Do you have competitors in your locale offering a similar business model as yours?

Maybe the more prudent question is what competitors in your region charge.

Many of my competitors will be out of business as soon as next month. 

These investors are looking at an equity stake to get 8-10 COC returns and 18% IRR over say a 3-5 year hold....and the competitors are in great markets, with experienced operators and conservative underwriting skills working for them.  10% won't get him excited if its risk capital.In a smaller partnership, the capital contributor who may also need to be the one that guarantees your loan is going to likely want equity.  

I've talked to dozens of investors in Realty Shares, and also all the other top sites that are competitors. 

I know some MH communities have very different feels.I concur with everything @Dan Heuschele said - one other thing to watch for is a good community operator will also be trying to place new homes on the lots, so they are a potential competitor when you go to sell. 

We also just bought our competitors 7500 sq ft turnkey commercial building.

I would highly recommend it, however I have seen many of my competitors wait to pay it after the redemption period. 

There are competitors.  

Sell an experience & ignore the competitors.