All 38 resources, in journey order.
The library is 35 coded tools in seven Parts, plus the three spine documents below. Each Part answers one question about your deal. Run the tools in a Part in order; each tool's Hands to line tells you the next one. One email unlocks every download. Tap a download and take it to the truck.
Start with the spine.
Three resources hold the library together. Read them first, then run the Parts in order.
- Start Here shows how the 38 resources fit together. Read this before you print anything.
- The Journey Map puts all 38 resources in one order. Find the Part that matches where you are.
- The Evidence Status Standard gives every claim one letter: V, B, M, A, C, U. The letter is the status, not the strength.
Prefer to run the math?
Six of these tools now run live in your browser as Diligence Working Papers: same methodology, real inputs, evidence states on everything, JSON export. Or start from zero with the free RV park due diligence checklist.
Part A
Before you fall for anything
Is this deal even worth your time?
The Walk-Away Pact
Set your maximum price and your walk-away conditions in writing before you tour the park, while the numbers, not the seller's story, are still running the deal.
60-Second Deal Screener
Six numbers and one minute: a first-pass screen for an RV park or mobile home park deal, so the listings that cannot work die before they eat your week.
5-Minute Mystery Shopper Script
Call the park like a tenant. Compare what the office tells a renter with what the seller tells a buyer, and log where the two stories differ.
Capital Plan: Sources and Uses
Lay out where the money for a park acquisition comes from and where it goes: purchase price, capital repairs, closing costs, and the reserve you keep.
Off-Market Sourcing System
Find park owners who never listed: a sourcing system built on county records, state license lists, and direct outreach, so your deals are not only broker deals.
Local Market Benchmark Builder
Build your own market baseline for a park deal: ten structured calls to competing parks turn into quoted rent and fee comps and the occupancy those parks report, a working baseline you screen every offer against, not a verified market rate.
Part B
First contact
Who is the seller, and what do they need?
27-Question Seller Call Script
Twenty-seven questions for your first call with a park seller, covering price, tenants, systems, and why they are selling.
Seller Motivation Map
Map what a park seller says they need, testing possibilities such as retirement, debt, family pressure, and tax timing on the call rather than assuming them, so the offer you structure can respond to what they raise, not just price.
The Team Roster
Build your acquisition team roster before you are under contract: the professionals to consider, what each one checks or advises on, and the stage of the deal where they step in.
Part C
The package
What did they hand you, and what is missing?
Broker-Package Intake Sheet
An intake sheet for broker packages: log every document that arrived, flag what the memorandum claims but does not include, and label each item's status.
Evidence-Request List
The evidence request list for a park acquisition: the documents to ask the seller or broker for, who owes each one, and how to mark what still has not arrived.
Insurance and Property-Tax Preflight
Price a park's insurance and property taxes before you offer: start with the address and the assessor's record, and underwrite an estimate of the bill after the sale, not the seller's current bill. How and when a sale triggers reassessment varies by state and county.
Part D
Prove the numbers
Does the income exist on paper you can touch?
Mom-and-Pop Expense Normalizer
Restates a mom-and-pop seller's expenses at the cost of running the park yourself: labor, management, insurance, and the lines a small-owner P&L tends to leave out, starting with the owner's own unpaid labor.
The RV Expense Normalizer
Restate an RV park seller's expenses with the lines an RV park P&L tends to leave out: booking platform commissions, amenity costs, seasonal labor, and the cost of running each site.
POH/TOH Split-Valuation Worksheet
Value park-owned homes and tenant-owned homes as the two separate businesses they are: a split worksheet for pricing each side of a manufactured housing deal.
The Park-Owned Rental Valuation
Value the cabins and park-owned rentals inside an RV park or campground as rental businesses, with their own rates, seasons, and upkeep, valued separately from lot rent.
Vacant-Pad Fill Calculator
Model what filling a vacant pad in a mobile home park could cost, how long it could take, and what it could return on the costs, timing, and rent you enter as working assumptions.
The Transient-Site Fill Calculator
Model what filling transient RV sites could earn across a season on the rates, occupancy, and turnover costs you enter as working assumptions, not from one peak month alone.
Manager Tell-All Interview
Interview questions for the on-site park manager: occupancy truth, problem tenants, deferred repairs, and what the seller may not put in writing.
The Rent-Roll Truth Check
A worksheet for testing a seller's rent roll against bank deposits, leases, and the tax return, so the occupancy you underwrite is income you can point to.
Rent-Roll Truth Check: RV Edition
The RV park edition of the rent-roll test: rebuild claimed revenue from the reservation system export, deposits, and sales tax filings, not the rate card.
RV Revenue Reality Check
Separate an RV park's verified months from the seller's projections and underwrite from the verified record, not the projected revenue.
Part E
Prove the ground
Does the physical asset match the paper?
Lot-by-Lot Walkthrough
A pad-by-pad walkthrough for the site visit: condition, hookups, occupancy signs, and problems at every lot, recorded on the ground instead of from memory.
Utility and Wastewater Diligence Sheet
A diligence sheet for the water, sewer, and electric systems under a park: capacity, permits, age, and repair history, checked before those systems become yours.
Part F
Decide and structure
Advance, retrade, pause, or walk, and on what terms?
The Offer Term-Sheet Builder
Build your offer term sheet first: price, earnest money, diligence period, contingencies, and seller financing terms.
Red-Flag Triage Board
A board for sorting every problem diligence surfaces on a park deal into watch, verify, or walk, so no red flag sits unlabeled while the contract clock runs.
Lender One-Pager
Put your park acquisition on one page for a lender: the asset, the verified numbers, the loan request, and the risks you have already priced in.
The EMD Countdown Tracker
Track every date in your purchase contract that touches earnest money: diligence deadlines, contingency expirations, and closing, on one countdown sheet.
The Decision File
One record where every worksheet, verification, and open question on a deal lands, ending in your decision on the record: advance, retrade, pause, or walk away.
Seller Note Anatomy
Take a seller financing note apart piece by piece: rate, term, amortization, balloon, and default terms, and see how each one can address a concern the seller raises and what risk it leaves open.
Part G
Own it
How do you run it, review it, and keep records the next buyer will pay for?
First-30-Days Takeover Sheet
The first thirty days of owning a park, sequenced: accounts, utilities, tenant introductions, staff, and records.
Deals I Walked Ledger and Post-Mortem
Log every park deal you pass on and what killed it, price, numbers, or ground truth, so each walked deal sharpens the judgment you bring to the next one.
Tenant Communication and Rent Playbook
Plan what tenants hear when a park changes owners: what changes, what does not, who hears it first, and how rent conversations are handled in the first weeks.
Day-90 / Day-365 Operating Review
Review your park at day 90 and day 365 against the baseline you set at closing: income, expenses, occupancy, and repairs, so drift gets measured on a schedule instead of found by surprise.
Buy It So You Can Sell It
Keep the records the next buyer will ask to see in diligence. You are always holding someone's future diligence file.
Advance, Retrade, Pause, and Walk are evidence-readiness labels. They are not recommendations, approvals, or advice.
The working papers
Know what is true before you buy.
These are the working papers behind the Field Notes. Read the thinking, then use the tools.
The Acquisition Workspace
Running a live deal? Bring it to the Acquisition Workspace.
Every sheet in the library exists to move one claim from asserted to proven.
Acquisition Signal Resources are educational tools built from general diligence patterns. They do not contain client, community-member, or live-deal information. Our editorial standards.
