Groundwater is usually deeper just depends on your location.

The park is locate in PA.Thank you in advance!

@Alexander FeliceAre you looking to move because of location or due to job opportunity?

I am located in the Rocky Mount area!

Value > location (at least in my opinion).Good luck with your search!

I was speaking with a multi-billion $ institutional investor's COO several weeks ago and they said when they went to Wall Street to raise money, every banker wanted to know how much of their portfolio was based in Atlanta...meaning, Wall Street knows that Atlanta is a very stable and quality location to own in and while return may be lower than other higher risk areas, it is a quality area and top of the bell curve in most return and risk respects. 

Your profile is silent as to where you are located.

I live in Canada specifically Victoria (city located on Vancouver Island population of roughly 100,000). 

Without knowing all of the expenses, the location, and the property build it is hard to tell you about the CAP rate. 

Most Hard Money Lenders have a minimum of $50k.Here are two good resources to find lenders:https://www.scotsmanguide.com/Residential/LenderSe...https://privatelenderlink.com/You can bring in a private money lender to provide the $25k secured by 1st Trust Deed.Where is the property located ?