Shopping for a MHP. Ya, I want that...

[Joe Hartman]

I've read some of the other post, like http://www.biggerpockets.com/forums/30/topics/72432-is-there-a-sweet-spot-for-mh-park-size-and-type to poll people for what they look for in a park. Things came up like 30-100 pads, no wells or septics, owner willing to finance, none of the units are rentals, park is just outside big market, stable or growing market with job market to support it, etc.

Is there anything else? Here are some topics just for example...

1) Invest in areas like CA or FL with high property values. Upside is a developer may want to buy you out, low cap rate when selling, or value still high if things go wrong. Downside is lower cap rate while owning.
2) Do you like having nearby parks? Upside easier to get market values, easier to see if there is a viable market before going, a little competition is always a good thing? Or downside might be easy for a tenant to just move their MH to that other park. If you do like it, how about at the amounts seen in places like Tampa and Lakeland, FL?
3) Do you prefer asphalt, gravel or other for roads? Upside curb appeal, downside upkeep?
4) If you don't care about investing close to home, are there areas of the country you prefer to look? Why?
5) Do you look much at aesthetics thinking that if you improve it, you can increase the value? Cut the grass, trim trees, keep the roads usable, a nice sign out front... are there any other aesthetics that you feel has a + ROI, either by keeping/obtaining tenants or raising rents?
6) Buildings on site? Are they a headache you don't want to deal with, or are they an added bonus to make $ off of?
7) RV sites? Besides making it harder to get funding, does this make you pass before you even look into a property b/c of the more time needed to run it.

I'm not a MHP owner, but am looking into it. So what's your opinion? Got anything else to say about something I missed?

Thanks,
Joe