Small price - small rent - worth the time?

I found a small park with low rents and I am trying to figure if it is worth my time.

Park has 30 lots with 20 occupied. No Park owned homes.

Rents are anywhere from $50 to $125 including water. Average is $100 a month.

Area parks have rents from $125 to $175.

The seller is only asking $140K and I think I can work him down to $110K

Would you waste your time on such a small park with small rents but a small price?

I think it is reasonable that I could push rents to $175 in 4 years, but I don’t know if this is worth the effort.