the rents slightly now that utilities are not included.

Be sure to look at a full 12 months, as the utilities will go up and down based on the seasons.

As of now I have a solid network of laborers each with their own specialty of trades at really good prices, my partner, has been a contractor for over 30 years himself and managed many flipping properties and has a good understand about the industry.

You can also find out the pay-off amount to see if it's worthwhile to just pay it off.Then, it's just an additional expense (and lower utilities for you and/or your tenants)