So I cannot get a conventional loan without water being turned on.

Well , as far as insurance , any plowing contractor should have insurance but most will make  you sign a hold harmless agreement , basicly we are not responsible for slip and falls , bushes , driveway damage etc .

They signed a 1 year lease and now want to break it basically.

I am going in with my dad on a commercial property that will have two tenants that have signed a 5 year lease.

I have considered turning this into a rental and holding it for a while but I would have to come up with the funds to buy out my siblings since they are not interested in being landlords.

While you might have to sign a contract after the auction, it would not allow you the time to obtain traditional financing.A bank would never approve you for a mortgage, give you cash directly, and send you on your way to look for a home to spend that cash on.  

You will eat up all your cash flow, if there is any, just travelling to this park to turn it around.  

Homes tend to settle over time, so depending on how badly they are sloped and if the settling is still active would determine what needs to be done if is does turn out to be foundation problems.

., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

You could always go private money if you -really- want to go there, but if you are "new to the game", then I'd heavily advise you against brand new construction without either a construction or engineering background or if you are heavily banked.At 80-100k equity, you could turn that into 135-170k of buying power with bank financing at around 60% LTV (I'd be conservative if this was your first time going at it to make sure you will cashflow and establish that to keep working with your banks).