Private Utilities and High Taxes and Sex Offenders

Hi, so I’m evaluating a community in upstate NY. Garbage, water, septic (with several distribution pumps) all provided by the community owner. The tax rate is high and I’m sure to be reassessed. Trailer sale potential is weak. Rent to own is stronger. And there are 2 registered sex offenders there. The park is spread out so they are not close to other trailers. The market is stable because of govt and schools in the area BUT not growing. The cash on cash return is good and the upside exists in doing 10 more site rent to owns IF I bring in the trailers. Apologies I know there is a lot in this question BUT does anyone have a gut feel for what my risk-adjusted cash on cash return ought to be on something like this ASSUMING I do not do any rent to own. Thanks.