Most of the large brokerage firms put together pretty decent offering memorandums (OMs) on properties for sale. You can download them from their websites and/or email the brokers. Just grab a few OMs from Marcus & Millichap, CBRE, or Sperry van Ness, and model your package on theirs.
Key content to include would include:
3 years historical P&Ls breaking out lot rent and associated expenses from POH rent and associated expenses (e.g. 2 separate P&Ls)
Summary of utilities (who pays what), roads, school district
Current rent roll, including details of all POHs (year, size, #BR/#BA, terms of RTO contract, if any)
Competitive assessment (map showing nearest parks, their lot rent, vacancy rate)
Details on how the park is managed (who, how compensated, on-site or off-site), and how property is marketed to prospective residents
Your reason for selling
I’ve never seen an OM that had all 7. Usually #1 is combined into one, #4 is only detail of rent paid [no house details or RTO details], #5 is weak, and #6 and #7 are never included so I have to call and have a conversation with the Seller.
That’s my wish list. If you can manage to produce at least 4 of the 7 in your OM and do them well, then send it to me and let’s talk about me purchasing your property.