Etc.Thanks, I needed the break from landscaping, work my mind for a while.

Some of those variables are the size of the park, number of vacant spaces, number of POHs, number of vacant POHs, number of MH spaces, number of RV spaces, the park amenities, landscaping and trees in the park, the age of the park, underground infrastructure age and condition, park location, size of the market, demand in the market, water or well, sewer or septic, other utility sources and whether or not they are direct billed, deferred maintenance, cost of management, and more.However, if you are asking how to value a mobile home park, there is a quick "back of the napkin" way to evaluate a park that will usually tell you if the deal is worth a closer look.

The property has been vacant for few months now and I haven't had a chance to find a good tenant yet.I have a prospective tenant that is self employed (landscaper) which is paid by cash.

Not much for a triple net lease, landscaping, paint, lighting ~$30,000 What was the outcome?

Some of my goals include eventual financial freedom in order to spend more time with family, in addition to promoting diversity and inclusion in real estate investing.I know that many successful individuals started from somewhere, even from nothing.

I have no other explanation of why my water bill would be so high unless I am paying for the water for all of the landscaping on the entire property. 

Landscape updates to create an outdoor dining, grilling, and firepit area.

I'd also ask the HOA who they recommend for landscaping, surely there is common area that they maintain

Otherwise, drive for dollars, ask landscaping companies, UPS/USPS/FedEx drivers, etc.

Landscape updates to create an outdoor dining, grilling, and firepit area.