The allocation for primary/investment side will determine the allocation of profit for each side. 

@Jaime Rossini,  there is a lot of info missing in your post to allow a full assessment but here is how I would look at the situation if I was to buy with a view to house hacking (live in the vacant unit for a couple of years).Regarding the purchase, this is how I would determine how much gap financing I would need.Purchase Price + Closing Costs for purchase and new mortgage + Cost to Upgrade vacant unit - How much can I afford to invest as my own initial equity?

So it sounds like if we go month-to-month after our lease is up in July, the landlord can raise rent by up to 5%+CPI OR 10% (how do they determine which though?)

Make the mental shift!

In reality your ROI is dependent on a few variables...the most important is equity (cashflow is ok if you need it now to live)...but it should not be the #1 factor determining where you invest.

I’m still a beginner, but I understand the language for the most part.Learning how to use the “Four Square Method” and determining ROIs was a great game bonus.  

Also included should be a contingency to give me a 14 day inspection period to give me time to find a cash buyer.If you do not have both of these in the contract and you do not find a buyer you have a good chance of losing your deposit.Here is a sample email that I sent to the agent when submitting my offer: Hello Frank After going through the numbers, I've determined the following offer.Offer Name: MD Investments LLC And/Or AssignAddress: 123 Any Street Any City, Any State 12345Offer Amount: $115, 500Deposit: $500Contingency: This offer is subject to a 14 day home inspection of a contractor of the buyers choice which must meet the buyer’s approval.Closing Agent: TBDClosing Date: Closing to be 30 days or sooner if agreeable to all parties from the mutually executed contract.All cash offer.Hope this helped

How does one determine or come up with a community rating?

You also can't determine what rent rates will be in 2-3 years so it's risky to lock in a rate and potentially be way below market.

It's just not going to function quite as an MHP would but still having knowledge in that space will allow you to determine if this would be profitable.Not buying just because you're afraid of having park owned homes is a bad idea.