After some seasoning, we quickly realized that you can pretty easily fill most any unit in under 2 weeks.  

You don't need a HML in the Philly area, you need one who can evaluate the market and Philly is a good market for HML because it's pretty hard to lose money right now unless you buy absurdly high or mismanage your flip or BRRRR.

I haven’t really looked into mobile home parks before but one WITH a LAGOON came across my desk and I’m not sure what I should be looking out for when evaluating.

Some other things to consider should include the experience or track record of the operator as well as their bio to evaluate their ability to meet the objectives set out in the plan.

Find a PMC and agent you trust and they can either video evaluate for you or you can virtually walk the property with them via Zoom, FaceTime, etc.

Hello,I had a tenant last winter and the heat in his unit was supplemented by the unit above him.It gets really cold down there in winter but he chose not to have free heat and sealed the vents tightly with an aluminum foil without  letting me know , I could have easily adjusted the thermostat to lower  per his needs if he had told me and supplemented my apartment above with any additional heat but he chose to seal without letting me know inspite of my warning later on and obviously it can have detrimental effect on the tubing inside the walls due to excess pressure build up.He also complained about high electricity Bill's (obviously he would incur high utility bills when he turns on his electric radiator without using the free heat he was getting) I ended up having an oversight from my end as I did not verify if sealing vent caused any damage . 

We filled it rather easily and with a great tenant.

If it comes down to it and I have to wait to qualify on my own that would suck but we would have more resources to maybe afford Multi-Family properties more easily by then. 

You could easily be showing a bad listing price.

Thank you for giving your logic on how you would evaluate the deal.