You're forgetting water/sewer, lawn care, snow removal, and admin/professional costs in your expenses.Does owner pay for trash removal in your market?

If it's in a city, it's likely that there was a previous structure on a vacant lot so there may already be a water meter and sewer tap.

We came to a deal on price and , they get no electric , they have to use honda inverters that are real quiet and build noise barriers . they can use the hose to fill water tanks in the trailers , no guests .

Your investment will be quite a bit less as you are paying for real estate and infrastructure (sewage, water and power) which can be done as the business grows. 

I've called Birmingham's Housing Authority at least five times last week and I either didn't get an answer or they tell me they don't know...I think any landlord can rent section 8 but the property has to have certain requirements like running water, hard wired smoke alarms, flush toilets and a roof that isnt collapsing.

Thx depending on where your water & sewer is for bathroom. 

I have reserves and fortunately had little in stocks-there again I'd probably be in the ground before that got back above water.

Up north towards Canada the water tables are usually higher. 

The lease option is interesting, but I worry since there are already tenants in place how that would muddy the waters, legally, i.e. which "tenant" would the seller be evicting if things went sideways.The hard money loan is an option, just looking at path of least resistance given the current state of affairs and potential for tenants losing their jobs, non-payment of rent, etc.

View report*This link comes directly from our calculators, based on information input by the member who posted.Variable expenses reflect my market and don't include utilities/water/sewage as tenant will pay those.