I can't predict national markets; so, I invest to force appreciation and generate cash flow...and invest in properties and locations that are less susceptible to negative market swings.

Located in EverettTerra Property Services - Tom is a one man show but offers a more hands on almost asset management like service.

What locations are you using this strategy at? 

Go to the county government website for the county where the property is located. 

Here are the key data points:Park info  Located in Alabama61 lots25 owner occupied homes18 park owned homes (14 currently rented; 4 currently being repaired and should be rented soon)18 vacant lotsAvg lot rent - $160 (unknown what the market rate is but it doesn't sound like there has been a rent increase in at least a year, maybe more)Avg POH rent - $400Expense ratio - seller claims 26% but I'm estimating 35% for the lots and 50% for the POH'sCity water - individually meteredSeptic - good condition (allegedly); a couple were pumped last year, none this year (no lagoon thank heavens)Seller claims gross income $130k, expenses $30k, and NOI $100kI calculated gross income of ~$135k, expenses of $60k (55% on POH and 35% on lot rentals), and NOI of $75kOther infoMom & pop seller, but park is listed with a brokerPark has been on the market for > 3 years (recent price reduction)Greater metro area stats look goodPopulation = 115kMedian home price = $105kUnemployment < 8%Household income > $40kHousing vacancy ~ 15%Closest Walmart is 7 miles awayFreeway is 1.5 miles awayNumbersMy valuation is coming out about $80k-$100k under the seller's asking priceWith conventional financing I'd be hoping for a purchase price of $500k, $100k down @ 6% over 20 years (not sure if this is plausible or not)Assuming that financing, I'm expecting net cash flow of $40k (after debt service)Upside potential is in raising rent and filling the 18 vacant lotsFollowing the same assumptions above, raising rent $50 (if the market supports it) would change NOI to ~$90k and net cash flow of just over $50kFilling the vacant lots could potentially increase gross rent up to somewhere between $150k-$200k, depending on what the appropriate occupancy rate is for the areaWithout verifying any of the above information (haven't offered anything yet so there's a lot of DD left to do), the deal seems to make sense. 

The potential issue is location.

I've lost about 8 properties so far, and while this isn't great, it's definitely in a good location with plenty of upside.  

Usually it's something to do with the place, location, etc.

@ Ryan Johnston thanks a lot , that help a lot and I am going to spend some time with any banker to collect some info.I got experience with the mortgage paperwork because I own a house in 2012 and I sold it in 2016 and I bought my other one and this one in good location and my family love it but in both houses I used FHA loans mean no down payment.Also I just got personal loan and paid off almost 60% of my debt.I can't wait till I flip my first house.Thanks

@Michael Lange I'm interested to know the location of the property you purchased.