The overall goal and mission of DDP is simple – tell the story with pictures and video, backed up by hard numbers to give you the feel of having visited the property yourself. So that it’s easier for you to make decisions on your deal.


Believe it or not, this is rare, even when we average 400-800 tasks. However, we have the rule of 3 for follow up. This includes follow up with the County or City. Sometimes, it can be difficult to have all questions answered with a concrete answer. We follow up on answers that are not acceptable – aka fuzzy/unclear/vague answers. In some rare cases, we will flag unanswered questions for a client to follow up on. As you can imagine, when it comes to due diligence, some items could take us down a rabbit hole. An example of such an item: if the city provides replies that are contradictory to grandfathered rights – we have had this happen a handful of times! In those cases, the client may continue the topic with an attorney or other consultant.

NO! No is the quick answer but sometimes we do receive 100% of materials requested. We have seen all extremes. A lot of deals represented by brokers are typically the best packaged, when it comes to completeness of materials. However, the worst case could be a seller that does not digitize information, and does not care to provide the requested items. In one example, we had the seller provide only 10% of the items requested, accompanied with the suggestion to go jump in a lake if we wanted more. This one worked out for the buyer though, since it was a cash deal.

Yes, the fixed pricing quote is based on lots. If it is discovered that there are more lots than reported, then the invoice will be adjusted. Every occupied or vacant lot is audited for utilities and usability. This includes lots for any structure, not just manufactured homes and RVs. 3rd party fees such as sewer inspection or City/County can additionally be added IF occurred. Depending on preference, the client can pay directly or we can pay and charge back(add to invoice). It’s most often preferred, for us to take care of payment and to charge back. For example, if a City charges $200 to research and answer the questions we have asked them to answer, this fee will be an added 3rd party fee (worst case we have seen for City/County fees was that four different departments charged $200 each for answering the questions related to their department – ie zoning, planning, building, and code).

All pricing is kept up to date on our PRICING page. There is always a base price and then it scales up after 50 lots with a per lot cost, so the amount of work is proportional to the cost. More lots = more internal resources for offsite research and onsite visit. Example would be a 500 lot park that requires 2-3 people for two days to look at all of the infrastructure and audit each lot, home, and the other hundred plus items.
Lot count includes any structure since any and every structure is audited. If it’s a 200 lot park for example, that also has three storage barns, a pool, clubhouse, tennis court, storm shelters, 20 storage lots, an abandoned underground water utility system, and security guard shack at the front, then that may be quoted for 230 total lots.

This should also answer what we look at – we look at EVERYTHING. And also ask if there is anything under warranty that may save some Cap Ex. Often there are a few items that are under warranty. We will request a copy of this warranty information for your future operations.

You can when we are done:). For consistency of information, the data is in ‘view only’ mode as we upload info and update hundreds of tasks. We do this for version control and so that none of the answers are changed or accidentally deleted. When the offsite research has been completed, we suggest that you copy the Google sheet to your own Google account for safe keeping.

Not all surveys are equal and some are plain junk. A junk survey is one that is out of date and different than the existing property – property and parcel lines may have changed as well as utilities and easements. An ALTA survey is the gold standard but there are also different options you can have with an ALTA. For example, you can obtain a property line survey only or have all of the features of an ALTA which include easements, encroachments, and all structures. A full blown ALTA is critical to have when there are encroachments, property line issues, small lots, weirdly shaped lots, set back problems, odd structures, and/or easement problems. Yes, we check the easements on your Title work against the survey for our onsite visit(we’ve found many easement problems). We do not always have the Gold standard since buyers may want to save a buck or are on a short timeline.

Our process includes looking at property lines and encroachments using different GIS maps and measuring areas. Often, we can determine how much of an issue there is without a full blown ALTA but depending on the amount of issues noticed, it sometimes needs to be ordered up. How old is an acceptable survey? We make a determination on how accurate the survey is by comparing it to the property using many different mapping techniques – it depends on the property. In some cases, a six year old survey could be perfectly fine and accurate and in some cases there is evidence that the survey has to be redone after just a few years of changes. And lastly, sometimes it is necessary for us to do special magic to overlay the survey with drone aerial imagery to see how certain things line up. Below is an example of a survey we have taken and overlaid it with the Drone 2D map we have created (we create a 2D interactive map of the property by stitching together hundreds of 4K resolution pictures). Yes, yet another DDP deliverable not found in the industry.

