On a typical 42 lot park, we would pay around $500 per month cash and free lot rent. We would hire the greeter/manager from within the current park population (probably the nicest house with the nicest car and yard). We would use the greeter/manager to help bug people on collections, possibly make the bank deposits of the checks and money orders, show any vacant homes, give some feedback on home re-,modelling, and just act as your eyes and ears in the field. We would pay all bills, do all financial statements, handle any significant issue from our remote office.
Management companies (particularly the type that are simply in charge of managing the manager from a remote location) are a zero value add. They will only screw things up. Do that task yourself. We have every greeter/manager send in a report every Friday we call the “Friday Fax” and it details who moved in, moved out, and other similar data. We take a quick look every Friday and, normally, there’s nothing to discuss. We have literally gone months in a park that small without physically talking to the manager, as long as they are doing great on their duties. We will go out and drive the park every six months or so, on a park of this size and with so few park-owned homes.
Where a 42 space park becomes a disaster – as far as time – is when you start making payment plans, loan tenants money, get to know them personally, etc. If you simply rent land, enact no pay/no stay, strictly enforce the rules, and avoid all unnecessary contact with tenants (what’s there to discuss?) then you can manage that whole park, by yourself, in a few hours per month. The park owners who come to us with their life in shambles are invariably dating tenants, hanging out with tenants, lending money to tenants every month, etc. A well run park, with decent systems, will make your 42 space park the most boring – and easiest – business in the world.