I suggest finding the right people and putting together a long term plan of attack.There isn’t one magical property, or investment that will not have its ups or downs.Safety comes in numbers and every property you buy needs to get you a step closer to achieving your end goal.Focus on the fundamentals of the deals and the numbers within themUnder estimate your income and over estimate your expenses Forget about capital appreciationThanks for your attention and I"m looking forward to hearing your thoughtsYour favorite AussieEngelo 

It's been my experience that most tenants are reasonable and understand that "magic repair fairy dust" doesn't exist.  

Among the "magic words" you mentioned include, "... and we have a video of that too. 

Douglas:There is no magic forumla or spreadsheet here. 

REI is like anything else in life IMO there are no magic pills & no shortcuts there is success to be had and wealth to be built but it typically doesn't happen overnight and isn't sold at a conference or on an infomercial for $99.95.

Unfortunately, a property manager cannot wave a magic wand and make the tenants better in an area or stop the house from falling apart without the owner putting some work in. 

Waving a magic wand and wishing away the infill issue and looking at the cost to build the park compared to the exit price you'll see the return just isn't there. $1.2M or around $25k per lot seems in the ball park.

You have a lot of people out here talking about magic contracts and such. 

With a PM company I can expense much more than just managing the properties personally, and you don't need to be licenced to manage your own properties with a company.I don't know what the magic number is for when to get an accountant or when to start a company, but I just don't see enough entries being required for 2 already up and running properties.

@Rene Calacuayo you would need fee simple title free and clear of all liens / encumbrances, or have a magical lender that allows executory contracts under Prop Code 5.085, and be able to satisfy all the other hurdles that the Texas legislature put in the law to deliberately discourage LO transactions.