They kill your equity and make the sale extremely difficult for anyone.

I am extremely new and just trying to get better understanding numbers.

It is rare that municipalities permit new mobile home communities and financially, unless you have extremely deep pockets, buying a existing community with cash flow is preferred since a new community with no homes and no tenants will take many years to come close to even breaking even from lot rents.  

- in a market that is both hot and extremly predictable and set in its direction - if they can break even on a property or chip in 200 dollars.The rest of the story sounds like right out of Dolf De Roos' playbook.

If you are on FaceBook, Pace Morby's group is extremely active in the creative financing space.

I want a team that is extremely smart, knowledgeable, trustworthy and skilled at what they do.

Personally, I’d never consider that option for multiple reasons: 1) you cannot properly dispose of your own property as you can’t rent it by yourself, 2) the price is inflated as they make you pay for the convenience, 3) the performance of your unit is completely dependent on the performance of the building as a whole and the performance of the management, 4) property management is extremely expensive and they’re going to be the ones making most of the money while you take all the risks and 5) you cannot get rid of the property managers if they don’t perform.

And yes I already addressed if someone does sue you which given the facts of this deal is going to be rare to the extreme.

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

A joint venture could end up being great for you, as far as entitlement, development and building are extremely difficult to do and risky.