See our video about what Droning includes.

Oh my lord, if I had a nickel for every time I have been asked that question. Here’s the deal, since 90% of our business is working with the same repeat clients, they could all likely paraphrase the canned response. The answer is: [My job is to tell you what everything is and isn’t, and make it all black and white so that you can make a decision. I cannot tell you if it is a good deal because every investor has different strategies and models.] I will tell you my (Steve) biggest take away since starting this due diligence service, now keep in mind that most of our clients are mid-size operators, meaning they own over 20 communities. What I’ve learned is that it comes down to dollars and cents, it either makes sense economically or not, end of story. Eight or nine out of every ten deals close. And there is A LOT of stuff that I would never personally touch, such as insane waste-water treatment plants and insane home inventories, but as I mentioned, it either profits or does not. So the job of DD is to uncover it all, and make it simple to refine the valuation.


Very, like a root canal without any anesthetic. If the sale of the park is not known to the tenants, we can still present ourselves as being an appraiser, with insurance, FBI, or anything else you request us to be. The visit does get obtrusive as we visit every structure possible, walk the perimeter and every single lot, look at utilities and vacant land while taking hundreds of pictures and video of everything. As you can imagine, we get stopped a lot by tenants wondering what's going on, which we are used to. We are also meeting with all of the staff if possible. If they aren’t given an honest reason for our visit by the seller, they will likely catch on after our barrage of questions. We notice and encounter so much on site, and then ask A LOT of questions. Here are a few minor examples: One time we noticed Solar was added to a clubhouse. So we asked all the questions needed for solar, including what it was supporting and how much it was helping. Turns out it was installed on the wrong roof in a shady spot, and wasn’t helping at all, which is why the electric bill was so high. Another time, when looking at every nook and cranny of a stick built home, we noticed a basement door which was not reflected in the County description of the improvement or anywhere else. So we required that it be unlocked for us to look around and discovered a mess of water heaters and other old rusty appliances, that were being dumped in this basement salvage yard with FLOODING four inches high. These are just two of 2,000 examples, but you get the point. Knowing what to look for, noticing all of it, and asking questions to get to the bottom of everything noticed – that’s part of our process.

We send a high level summary report a few days after visiting the property. It takes up to a week after that to send a completed Recon Report. There are a lot of pictures and videos to upload, as well as follow up questions that arise after visiting the property!

We can’t even begin to put this into words – just watch the video below to find out about picture stitching, 2D and 3D mapping, accurate topographical map to the inch, that helps highlight problem spots, marketing video for online marketing and investor, still shots, etc.

Yes, but hardly ever. We can even fly in the rain. The few times we have had a problem was in very restricted fly zones, like Fort Knox. Yes, we did two big communities there and the military blocks it all. There are different types of no-fly zones, some of which can still be flown in and some not. If we cannot drone, the line item will be removed from the invoice.

We share the Drone 2D, 3D, and topography maps created with a website link. These maps can be downloaded in high resolution PDFs and are created by stitching together hundreds of pictures. The maps are online and interactive. Because this is 3rd party software we use, we cannot promise lifetime access or that viewer access will always be free of charge. Our suggestion is to capture (screen shot) any data needed from interactive maps and to download all maps for safe keeping.

No, we have proprietary software and provide all Recon reports in PDF version. If a mistake has been made we will be happy to correct as needed!

Very rare but it can happen. Flights can be cancelled or delayed. Typically this does not increase travel budget or increase the price of Recon. If time is critical, then a different airline ticket could be purchased for an additional cost. We will reschedule all vendors and contacts that we are meeting with onsite as needed.

We get this question a lot! Unfortunately, the answer is no. As much as we would love your company, the second we hit the ground we are checking off hundreds of tasks and literally running from home to home, or location to location. We don’t slow down from morning till night and typically don’t even take breaks in order to complete all of the tasks. We have found from experience, having someone tag along not only interferes with the process, but can significantly slow it down and cause problems.

PS, this is not a due diligence boot camp. No offense, but we have over one hundred things to check off for our onsite process. There is always an opportunity to join in on a manager meeting, or meet onsite at the very end of the process. When meeting at the end of Recon, we can review the big take-aways – kind of like a home inspector does when they finish inspecting a home. We have done this visit at the end with several clients but please keep in mind, depending on the size of the property and schedule, we may not have much time left over at the end before having to scurry off to the airport.

