The campground could be fairly primitive, (which is customary around here in CO), and I expect that occupancy would be very high all summer due to the nearby national park, bike riders, baggers of 14 foot peaks, climbers, ice climbers, etc.I could not possibly afford to own the property unless it could cash flow about $6-$7K per month after the first couple of years.

I will definitely put your ice breaker line in my arsenal for future negotiations.

When they arrived the kids were licking ice cream cones fresh from the DQ drive through (or maybe they stopped and went in for 45 minutes) ... they were offended that he did not let them in late to walk all over the new carpets with their melting ice creams.

That might be the way to go, call him and work something out (we are playing phone and email hockey at the moment lol). 

This is the real story from somebody who went through it and has nothing to sell you either way; it is the ugly truth that those that want to sell these products and tell you fairytales of how great it is and how everything is steady cash flow, puppy dogs & ice cream do not want you to hear.

Appreciation is icing on the cake.Nolensville is a great location.

If you have snow, get the ice melt ready & make sure walk ways are clear of slip hazards such as algae/moss.

Also, not a big deal but resealing the driveway would've really been the icing on the cake for the exterior.

@Amiris Brown If I found myself in a position where I had to "convince, pitch and sell" I would know that I've done something wrong.I know that as a newbie it must seem like professional investors have got to be the greatest salespeople on earth, able to sell ice in Iceland etc etc.

Monthly rent: 1350Mortgage: 533Taxes: 160Insurance: 100Vacancy: 100Cap Ex: 175Repairs: 50Initial investment: $11,350Cashflow: $232/month  $2794/yearCoC Return: 24.6 percentI expect a small amout appreciation in the area as well, but I know that's just "icing on the cake".