There are 7 pads, 2 are empty, 5 rent for average $700 including the mobile houses. I’m going to pay cash. Should I get a realtor? Or just a title company? What’s the best contract? What should I research? I may also negotiate a few other properties into the deal. I’ve never made a deal without a realtor.
I would always recommend having a broker. It adds a layer in between you and the seller and frankly takes some of the liability off. You should try to negotiate to have the seller pay the fee. If they won't then its up to you to pay a fee or not, but I always think it's worth it. Just simply from reading your questions, it sounds like you are relatively new to this. Get an agent.
I wouldn't use a realtor unless you see the need. Most realtors don't know a thing about mobile home parks. If it make sense on paper then I would close.