My interests would be helping develop the properties, rehabbing or reconditioning existing properties for use and/or locating and securing properties for a build to suite situation.  

It has sat vacent since, but I've been sent receipts from the PM claiming the place has been reconditioned, but during a surprise visit, I am learning that NOTHING has been done.

I would have no cash in the game, but do all acquisition, reconditioning, managing etc... 

He rents out part of the land for pastures to place cows etc. and then some parts lets them use for tree farms and also seasonal events.The front part he reconditioned an old farm house and has a bed and breakfast with an organic garden for the corporate type wanting to get away from the big cities and take a vacation. he is retired so he doesn't mind just making a little profit and covering the taxes on the land.

While the initial ROI may look good on paper (and the wholesaler trying to sell it to you will make sure that you see that) there are a lot of extra costs that come with owning these types of properties... less stable or capable tenants, longer vacancies, more maintenance, higher reconditioning costs, more likely to have evictions, etc.

Good suggestion on the private money angle, I really want the Seller to understand we need to be able to do solid underwriting to get this deal done.2) The park is in pretty rough aesthetic condition, the roads have not been reconditioned in many years and are ugly but there aren't any problematic potholes.

Much of the value add strategy that allows BRRRR to succeed comes from buying far below market value "as is" and raising the property to market value in fully reconditioned state.Why only 5 units? 

Okay some of the units I am reconditioning are for the most part fine just carpet and paint,1 toilet,etc.One of the units is more worse off.They stole some of the copper plumbing but not too much.On the electrical the breaker box is in the kitchen on the main level.The 2 big wires comes in they did not touch.All the white ROMEX coming out of the breaker box they cut and took out.If you look up through the wall and into the light fixture (long shop light kind) you see they only cut out about 5 feet.My question is can't an electrician just run new into the breaker box and then connect to where they cut 5 feet out??

It needs a bath and kitchen upgrade, some floor repair/replace, reconditioned HVAC, legalized balustrades, paint and a general clean up.

I have a few great resources in atlanta that I am happy to share via PM.I buy some of my lighting packages this way and typically save 50%....same with plumbing...appliances I usually do reconditioned or changeouts posted on craigslist.