I'm looking at a smaller park. The permit is for 30 homes total. There are a lot of things that I like about it. I've made an offer of a day one 9.5 CAP. It's a working class town, so rents are lower. Lot rent is $275 at this park, and tenants pay water. The town's SFR is around $120K but you can find some older homes that are a lot less.
Anyway, this park is only half full. I REALLY don't want to own homes, but could probably be suckered into it. Anyway, in my estimation this is probably the second or third nicest park in town. The population is 30,000 and stable. Anyhow, now that I have painted a picture about the subject property, and the market in general, here is my question;
There are some parks that are really rough in town. I've spoken to some MH movers and they say that one park in particular has people fleeing. Ironically the scary park gets $10 more per month. However, I'm looking to fill lots at the moment, not raise rents. Does anyone have any experience targeting tenant owned homes in competing parks? I'm going to stick to my guns in terms of screening tenants, but I'm willing to really wheel and deal when it comes to tenants moving their homes into my park. If I could poach another park or two's tenants via direct mail (or any other suggestion that isn't going to get me in trouble) and fill my park it would really help my family out. I'm thinking I pay half the moving costs and give them 3 month half price rent? I was also thinking about just trying to get home owners on the phone, and seeing what they wanted to move their home. Please feel free to ask any questions, or pm me if you would like to answer privately.