@Craig Clark, if you feel like you have found a diamond in the ruff and your resources are lacking in a few areas, you still should be able to find a partner, if you feel the deal is good enough head out to your local REIAs and connect with other investors there who may want to partner with you, if the deal has enough merit

How's it going BP,I am wrapping up a flip property that I am partnered on (The partnership is not going as planned and he lacks the necessary motivation, but does have his realtor license... for now).

WSJ says in this recent article that "despite historically low mortgage rates and rising wages, the housing sector has been strained by a low inventory of affordable homes propelled by rising construction costs and lack of land." 

I'm at the stage where I'm discouraged due to the lack of startup funds.

This may be true but the lack of experience bleeds through when rehab costs are grossly incorrect because of lack of education on what it takes to rehab a home, apartment, etc.

They will lack the "Mom and Pop" managed feeling that we give to our renters. 

Preferably it would be one who has money since I lack finances.  

My biggest challenge at the time was distance, time, rehab cost and lack of knowledge of rock star contractors to say the least.

However, from what you shared, the park is in a small rural community, so that usually points to a lack of demand. 

Statements lacking such clarity is what I think leads to people saying things such as "the Solo 401k is exempt from UBIT" which is not true.