Art of negotiation

been trying to buy a park for the last 10 months…having made 50+ offers… i have used realtors mainly, but have talked with owners directly, i seem to get nowhere when it comes to justifing my price vs. sellers asking price…in my opinion most MHP’s seem to be over priced …i don’t have the capital to come in and buy a park that needs a lot of TLC to turn it around…and since it’s my first park i am looking for the basics, no POH’s, 15% or less vacancy, city utilities, paved roads…talked with one listing agent recently said they get 100% of ask price all the time and had me review their last 10 MHP sales to prove their point. it just mind boggles me…need advice on closing the deal at what the park is actually worth.