@Michael Lear obviously “getting your money back” isn’t sufficient but I doubt the removal cost and the actual damage of their failure should exceed 10k.

Syndication, fund, or single-member LLC?

You aren't buying an index fund of MHPs; you want one specific park.

I've been buying off market with private funds/hard money, waiting 6 months, and then doing a refi at appraised value while pulling cash back out.

Based on the property card this was bought for 1.3MM in 2003 and then changed hands thru a fund for 10MM in 2007 (I am guessing that was part of a portfolio purchase) I would be interested in flipping the land if the values are that high but I need to gather more information about this.

Seems out east in the upstate New York, Pennsylvania and Connecticut area there are alot of 4-6 plexs that I can purchase for $50-75k that need $75k worth of work but average apartment rents in the areas are 1k per unit per month when rented.I would like to find an investor that will lend me the $150k upfront so I can purchase and remodel the property and when fully rented get traditional funding for the property. 

@Chang Hee LeeUsually, just a letter explaining who to send the rent checks to, how to handle requests, etc is sufficient.

This person is your financial partner aka the end buyer who will buy the property/fund the deal

It can be easier to get funds if you can show you have a bunch in an area that you are working on.

and has enough depth of experience to handle your exchange appropriately from start to finish including strategic consulting and protection of your funds.