Doing a cost analysis also should include logistics. 

@Karla Slyngstad A Delaware Statutory Trust qualifies for an exchange, and most have debt at or near 50%.In your situation, and speaking in general terms, a $400k equity investment would include a $400k debt position, satisfying $800k in an exchange.

The lease agreement includes mom and one kid, the daughter just moved back from college and now the son is using basement living area as a bedroom.

Or since the sale includes 5 units regardless if the buildings arent connected, will it have to be a commercial loan?

Property #1: When writing up an offer purchase, be sure to include the current owner be responsible for the water charges thru the closing date.

Any recommendations for Florida mobile home lenders (includes land parcel - no HOA)?

One with skin in the game ($$) would also allow you more flexibility and to potentitake on larger projects. 

Will the sales price pay off All liens including the $31k and closing costs, or not?  

Hey everybody,A bunch of the OMs I'm getting sent include a principal reduction in the financial analysis.

I will continue to use the Landlord Locks managing a small number of keys for tenants and having my master key that can open every tenant lock including padlocks on sheds/garages.