Always remember to do the math analysis and try to look at a prospective property before you make an offer or at least have a clause in your purchase agreement that allows you some upfront time  (about 10 days) to make a detailed inspection and possibly back out of the deal without a penalty that will hurt you too much.Good luck to both of y'all!

Every "financial planner" I talk to knows less than me about property investment and analysis.

I know the market is tight and competition is very high so trying not to get stuck with analysis paralysis either.

Price: $500k, Lots 24, 100% Occupied, 19 units park owned, all older units (70s-80s) .Gross income:  $96000, Expenses $46k not including park management. So maybe knock off $10k per year which at a 10 cap would imply ...

If that meets your goals then I guess it's a good deal.By the way it is recommended that you include PM in your analysis even if you are planning to self manage.  

A little Austin advice, make sure you are accounting for a tax reassessment with your analysis.

In my analysis, I believe I should offer between 12,500 and max at 14,000. she's looking to get 25,000-30,000.

You should expect the payments to jump around from year to year as they re-do the escrow analysis.

Should I use a 5% or 6% all-in blended rate for the analysis?

Thus leading to suburb prices catching up.Are there any analysis on this?