Bob,  the telemarketers I get are from two companies in NY and they are not good on the phone at all.so in that instances the direct mail piece is better.. 

I would buy in 2 pieces: the RE and the business.

The second piece is 2.3 acres with a another trailer and a barn.

Other expenses will climb, but that major debt piece remains, and improves your cash flow. 

The most important piece you need seems to be a great agent/contractor.

Now we have 5 SFRs, worth on average $200K a piece, bringing in $84K gross annually.

I was able to view the unoccupied side and noted the following problems: massive cracks in the tub surround tile, uneven floors, walls, and ceilings throughout, an active small leak from the water heater in the kitchen closet, peeling vinyl tile over water damaged original hardwood floors in the kitchen in an area far from the water heater and all plumbing, and a piece of plywood below the stove and refrigerator that I assume is for strength.

Most of these smaller parks are owned by mom and pop operators that drive to the park to collect the rent and wouldn't want to give up a piece of their income. 

There is a plethora of education and “how to’s” in the world of real estate education that claim that if a real estate entrepreneur uses a private lenders and secures such a transaction with a piece of real estate with the use of a mortgage or deed of trust, such a transaction is exempt from any kind of securities registration.

I've seen some other posts on BP that, to me, are exceptionally bearish on parking money in stocks/ETFs while you wait for a deal (example: "don't keep any money in stocks that you intend to use in the next 5 years" was a real piece of advice I've seen here) - I don't personally agree with that logic (because even a 10-20% market correction would just bump me from market A to market B) but I can understand if someone's trying to buy RE at a price that doesn't leave much room for error.I guess it kind of depends on if you have a more-than-vague concern that the US/the world is headed for another financial crisis.