But we can only administer the 1031 exchange for you by law.There is a way to use profits for improvements. 

Let me know if you need their info 🙂5+ definitely counts as commercial, and that’s why I went that route - because future sales price will likely be based on net income, which I can definitely improve by fixing up this 6th unit and bringing the rent gradually to market rate.

I have a rough plan to do so but would love the change to bounce it off someone and see how I can improve.

Do people really have lawns nice enough to improve a property's looks in Canada where it snows?

Arguably the process could be improved, but totally taking away protections is a mistake.

That way, I can keep cash in reserves for any major cap-ex, OR, I can use that money to make improvements to the property and charge more for rent.

When evaluating mobile home parks you would need to know about market value of current homes, are they single wide, double wide, is the park 100% full, are the utilities public or private, if private are they in good working order, what are market rents for homes in the area, what are rents for apartments, how much is the lot rent, how much are they paying in rent on each home for the 50% currently owned by the park, is it in a good market, are the rents being paid at market, are the lot rents at or below market, what are the real estate taxes, is there rent control, what capital improvements are needed for the park, etc...

I would expect to see more inventory creeping in and downward pressure on prices within the next year to two, barring further government interference. 

Good Afternoon (sorry this is long but want to give a full picture)I bought my first house here in Denver Feb 2020, my budget wasn't huge so I have a 640sqft (2br1bath) single family with a large yard in a C class (assumed) but improving neighborhood.

You can qualify for an FHA loan with less than 5% down, improving your buying power.