Georgia Mobile Home Parks - Any deals out there?

[Chad Carrodus]

For the better half of the past year, I've been learning about the mobile home park niche and becoming acquainted with many of the nuances. I'm getting to the point to where I'd be comfortable taking the next step and seriously looking at some opportunities. 

Ideally, I'd like to find a park in Metro Atlanta's I-75 Northwest corridor (Bartow County, Floyd County, Paulding County, etc.). I'd be open to exploring opportunities within the entire state of Georgia but would not want to cross state lines for my first park. I'd love to eventually work my way into FL, AL, and TN after I get a few parks under my belt.

A couple of other wishlist items:

•  Seller willing to consider owner financing 
• All (or at least the overwhelming majority) of trailers to be tenant-owned
• City sewer

Above all, I'd really just like a solid park that would make a good first deal to get my feet wet. It'd be great to find something where we could add a bit of value and optimize management/profitability, but on the same token, I'd rather stay on the more conservative side to avoid catastrophe on deal #1.