I know many here think that is "soft" but I view it as the logical best step.  

When looking at proformas, be sure to compare apples to apples - ie: have they included soft cost projections  for maintanence and vacancy and what are they?

Calculating cap rates (or what could be called anticipated cash flow on a cash purchase) can vary quite a lot depending on what soft costs are included in that calculation.  

We don't look at them for that.When the housing (stick built) market Is strong, mobile homes still sell.When the market is soft, they sell better.

I don't believe it has anything to do with having a vacancy, that is simply a lame excuse to cover up the fact that they are too soft to efficiently operate the business.

If you want people to assist you here your tone needs to be a bit nicer.Read this from my friend Mike LaCava about "soft skills"http://www.biggerpockets.com/renewsblog/2012/9/16/pillars-of-real-estate-investing/Soft Skills are "EQ" skills that assist your business and personal life.

About 9 months ago west coast multi-family pricing was in the $300 + range per SF to build 100 units (not including land, site work, soft & hard costs, etc.) which doesn't come close to penciling for affordable housing (needs to be closer to $150 / SF with gap funding OR a LOT of gap funding options in that market) unfortunately. 

but economic growth is going to  zero this Q4, it seems more like semi soft landing. 

Like mentioned above, there are plenty of safe alternatives that work for younger kids- putting green, cage basketball, soft ax throw etc 

@Mindy JensenI fish for crappie, bass, and catfish.