I own a 17 lot park.
I paid $207,000 for the park. It has public water, sewer and even public roads.
I make about $1,600 net on the park (after debt service). This includes putting 12% of gross rents into a reserve fund for repairs and realistic expenses.
Is the park going to make me a multi-millionaire? No. Is it helping me to save and cash flow to afford a bigger park? Absolutely.
I would estimate I spent less than 4 hours a month on the park. I do only live about 30 minutes away from the park so that helps.
Whether or not a small park works for you depends on what you’re trying to do.
I did pass on a 9 lot park with public water and sewer because I didn’t think there was any margin of safety. That is what I think makes smaller parks tough - no room for error.