I think the other important factor is most of the experienced and real investors here have exhausted or would never qualify for good financing.

They are manufactured in a factory like a motorhome or trailer which lasts for under 10 years. some claim to be in business for decades.

A 16'x80 3/2 for $24k plus hauling to your park from what ever factory is closesd plus set up plus septic and utilities.  

The other big factor is the utilities, if you have electrical, county water and sewer, thats a major plus.

Yes, but the size of the lien is also a factor. I

I'm only talking about the valuation part of an existing portfolio deal, but the other huge x factor is property management. 

Expect it to hit $600-700k as soon as the city completes major infrastructure improvements nearby and a massive developer finishes a 200,000 ft2 mixed use high-tech development walking distance away where it used to be a nasty factory.  

Another factor is the changing preference of small families to live in rentals instead of planting themselves in one community.

Instead, many want to get a jump on life at age 16 and start working at a factory to earn money.

This little 12x36 432sf thing MH is legal non conforming and should it be entirely removed and replaced by a new one it would have to then be code compliant and installed according to the current set back requirements which would require that we reduce the size to a 12 x34 which most MH factories won't provide as a HUD home.