He has a large estate but is currently below the estate tax limit of $11.x million.

Price is $275K, he won't carry anything back45 spaces12 lot rent28 park owned (would sell those to tenants on owner financing/rent to own to get to lot rent)5 Vacantpark homes rent currently $400-425lot rent currently $125- I think market is 175-200, but not many parks around so has been hard to get numbers3 bed houses rent in nearest large(ish) city of Florence SC (30 mins away) rent for $800-900city water and sewersmall park footprint wise, just 2 roads- 1 paved 1 dirt- and all houses in the middle of it, very small footprint, tight parkArea:Marion SC, super small town, but is 10 min from super walmart, 30 min from Florence, that is the nearest MSA (technically Marion is not in one)Marion small, slowly dying town; Florence growing, solid city/townFlorence metro good growth since 2000, like 17%, low unemployment, everything looks solid there.Numbers:I am pro forma-ing it at $150/space lot rent, 40 spaces, $6K/mo, after 45% to expenses is $3,300/mo net/mo... which is $39,600 net/year14.4 cap on property pro forma12 cap on property based on 125/mo lot rent at 40 spaces.

It's doesn't seem the right scale for such a mammoth kitchen. 

It isn't far from a very large lake.

I recently started my own property management company, but prior to this I was working underneath a large franchise.

It will be difficult to get top dollar for the large house when everything around it is renting for cheaper.

Good, caring PM's exist that want owners to be successful while still making an honest dollar.I was with an attorney for a very large flat fee ($75.00 per month) PM firm one day and he was proud to convey that the average gross per door was $250 per month and the average tenant duration was 8 months. $75.00 per month is clearly total BS marketing and if I had an 8 month tenant duration I would be pissed as an owner.I take great pride in the service we provide with only 2 fee's to owners, a lease up fee and a % per month.

I have a large scale rehab to do on the west side of Cleveland. 

I am not interested in being a party to their unlawful behaviour.He already had a large payout on a previous insurance claim that he had run out of and told me that he "had a plan".

so, who handles smaller markets with large potential?