I would be selling the park owned mobiles to tenants to get out from under the maintenance and repairs...but I can't sell the house...but I don't really want to deal with a renter in the house and owners in the mobiles.Should I just steer clear of this one?

Obviously maintenance costs should be much lower, thus resulting in greater monthly cash flow.

Since you're a beginning investor, I'd recommend that you buy a regular ol' move-in-ready property.

The property will get worn out faster and maintenance issues will be more frequent.

How to use a straight option to purchase contract and can I use a regular assignment contract to assign the straight option to purchase agreement?

My mentor / business partner who is showing me the ropes in RE is starting his own property management business after being in the real estate game for 13 years.He is offering me a job in said property management business as an on-call maintenance person, and also said he can pay me to do yellow letters for him (I currently send out a lot of them for my own investing purposes).He said he can either pay me for each letter, or a 10-15% commission on income from any leads I generate (so if I land him a property that he makes $150/mo on, I would make $15-$22.50/mo on each property. 20 properties = $300-$450 / mo total).Either way, he will pay for all the material and postage- so I'll just be taking care of the rest (printing, packing, sending).

It will earn you commissions but it will also show you how to buy houses that are not selling through regular marketing as described in the article above.

Look into deferred maintenance.

Ask for elevator maintenance records and see what they are spending on those per year.Is the maintenance guy in-house or do they subcontract maintenance, take a look at the cleaning contract.

You're thinking about great things but you need to just get started first and experience land lording, cash flow, maintenance and the other challenges that come.