My last tenants at another property didn't report a washing machine water pipe leak for TWO days.

She didn't get that mindset because that park ran like a well oiled machine on its own.      

It seems she has never used a clothes washing machine either, as she has numerous questions about that too.  

The ARV's are usually based on retail sales not sales of rental properties.. that's why anyone buying a rental in any mid west rental market no matter what they pay for it basically will not realize phantom paper equity unless your a highly sophisticated marketing machine that can sell out of state

What makes this deal a good one for me, is that you are intending to have it for a long term buy and hold portfolio addition and not a cash flow machine month-to-month; coupled with your diversification of your asset classes and moving some of your asset base out of equities and into physical assets. 

How old are your machines?

They actually used a horizontal boring machine so the concrete didn't have to be broke up. 

Most of CA is far off the bottom and the easy "easy fruit" is long gone.  

You have to become a marketing machine (online and off) to get potential deals. 

Hope you have a fruitful week!