What do you think of this small park?

There is a small park for sale a couple hours from where I live. They want 129k with 29k down and will finance looks like 6% for 8.5 years or so. 31 lots, 11 rented, most on notes. 3 vacant homes that need “minor work” and the rest empty lots. Income and expense shows 14k net. Not sure about growth potential as it is in a small, rural town of 1200 or so and not close to any big city. Nearest “big” city is an hour away, 100k pop. Nearest walmart 30 min away. If the net income is true, that would still be almost 50% return on the down payment. Just wanted to get some opinions, thanks!