I should just buy it at the 165k he said he’d take and raise rents to 850/month but I’ll lose all tenants, need to get new tenants, and then I’m at the end of the spectrum.

I'm certain there are people all over the spectrum here and we'll add value through these responses.   

Light gray or light beige tends to go with just about everything in the spectrum - gray for cool floor/counter tones, beige for warm ones. 

I would choose the cash flow side of the spectrum.

What kind of person are you, and where do you fall in the spectrum of skills/knowledge to contribute?

I'm slightly more conservative on the risk spectrum, FYI but that's where my mind would be if I was you.

In addition, you have a wide array of providers on the spectrum...from complete turnkey to basic brokerage services. 

Since you are a So Cal/Nor Cal investor, I'm guessing this property with a swimming pool is somewhere along the high end spectrum.

My other tenant that has lived there since December is extremely low maintenance but these people are pretty far to the opposite end of the my current spectrum.

I personally love parks for the same reasons why they are attractive to investor partners:  low end of the risk spectrum, stable cash flow, recession resistant, and the creative flexibility they afford me as the operator down at the park level.