Thanks in advance for your help.Rob Personally the best route I have had and seen with all my other investor clients has been via having their own agent/ broker, and Farmers has been head and shoulders above all others.

That will allow you to look over the shoulder to see how an experienced sponsor operates parks and you get to "earn while you learn". 

Don't know of any data that measures property value with/without HOA's...learned from experience that a neighborhood with an unpaved common road is challenging to get every property owner's "fair" share of gravel purchased.Pride of ownership, with no official HOA, means that those most able/willing (able is questionable sometimes) to buy and spread a load of gravel on the community road often falls on the shoulders of a few property owners. 

Metal stairs are doable, but I've now talked to 3 different contractors and all of them have given me the cold shoulder. 

And, don't forget that some parks will have a "peak" season, "shoulder" season, and an "off" season, all with different rental rates and historic occupancy, particularly if the park is in a location that caters to snow birds.If the park does not have long term tenants like described above, then you have more of a "rolling stock" park and it will behave much differently.

I will not allow new paving until 95% had been achieved on the roadway shoulder and it must be 100% density in the roadway.  

We're in SF and have looked at Tahoe a lot but invested elsewhere b/c the shoulder seasons are too long in Tahoe.

Can you reset a dislocated shoulder? 

I feel if I can look over the shoulder of someone that has been through the process already, I can become better right off the bat.I hope I'm not coming off advertisingnish, just need a little help. 

@Serena Tillman The thing a out Kansas City is it's diverse economy, progressive downtown, growing population, and a chip on our shoulder that we are a real city in the middle of the country.