RV Parks..... good investment?

[Will G.]

Hi all,
I am embaking on a new path after many years building residential and would like to get some feedback on rv park investing.I am talking about destination type parks, typically not mixed with mobile homes. Many of the deals I have seen carry cap rates of 11 or 12 percent, but they require on site management (like a full time job). A few of these deals are palatable because they only operate 6 months out of the year. Is this a good return considering the active management role? Is there any chance that the commercial market troubles will drag down the values of these type of properties? Any insight as to how a tepid economy might challange these investments would be appreciated. Thanks