Yes, we can make a correction if needed. However, if additional graphics work is needed we can quote based on time. We use graphics software to make lot maps and other maps. This takes hours. One map creation for lot map and utilities is included as part of Recon service.

We do not. The exception is if we receive estimates from vendors or operators. Then, we will include it in the report. We have a grading system for park owned homes and other infrastructure items. This grading system should help clients to apply their own cost estimates to repair or replace issues flagged.

Yes, we have had several scenarios that have caused us to either stay an extra day or change dates. For example, a few times even after we had reconfirmed onsite requirements with the owner and manager (such as having to enter each park owned home and structure), we have been met onsite with no arrangements made by management for us to enter structures. Our goal is always to enter over 90% of park owned homes and 100% of any other structures. Entering 100% of all park owned homes is often NOT realistic, due to sick tenants, Ebola virus, broken key in door, hoarders that block door, tenants that simply refuse to allow entry, vacant homes with dogs attacking door, etc. – like the State Farm commercial – we’ve seen a thing or two.
Cost for travel is a flat fee that is quoted when travel is researched. The flat fee quoted is not negotiable, and we do not provide travel receipts. If the trip needs to be, and can be extended, then an extension fee will be quoted. Last minute changes can result in additional cancellation or booking fees, which may be invoiced later if they should arise.

The overall goal is to paint a complete picture and for you to feel like you have been to the property and seen EVERYTHING without ever actually visiting. A video is taken of almost everything. Some videos are customized based on the property condition. For example, if all of the roads are pristine and it is a five star community then a picture of some of the roads will do. But if the road has 132 pot holes, spider cracking all over the place, layers of improper patching, broken and clogged drainage, etc., then we will make lengthy videos that cover and narrate ALL OF IT. We even do a night time video to capture what it’s like at night, how dark it is, what the parties are like and who is invited, along with other interesting things that go bump in the night.

We do upload the source videos to the file repository so that you may use them as needed. For reporting, we upload all videos to our DDP YouTube channel, shared only to client (YouTube permission: ‘unlisted’)

Yes, all materials including files, pictures and videos are yours to keep. After completing the job, it is suggested that the client copy all files from the DDP file repository to their own for safe keeping. 

We can in some cases – it depends on the property and what information is available. We have found from experience, that it is next to impossible to rely on someone else’s offsite research to do our onsite job. The reason for this is because it is rare for a client to be able to provide all of the offsite research information we need to do our onsite work. The offsite information we need ranges from multiple GIS maps to tenant information. If we do take on Recon only, then the client must provide all DD materials and answers needed for the offsite tasks. 

No. What is a PCR? A property condition report (using American society for testing and materials PCR standards) covers many onsite items such as topography, paving, curbing, landscaping, irrigation, drainage, amenities, roofing, plumbing, electrical, HVAC, security, fire, ADA compliance, and other code compliance. In addition to this, the report may include probable costs, further breaking down estimates by immediate, short-term, and long-term repair and replacement costs. So… the Recon report covers all these items with the exception of ADA compliance and hard estimates. The DDP perspective – we look at these infrastructure items from the perspective of a park operator – much more than a simple formula of [how old x condition]. Depending on the condition of each infrastructure item, we provide extensive narrative in the form of pictures and videos to capture the actual condition. From a cost and operational standpoint, this gives a buyer the ability to assess items in greater detail for making an informed purchasing decision. We work with several clients that require a PCR from investors.

Yes. Yes is the short answer. Similar to the PCR, some buyers have internal and investor requirements for multiple reports including a zoning report. Our most common asked question is how do your questions differ compared to a zoning report. Answer is “not much” because it is all in the details and follow up. The only zoning reports that we have seen fall short to ask questions unique to the property and to ask ANY follow questions for answers that come back vague, fuzzy, or unanswered. If this is the case, then you have a WORTHLESS report. And we have run into this many times. On average, we follow up with the city to get clarity on questions two to three times. It is common to get back conflicting answers such as “the park is grandfathered”, yet it is “non-conforming”, and “illegal due to current code requirements” (set-backs, square footage, configuration, age of home, type of home, etc). Ok… then, which one is a deal breaker? If you have not seen these types of answers dozens of times you may not know what the correct answer is to help protect your investment. We have run into all scenarios of answers resulting in dropped deals, friendly attorney to attorney resolutions, and zoning amendments to correct restrictions. We apply the rule of three to everything for requesting information. If we are not able to get clarity on answers from the city – ie the city’s answer(s) are unacceptable and they will not budge on clarity or resolution, then you (the buyer) must work directly with the city to resolve. It is important for you to know all of the restrictions that may be in place and have that in writing. Most of the time, the final answers from the city are positive.

