Anyone who can do basic math can tell you that you could buy the place and have it be literally HALF price of what rent is. 

I hope my math is correct and this information helps - I'm not always the best at doing numbers in my head.

I don't have any experience with investing in student areas, but that would be another angle to check out.Do your homework and get realistic rental numbers before buying anything - that's true of anywhere, but I would think especially in Spokane because until recently, home ownership was so affordable, that renting wasn't a desirable option for most people (except students as I mentioned), leaving a potentially small tenant pool.

Paid a HUGE amount of taxes on it, but really did my homework, and turned it into something. 

Do you think it would help or hurt my negotiating power if I disclosed my math on how I came up with my offer?

Me,  not very hard.At $10k NOI, and 10% cap rate, the value of this park is $100k + nominal value of 12 trailers ($3k each) so $120k asking is per the math.  

I was an employee at a large silicon valley company and went on a trip to Louisiana to build part of a house for a victim of hurricane Katrina as a community service and realized this is what I want to do as my career. as the years progressed as a carpenter, I heard of other carpenters buying a home working on it their self and making profits.

You surely have some more homework to do....Kudos,Mary

And to answer the "can you flip in any market" question - the answer is yes - as long as you do your homework AND buy it right.

Thanks for all the courage believe me it has been tough to think that even though I'm up to it seems like something is stopping me, but you gave me the idias of going to the events,connect to more people and do my homework I will do all that it takes to get me going.