From where you are right now I would say you are about 4-5 months out from seeing any type of real success generating deals due to the current competitive landscape so your focus should be on building your brand and attraction methods because MLS and other options just won't work in your location. 

Of course the given is that landscape will change as I grow and develop hopefully better and more efficient systems and skill sets.

but then would will cover landscaping ?

Etc.Thanks, I needed the break from landscaping, work my mind for a while.

Some of those variables are the size of the park, number of vacant spaces, number of POHs, number of vacant POHs, number of MH spaces, number of RV spaces, the park amenities, landscaping and trees in the park, the age of the park, underground infrastructure age and condition, park location, size of the market, demand in the market, water or well, sewer or septic, other utility sources and whether or not they are direct billed, deferred maintenance, cost of management, and more.However, if you are asking how to value a mobile home park, there is a quick "back of the napkin" way to evaluate a park that will usually tell you if the deal is worth a closer look.

The property has been vacant for few months now and I haven't had a chance to find a good tenant yet.I have a prospective tenant that is self employed (landscaper) which is paid by cash.

Not much for a triple net lease, landscaping, paint, lighting ~$30,000 What was the outcome?

I have no other explanation of why my water bill would be so high unless I am paying for the water for all of the landscaping on the entire property. 

Landscape updates to create an outdoor dining, grilling, and firepit area.

I'd also ask the HOA who they recommend for landscaping, surely there is common area that they maintain