When evaluating mobile home parks you would need to know about market value of current homes, are they single wide, double wide, is the park 100% full, are the utilities public or private, if private are they in good working order, what are market rents for homes in the area, what are rents for apartments, how much is the lot rent, how much are they paying in rent on each home for the 50% currently owned by the park, is it in a good market, are the rents being paid at market, are the lot rents at or below market, what are the real estate taxes, is there rent control, what capital improvements are needed for the park, etc...

Banning a guest from a common area is absolutely within your right as a landlord because you have control over that space. 

It takes a lot of money to control that type of portfolio outright. 

ValuePenguin is a good source for the relative cost of insurance by state.Operational Costs - Costs like property taxes, insurance cost, state income taxes, regulatory costs (ex: time and cost to evict), inspections, rent control, etc., have a tremendous impact on your return.

Best wishes in your ventures!

My best guess is that rent control will be coming in the next 2-3 years.

I've been told that due to "Force Majuere".Force majeure is a common clause in contracts which essentially frees both parties from liability or obligation when an extraordinary event or circumstance beyond the control of the parties, such as a war, strike, riot, crime, epidemic or sudden legal changes prevents one or both parties from fulfilling their obligations under the contract.

Previous tenants had seen some but we got pest control to treat it and it wasn't a major issue.

I hope all your ventures are going well,I am beginning a new construction project and was wondering what the average cost is for site prep.The lots are flat at .023 acres each.  

California Civil Code section 1671 controls the amount of late fees you can charge.