No. Our comps information is different. What is a ‘JLT report’ you ask? A JLT report is provided by DATACOMP out of Michigan. These guys provide a great service to the industry by reporting on surveys that are returned by the park owners. As you can imagine, not all owners are receptive about replying to a survey that asks about not just how much the rent is but also includes questions about vacancy, amenities, types of homes, and utilities. Depending on how receptive ownership is, representation of rental comps reported could be a good sampling or could be less than 20% of the total number of communities in the local area. 

How we do rental comps – we manually scan and visit! Of course it is easier for us to seek out all the local properties since we are focusing on one or a group of communities. We start with a manual process of scanning properties to find ALL of the properties within a set radius. We like to get close and stay close because these are the true comps. Here’s an example of some things learned by this process for one particular property – first we realized that all of the communities within a few miles had more vacancies than we expected. Second, since we drive and visit every property on the comp list, this led us to discover that a new park had been built six months prior a block down the road with great marketing that had already filled up 50% of its lots. And third, we mystery shopped the subject park to report that they were doing a terrible job of marketing both on the phone and on the ground. This is just one example, but when you take the time to visit all of the comps, just imagine the level of detail you get back! Our process for driving into the competing parks includes (1) taking a picture of the entrance and general area, (2) asking any tenants hanging outside about their rent and community, (3) getting any move-in special information that may be offered at the office, and (4) giving the competing community a grade based on the overall quality.
Contact information: https://reports.datacompusa.com

Vacant land
– We hike it! When it comes to vacant land, we could write a book about things found. And the treasures are often there – but you need to be prepared with hiking boots, snake repellent and mosquito netting sometimes – even if it is 50 vacant acres. The magic of this process happens when we trek through every area possible which may require crawling under barbed wire, running from dogs, and going around the homeless camp (yep, we really have found people living in the woods of a community).

Vacant lots – We look at every utility! This is one of the biggest hidden areas of deferred Capex. If the property has been maintained it can be minimal. But often estimates to repair utilities on vacant lots can range from 10K - $1M. The biggest reason for this is that utilities go bad if you don’t use them for a while. As years pass, utility connections get broken, filled in, removed, etc. We audit every utility and report the type and condition in a matrix. Here’s a good story for you – one particular property represented their section of 40 vacant lots as upside potential. When we spoke with the city again after finding problems with electric and sewer, the city let us know they had given the owner notice that the lots could not be used unless the sewer system was replaced, and the electrical service was replaced with all new underground wiring and transformers, and that new water connections were needed. Keep in mind the city revealed this after we had already cleared that there were no outstanding code violations and that the property was in good standing – the city’s answers to our questions were only for what was in use, they did not comment on the unused area. For this reason, due diligence is a complete process requiring that initial answers are documented with onsite inspection and follow up.

NO, a Phase I environmental report is often required by lenders and investors for large properties. They include historical use information about the park. We (DDP) research historical maps to find out how the community evolved and figure out what phases(sections) the community was built in, which guides us on how to perform the sewer inspection(properties built in different phases often results in a Frankenstein sewer system with different materials and quality). After looking at communities for years, it can start to seem like a Phase I may not be needed if the park has only ever been a park. However, a Phase I report does pull some additional information such as soil samples and historic neighboring use. We have come across some interesting information in the past about spillage of chemicals from neighboring properties. This is all great news for the Phase I report so is there any downside? Yes, there can be huge downside depending on what company and agent performs the inspection. For example, we have found chemical drums in plain sight and other hazards. To be frank, some agents can be TERRIBLE, what is noticed will be determined on who they send out. I have personally seen a Phase I agent in action that made no attempt to walk the property and minimal attempt to enter the structures. Our onsite process includes getting into every structure possible including crawl spaces, any area that may be hiding something, and walking the whole property. In some cases, for large properties, we have seen the Phase I mention that the whole property was not inspected due to scope of work. It is critical that every structure be entered and depending on arrangements made with management, the Phase I agent may not enter all structures including abandoned structures. This was a long rant, but in conclusion, a Phase I is different and good to have. Some great information about hiring a Phase I company can be found on the Mobile Home University Forum - just search for keyword “Phase I”.

