MHP... Deal or No Deal?

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Looking for some advice and tips

48 lots

95% occ

lots rent average $365 ( some less some for more ) 

water and sewer ( electric individually metered )

Population 20k (large retail stores within 5 min.) nearest 50k pop. 40 miles away

Average homes sales 100k Avg. rent 1bed $600

Asking 1.3 ( owner negotiable and willing to finance with 30% down)

What should I offer BP? There is a small house ($750 rent) and rv parking ( 4 spaces) which are not included in these numbers