The way I ran my numbers was to cover all my costs durIng peak months with some profit and then extra profIt durIng the off season.Few Example expenses:Cleaning- needs to get done before every new renter.

Since we launched the last year has been solid  - Since we have lived on the property it only would cost us around 50 extra a month for water and utilities from what we were already paying.

Even just different asset class so he could toss that fancy word in his ads when looking for new tenants...Examplehttps://www.lowes.com/pd/A-O-Smith-Signature-28-Ga...warranty an extra 60 bucks, but 26 gallons...orhttps://www.lowes.com/pd/A-O-Smith-Signature-38-Ga...or even "better"https://www.lowes.com/pd/A-O-Smith-Signature-38-Ga...

It is not what many try to sell and mislead you on its difficulty and the lying you'll have to do and keeping the truth from the Owner/seller by having and paying for 2 closings to keep your profit away from the owner who might be offended by your profit. 

This will also force you to make the extra effort to find capital partners for more deals.

In truth you wont likely make 500K, cost of sale at 1.2 will probably be 70K+ and you will have points and interest on the hard money loan so even if all your numbers are correct you still will likely only make 400K but assuming that is the case Id say do it sell and reinvest the 400K plus your current equity via a 1031 and get a nice 10%+ cash on cash return via 50-70% leverage. 

To tell you the truth, if we could hold every project we do we would. 

The follow criteria is what the park is consisted of:Rent control all age park with pool 33 space filled - rents range from $321-$7002 POH renting at $850, electricity sub metered 1 empty lot (might not be permitted for extra 3) On Septic (2x a year) and Well (370 ft deep send sample out once a yr) sitting on 4 acrescan only raise rents 2% every Dec20-21k gross per month/ 25% cost of utilities -- 900k left on noteNOI might roughly be around 170-180k

As far as my tax bracket, I will probably gross around $80,000-$85,000 this year, but I do have a company 401k(traditional) with match that I contribute to, only 5% for the match and then an extra $5,000 flat for dependent care and another $1,000 towards an HSA.

I want to say screw it and continue do it all myself, but as you all know time is limited and having an extra hand is necessary.