I originally want to seller finance and refi out later on after making minor improvements.

If you take the cash you have to improve 1 side 1st, this may raise the property value enough to refinance in 6 months.

My resources include:- The VA Home Loan- By the time I move, roughly around $30K-$50K of my own working capital- A real estate partner and mentor based out of Chicago- My brother, a real estate broker who I can go to for access to MLS- Currently trying to build relationships with lendersI got out of the Marine Corps at the beginning of 2015 and have spent since then learning everything I can about real estate investment before trying to pull the trigger on anything.

The biggest problem they face is actually accessing their money.

I would gladly offer to split the cost with him, because I know rebuilding the wall is a lot more expensive than improving landscape and correcting drainage from his lot, but again he just says "Not my problem, the wall is on your lot".

(Will be at Lakeview in Harrisonburg tomorrow)In that regards note inventory isn't dead but it's much less accessible and low hanging fruity than it used to be.PS: In the several years that I've been participating on this forum, there is like 1 guy that asked me if I had notes for sale.

Does the site have access to electrical power, natural gas, town water or sewer?

You may miss good deals while waiting, and more importantly, you will miss on making connections and getting a name out there for you as an investor that focuses on X or Y niches.However, you can definitively do something to take advantage of this market (high valuations and easy access to money) and your situation (low LTV and hopefully good cash flowing assets and personal financials) without having to deplete your cash reserves paying down loans or reducing your cash flow by getting me loans. 

Mentioned a great point, the tax consequence of a sale will bring property tax up to date based off the sale and the last time it was accessed was when the park was built in 1938 so I’ll be facing a huge unknown there as well so all in all I think the “F” factor is way to high with no upside that I can see.

That will give you a better idea of how to improve (not over-improve) a property you are thinking of purchasing.Speaking of purchasing, you can't purchase comfortably without knowing all of your costs and being able to analyze a deal.