Thinking you will improve the NOI and the CAP rate of a park by renting out the homes will lead you into a DEAD END with investors and lenders as we/they heavily discount or outright ignore that source of income when valuing the properties. 

. $1700.00 (Rent)-$1038.00 (PITI)-$170.00 (Vacancy) 10%-$170.00 (Property management) 10%-$170.00 (maintenance) 10%-$85.00 (cap ex) 5%-$20.00 (garbage)$47.00 (cash flow)I wouldn't say these numbers are set in stone at all and could definitely vary and maybe @Doug McLeod could give more feedback on these numbers. 

I think Morgantown is a tough market , low cap rates and competitor rental market.

9 to 10-Cap turnkeys with management factored in are abundant.

There is also Cap Rate, Cash on Cash return, etc.  

@William Murrell i ran the numbers, using cap rates and I think i have a good offer. someone said earlier if you use cap rates on anything with less than 6 units you either don't know what you're doing, or you are an expert. and i'm no expert, is there another way to evaluate an investment property?

Is the rollover amount also capped at the earnings of the side business?

CAP rate over 8% and cash on cash over 10%.

It's turnkey out of state, so fixing something myself, etc. would not apply but I appreciate your points about it.It depends on how good your cash flow estimates are on the older property versus the newer propety.The older property is likely to have more maintenance/Cap ex costs, at least for a few years. 

People are scrambling to buy at a 4 cap?