Then again, I might end up holding it longer than I expect.I know no one has a crystal ball but I'm curious what people's thoughts are.

@Reggie Greene, you can play hard ball and not lower your price. 

Nothing else works.4) Inject a "pride of ownership" into your residents with immaculate common areas and they will take the ball and run with it.5) Don't let city officials push you around -- find a good municipal lawyer and your problems are suddenly solved.6) A successful mobile home park is like a high-density subdivision in which the neighbors watch out for each other and have a strong sense of community.7) NEVER rent mobile homes -- sell them at whatever price you can get and focus STRICTLY on the land rent.8) Smart owners copy what other successful park owners are doing verbatim and bad owners try to be pioneers.9) Think like a lender and you will always be successful (my happiest moment was when I got a conduit loan on Glenhaven as that confirmed that all my steps had been correct).10) Don't listen to your friends, family and peers when you buy a mobile home park as they will all say you're nuts.

There isn't much recourse now and not a huge sum, but am I justified in feeling my lawyer and realtor dropped the ball here?

I have endeavored to strike the balance between solid growth and capital preservation, so it's a lot of pressure to not screw up, and none of us has a crystal ball.

Assuming fairly regular cap rates, I would guess the ask is in the right ball park.

Renovations will always throw curve balls at you.

I dont have that in capital but its good to know if I find someone that wants to partner thats a ball park number I would probably need. 

I would love to connect with local professionals in the area and learn about your successes and challenges.Some questions to get the ball rolling:What do you invest in?

I would love to connect with local professionals in the area and learn about your successes and challenges.Some questions to get the ball rolling:What do you invest in?