Another "does it seem like good deal"

[El Madera]

110 spot on 15 acres 25 minutes from large city in Texas.  100 units  owned by individuals. 10 units and office would be mine. 100% occupied. City services. 

It is a little run down i.e. Roads need repaved, trees trimmed. Most MH are older but they seem to kept their area clean.

Owner hasn't released rent rolls yet. 

Asking $2.8m. 

What would rent need to be to make you want to be in?

I can't seem there being much room as is for a bump in rent.