BTW even with all his efforts, the finished curb is barely acceptable (it is a lot of work to fix a badly poured large curb (this curb is over a foot wide).If you go with the unlicensed contractor, the price should reflect the increased risk associated with using the unlicensed contractor.

Most lenders were at 9% to 15%, somewhere in that range, so they have to taper down.Not all lenders were/are >7%, and some are still below, with capacity to do more.

.#3....Get a realtor and go shopping.Texas is a giant place....for example Dallas to El Paso is 1/2 way to LA.....so 1/2 the trip is within Texas...so you'll probably want to buy in a combination of close to where you will work, then in the price range that fits your income or borrowing power.

Things have changed this past year, caps are sitting MUCH closer in the 4-5 range as shown in the t-12... 

If the park is in a major MSA with cap rates in that range, the deal may not be that far off.   

I remember being able to download a range of docs that were very helpful. 

Hopefully with knowledge and experience you'll become more comfortable with taking strategic risks with eyes wide open to the realistic upside and downside of it.

(Assuming the high end of our range of $450k) 

I will admit, I am searching an ENORMOUS range of areas from lower west coast to lower east coast of Michigan, so maybe that is why.

@Michael D Newcomer, I have seen properties ranging from less than $50k/door in D neighborhoods to asking over $400k/door in an urban core fully renovated.