This will give you a preliminary idea of the land usage of surrounding houses as well.

There is just a little less room for error when dealing with a smaller park as you don't have as many lot to absorb a vacancy or an increase in water usage(even if you can collect)..or some repairs to do etc.Good job on negotiating them down so far...for me i will still have to go lower and look something like this....200*18*12*.5/.1=216k purchase priceI prefer to pay lower than this based on a smaller park and limited upside potential based on your observation of market lot rents.  

This is going to make your topcoat of paint go much farther in terms of gallon usage.

Some keep the water in landlord's name and build it into the rent based on historic usage, and hope that water consumption is not too excessive over the historic usage.

The water bill is in his name however last month there was a water leak and the water company is charging him for the usage fee.

As for vacancy rates, here's a hut that has been operating for a while and probably better reflects usage.

The two best ways I’ve found to fatten the bottom line is via fees or reduced turnover or repair cost.Pet rent, lawn care fees, and things that breakdown due to tenant usage are my go to items.Number of bedrooms, extra features are only a selling point.

Ex.Income approach monthly with 70 GRM$750 x 70 = $52,500 (retail income value)Annualized Income approach with 70 GRM$750x12 = $9,00070/12 = 5.83$9,000 x 5.83 = $52,500$1,500 Gross Rental Income for $100,000 retail income valuevs$1,000 Gross rental income for $100,000Property usage determines the return and highest & best use.

Also a broken pipe in the back caused a huge amount of water usage and both those things brought the bill up.

I would get calls and emails over the weekend from one tenant letting me know the other tenants had friends staying the weekend with them and they wanted me to know because they did not want to be assessed the additional water usage.