-Site work: typically $10K is a good number to start with, which includes preparing the building pad, connecting utilities, plus a small amount of landscape and concrete work.Hope this helps!

My goal is to purchase a small RV park and put tiny homes on the pads and rent them on Airbnb and VRBO.

Hi All, I am looking at finaincing and rehabbing a current 10unit 5bdrm per unit building into a ch-share/pad split style property.

If you're just doing a quick valuation, 13 pads x $310 lot rent x 12 x .7 / 10 cap = ~$338k pp Even if you use the the high end proforma lot rent, 13 x $450 x 12 x .7 / 10 cap = ~$491k ppIf your NOI is about $34k (using the current lot rents and allocating 30% to expenses) once you factor in your mo payments back to the seller I don't think you'll be left with much, if anything.

Now .. the property was up for sale but if a investor bought it then they would have had to abide by the judges hand written date on court order papers that tgey were allowed to stay.. plus any investor whoukd have to abide by the occupants lease .. there was two loopholes that might have gotten them evicted .. 1.) a non investor buys the property and that brakes the lease and even the judges decision .. 2.) and the bank tried this one but not very hard ..the pre-existing lease has to be of fair market value .. like if they have a lease that states they only pay $250 fir a $1250 place then it can be broken and eviction process can begin as soon as a judge agrees that its not fair market rent .. as for the occupants of that house i have been talking about .. when the bank finally put it back up on Hubzu the 5th year .. they swooped in and bought it for  1/4  of its worth.. depite the bank saying they would never sell to the them .. score one for the common man and  zero for the bank .. .. moral of the story .. read the laws and do your due diligence.. good luck, i hope this true story helped and God Speed .. 

There's Gainesville which is a great area because of the collage but its not without challanges .. if your in the price range then Mobile home parks can be a great investment .. they are plentiful here and more going up every year .. i know where theres a off market .. 52 lot Mhp for sale that just needs the pads and its ready for homes .. now in my mind its a bit over priced at $599k but everything can be negotiated i imagine .. plus .. i did a bit of digging and found out they only paid $150k for it in 2014 so they may take a serious offer ..

I went to a Mobile Home Park owner group recently and this exact discussion came up for smaller parks.  15-50 pads. 

Can someone brake it down for me?

So you add in $300 to $400 savings a month on gas and then $200 a month per car on insurance thats 600 a month.. then there is no maintenance no oil no taking it to the dealer for service Brakes last for the life of the car basically not to mention at least out here resale values are insanely high.

Its why most commercial real estate loans secured by manufactured housing is actually secured by the PADS not the buildings