If offer is accepted tho, and we are binding into a purchase agreement should there be special wording in the contingency for protection?

Could you handle it if the HOA decides to bump the HOA fees next year or hit you with a $3,000 special assessment to pave the parking lot and replace the roof?

Often times the local banks will have promotions/specials for limited periods of time - you could get lucky and find one that has a lower down payment for an under 4 unit non owner occupied.  

Adam, I have an associate who specializes in these types of assets.

Due to the extremely small lot size (.3acre) and a small stream running through the backyard - the state approved a special 4 bedroom septic system design by a professional (after months of working with the state and with 12 state rules broken), but was denied approval for a multi family/duplex septic system design (after months are trying).

@Jerry Hernandez reach out to the local investor community to see if there are any that specialize in mobile homes.

If there are special rules for this your CPA will know.

I would recommend talking to a securities attorney who specializes in real estate like Jillian Sidoti over at Crowd Funding Lawyers. 

If the schedule slips by one week a make up schedule now must be submitted.The contractor must list all subcontractors he will contract out to and you introduce you and you go over with them can they meet the schedule if not they are out.If this contractor is not performing as agreed send out a delay notice to put it on record in your files.Penalties should be included in the contract for liquidated damages and your contract should say you have the sole right to supplement the work regardless of who's name the permit is under and hopefully the permit is in your name.

This doesn’t instil much confidence in us, specially since my wife has to work daily inside the building.