The property is in Maple Valley, so no the situation of all the new rules that are been imposed for Seattle now.

Dealing with C class tenants are not easy for beginners like me.

Does anyone know how easy/difficult it is to change the house number?  

You pay for having quick and easy access.  

First, I would check the actual reserves of the association, usually pretty easy to find out in the buying process (required resale cert etc).

Seems pretty easy to obtain.

Am I saying PMs (and managing agents) aren't any good, its easy, they don't earn their fees??  

Finding a buyer will come easy.

A good "one stop shop" with a solid track record (make sure said track record is apartments and further same type asset you're purchasing) in the given market should be easy to find with some diligent investigation.

If you could obtain this property with no cash down and it was close to home and easy to manage, or if this was a land appreciation deal, then maybe there is something there even with the small number of MHs.I would personally not include RV rent and shop building rent in my buy analysis.As for the "cash buyer" question; With $200K ready to invest, I would be looking to buy a 40+ unit MHP, with 20% down and/or some form of seller financing rather than using cash on a 3 unit property.