I have done some small land development so not sure that I could help but I can make a good suggestion.

Keith,Northern Nevada has been booming lately due to low cost of living (which has been steadily increasing), taxes and businesses coming to town.

I'm blocking out small chunks of time here and there to interact on BP, so I'll be back to search for other people in my area.

Basically small banks to medium size can be on a tight leash by the Fed regulators.

Would it even be best to just sell and start small somewhere else.. thanks 

It is a slower process, but a great place to start with very small downside.

I bought a small high equity absentee for Memphis and nothing came but a few contracts.

240 sq ft is a small studio, so you need to compare your all in cost to it’s potential value...I’d look at 15x GRM as a rental unit value, and possibly what it would sell for as a tic unit to an owner occupant.

I also understand being bonded is a good idea, but probably much less small guys have that. 

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.