What a 48-Hour Written Review Looks Like
This is what lands in your inbox about 48 hours after your four documents arrive: plain English, in writing, no call. One glitch at a time, starting with the one that costs you the most.
Written Review: ████████ RV Park (redacted)
Prepared for: the owner (redacted) · Location: ████, ██ · Pads: ██
1. What we received
- Bank-audited T-12: received; months 1–12 tie to bank deposits except two months (see gaps).
- Pad-by-pad rent roll by type: received; amp service missing on the back row.
- 12–24 months of master utility bills: 12 months received; the second year is still with the electric co-op.
- Environmental/septic permits plus pump logs: permit received; pump logs only for the last pump-out.
2. The glitch a buyer will see first
Utilities are folded into rent. The pedestals have meters, but monthly guests are told utilities are included. The park pays every electric bill, and the T-12 shows it as one big expense line.
Why it matters: a buyer reads that line as a cost they inherit. At an 8.5% cap rate, every $1 of NOI a buyer won’t credit is about $11.76 off their math ($1 ÷ 0.085). That is an illustration of the formula, not a value for this park.
3. Gaps to fill before anyone talks price
- Pull the second year of electric bills from the co-op.
- Add amp service for every pad on the rent roll.
- Ask your pumper for past pump-out records.
- Explain the two months where deposits and the T-12 don’t tie.
4. What to fix or find first
Read the meters for one month and put the readings next to the rent roll. That one page turns “utilities included” into a number a lender can check.
5. Paths that may fit, once the file is complete
Cash, Hybrid Debt-Takeover, or 100% Seller-Financed Installment. Which one fits depends on your goals and your CPA’s view of the taxes.
6. What this review does not include
- No price, no value, no price opinion.
- No offer. Way-Ya-Go does not buy parks.
- No legal or tax advice. Your attorney and CPA handle those.
You did the hard part already. You built the park and kept it running. This review just puts your work into the shape a buyer and a lender read.
What We’ll Never Do
- Never ask you, the seller, for proof of funds. Proof of funds comes from buyers.
- Never charge you a fee. Sellers pay 0%.
- Never pitch you by phone or Zoom. Everything is in writing, by email.
- Never pitch your sale as a secret or hidden listing. We tell you plainly how your park will be shown.
- Never list your park publicly without your consent.
- Never give you a price opinion. We show you how a buyer builds their number from your documents.
Start With the 4 Documents
Send your bank-audited T-12, pad-by-pad rent roll by type, 12–24 months of master utility bills, and environmental/septic permits plus pump logs. We send back a written review within 48 hours. No offer or price conversation happens before these four are in.
Sellers pay 0%. If we introduce the buyer, the buyer pays a 1.9% Transparency Premium at closing.
Email My 4 Documents to wayyago@gmail.com
We don't buy your park. We help you sell it.
General education only. Not legal, tax, or accounting advice.