I really like ultra small towns just outside metro cities that have massive growth. That’s doesn’t mean that one of these towns with a small population and minimal growth won’t work though, but you need to be comfortable with fewer phone calls, and on the flip side you might have better quality tenants. I’m not an expert on that though.
Right now I have 9 acres under contract 1000 feet outside of a small town of 1000 people. 45% growth since 2010 and outside a much larger metro area. Test ad had 7 calls per day average on weekday and 15 calls per day on the weekend for rents at 850 per month. The city has utilities at the road. The city doesn’t like MHP’s (their ordinances have prohibitive home density) but my leverage is that the county will let me put whatever I want out there since I am outside the corporate limits and state law prevails. We’ll work a compromise as part of a development agreement so that both of our interests are represented, and I can have city utilities, and trash service.
Not many will advocate development on this forum but the point is that small towns can be great whether new or existing Park.