If not, you may need to do more handholding and limit your buyer pool.Check out the pro formas from some of the big turnkey marketers for a sense of how they position properties.

@Bill Short  I know there is a common theme about finding the deal then the money will find you.well in some markets maybe.. in our market no way.you have uber competition.. you need to Have your MONEY FIRST then go shopping because if you don't have your money you can't get into contract.. no seller in this market is going to fool with an offer that does not have a copy of a bank account with it or VERY STRONG POF form a local lender they can call and or they trust.

I would try to form a good relationship with a lender, and hopefully they will refer you business.  

I would add some things form a park owner perspective (since I am one):Don't fool with the manager.  

@Eldin Kalic - the BP FilePace has lots of good stuff there, including some sample business plans you can download for free along with pro formas that you can adjust and probably plug in quite easily rather than build from scratch.A shout of for J.Scott's Book on Flipping Houses (no affiliation - just a happy & more well educated customer).  

It sounds like you would want to form a business entity through which your investors would invest, and the entity would buy the development.  

You might not buy from there, but your customers will.Sign up to turn-key providers email lists, more education there, tearing those puffed up pro-forma's apart and from time to time, a deal does make it through.Go to REIA's, know what you are looking for and tell whomever will listen.Help people out without asking for something in return, let them know what you are working on and let them pay you back when they run into something that reminds them of you.

Send via overnight delivery and remember to include 5 copies each of COMPLAINT IN SUMMARY EJECTMENT form and MAGISTRATE SUMMONS form, a money order for $96 to the county clerk and $30 per defendant to the county sheriff.

The individual I purchased my first property from is selling another just down the road, the pro forma provided is as follows:Rent Roll507 Clay525509 Clay700511 Clay500513 Clay550Income & Expenses Yearly Gross Income$27,300 Taxes$2,403 Insurance$1,180 Water/Sewer$1,090 UtilitiesTenants PayR&M$1,440 Total Expenses$6,113 NOI$21,187 I have confirmed all the expenses as far as taxes, insurance, and water go, and minus 10% management, 10% CAPEX, and increase the R&M to 10% its actual NOI should be around $16,000 before mortgage payment, estimated @ $500 a month leaving $10,000 a year in positive cash flow.It was appraised less than three months ago for $117,000. 

This will help you form a better foundation in your direct marketing strategy.Too many people send the wrong message to the wrong people at the wrong time.