If their employees are dirtbags usually the apple dont fall far from the tree.

There are still good deals to be found in the Inland Empire and the High Desert ( Hesperia, Victorville, Apple Valley).

Dan This may not be a popular opinion, especially because a number of people on these boards are agents who rely on real estate sales to earn a living, but I wouldn’t buy any real estate right now.The stock market is way way way down and if you look at historical charts of the stock market, whenever it’s way way way down, it almost always doubles or triples within the next few years.Unless you think that Apple and Google and Netflix and Amazon are going out of business (hint: they aren’t), then you realize that the stock market will bounce back over the next few years with tremendous furyI was sitting on a bunch of cash that I was going To use to buy my next vacation rental, but instead I am dumping it all into the stock market so that it doubles or triples over the next few years and then I will take that huge amount of cash and buy a bunch more vacation homesRight now I wouldn’t buy real estate unless I found something that is way way way way way down in value, like 50% down,.

@Clay Gerber I have a house in Knox County near Danville (Apple Valley), not too far of a drive into Millersburg.

No walking away there so easily that's for sure.In closing I will say this... money and success have an incredible magnetic effect in this world.

At least in my case, it’s apples to apples on cost (savings in one area equals similar cost somewhere else). 

I know you add headache and expense with POH’s and to some extent with Lease to Own but I’m really only looking at the overall cost/value aspect and how that differs or is the same for each strategy type.How do you evaluate when looking at parks that are being run in any of these ways to be able to compare apples to apples?

We may be comparing apples to oranges here because I tend to like the C+/B- asset class... but I'm looking for a 10 cap in the midwest and southern markets.

Cashflow proves your are not funneling in cash every month to cover expenses and financing, NOI helps compare deals "apples to apples," and IRR gives you the final piece of the financial puzzle to see if you can obtain the total return you are expecting.

However, I realize it only takes one bad apple to ruin everything and with most sites being somewhat rural, there is a lot of potential for something bad to happen.