They will then either take the average of the 2 years if your income is up, or the lowest if It’s on the decline.If they don’t verify tax return, one could inflate his returns and make up his history especially if self employed.

I've seen SFH for as low as 120k 3/2 but the average home price is around 200k-230k which is a couple of hundred thousands less than what it cost being in the Bay Area(Northern California).

What is the price of a average house.

During the 2009 downturn the area on average only lost 20% rental.

I believe you are missing a few numbers did you calculate the annual income growth percentage the average PV growth percentage for the annual expense growth percentage?

In my conversations with park owners who have done the conversion, it has cost about $2500 per space on average, but keep in mind those were larger parks. 

I'm not looking for averages, I'm longing for exact numbers for each of the comps and the subject property

I’ve had some lenders say we’ll take the average of the two.  

This misses most of the Sellers out there and in my opinion creates crazy and unnecessary competition because if they called me, they’re calling others as well.David Ogelvy said, “On Average, 5 times more people read or listen to a headline or your first 10 words as read the book copy.

- PM rates vary per area. 10% is average but other locations are either higher/lower or may even be a flat fee.As long your solid on all of the above (Which by no means is a complete list) and the cash flow is something you are comfortable with (everyone is different) then it's up to you to decide if it's worth continuing down the path of this deal or finding another.