After changing the HOA back to me as the one who pays it, changing the vacancy rate to 8.3% to have 1 month covered after a tenant stays for 1 year to find a new a tenant, I will cash flow only ~$100. 

(No surprises. 

Hey BP investors! Would love to hear your best tips and tools for keeping your projects, contractors, finances, etc. organized. 

I work in a sometimes dangerous service job and I do my best to be careful and stay safe, however I would never sign away my workers comp and disability rights just in case something ever did happen, I guess I look at this the same way

They failed at their primary job and you shouldn't be obligated to stay with them.Start by going to www.narpm.org and search the directory of managers.

Tenants are told to stay away from 3 sides of the house and no smoking on property.  

There is a park manager that would live on-site to maintain the park and is willing to stay on and help expansion if necessary.Half of our team is not sure that we should purchase since it is in a small city with little plan for growth.

Probably a good one to stay away from.

@Tony MarcelleYeah, I would definitely stay away from Class D neighborhoods, at least as a first investment.

The things I like most:*Low entry cost*Management wants to stay in place and by your words is solid... these types of properties definitely take a special touch*I think there will always be demand for this type of housing... because it is dirt cheap*Most CapEx done... major updates/renovations on the horizon would kill this deal, IMOGood luck!