We take the clean-out cap off and blow in the pipe – just kidding, was checking to see if you are really reading this. Assuming you are reading every detail of this answer – there are a dozen factors to consider and the process has been refined over time, after performing more than 100 sewer inspections. To keep it simple, we have to follow up MANY times to get the plumber to come out, and to have a plumber show up with all of the necessary equipment – we are successful 95% of the time. Starting out, our success rate was way lower! Knowing what to ask and HOW TO ASK is the key for getting this done right. Plumbers are notorious for showing up late, not showing up at all if they have a better paying opportunity, or doing the bait and switch – showing up with nothing only to say that they were called out to quote a job and not actually do any inspection. Yup, we’ve encountered it all, including the charge tricks which most often include getting a flat fee for the job but then having the plumber justify that the flat fee quoted was for each line. We do our best to get a quote based on time before the plumber comes out to avoid these surprises. This is not to say that all plumbing companies are lousy. We have also come across some amazing, honest, and very experienced plumbers. Kind of funny when you get a plumber that tells you the material is different than what it actually is on camera – YUP, that has happened several times! With that said, depending on the size of the property, an additional DDP person is almost always dedicated to looking over the shoulder of the plumber and following the plumber around from location to location – EVERY INCH OF THE WAY. If it is not done this way, a plumber can take off, may not stop at problem spots, may not record the problem areas, may not track the location to the problem, etc, etc, etc. We ask the plumber to come out with a locate wand, spray paint, PVC sheath, battery power, USB recording, correct roller accessories, minimum length of camera run, and other items that we identify are needed based on the sewer infrastructure such as access to deep lines in man holes, etc, etc, etc. Lastly, we have an attack plan before going onsite based on the phases the park was built in – we use many different mapping techniques to figure out what phases the park was built in which typically results in having different materials and quality in different sections. Our record for finding different material types is six – it was a TOTAL Frankenstein system which included bad line transitions and brick wells for access to laterals. If your property beats six different line materials, then we will give you a $1,000 discount for sympathy and therapy.

Not much unfortunately. That is the one infrastructure item that remains elusive, but here is what we do – do. On the back end, IF the community is billing back water then we can compare the total gallon usage on the bills to the total gallons usage billed back. If there is a discrepancy of more than 10% then there may be a leak or a billing problem. Unfortunately, Frankenstein water systems can exist just like sewer systems since most parks are over 40 years old. We ask about the materials known. As an example, we may discover in the process that there are asbestos cement pipes that have a life-span of 20-40 years, and that there have been many water shut offs and water line breaks. But, we may not be able to uncover the whole truth and condition of the water system just by questioning management and tenants. Yes, asking tenants questions like, has your water ever been shut off, gives us a lot of clues to report on. Back to identifying a discrepancy, the buyer or seller can then order up a leak detection test if needed. This is not something we facilitate and almost NEVER happens but the option exists. There are a few different types of leak detection tests such as electronic, dye, or sonar but the type chosen may mostly depend on what’s available in the area. Sorry, if only we had see-through vision.

If only we could get away with providing this FAQ update WITHOUT the mention of COVID. Unfortunately, we just mentioned it. We can still go inside homes but as you can imagine our goal of going inside 90% of the homes may no longer be realistic. However, we have enough tricks up our sleeves for an accurate audit that represents over 80% of the inventory. So if we can’t go inside the home, often we can take pictures through windows and if the front door is opened up we can take a few pictures to get an idea of the overall condition of the home inside and outside.

More specifically, we record HUD/serial number (to later see if it matches the Title/CAD information), audit the skirting, windows and doors, roof, and type of AC (central or window units) and any other structural issues seen outside such as settling. Inside we audit flooring problems, leaks/mold evidence, ceiling, external evidence of unsafe electrical, appliances, and any other cosmetic and structural problems noticed. Early on, we figured out that providing 3,000+ pictures of park owned homes was a bit excessive – pictures of every room. Our process has improved to audit these items and only take some general pictures that paint a picture of the overall condition in addition to pictures of ALL problems found. If a home has lots of problems such as soft spots, holes in the floor, broken or missing walls, roaches, animal breeding, ten Komodo Dragons, loose snakes, animal poop, a dozen laborers living in bunk beds in two rooms, etc., then there may be MANY pictures for one home and not so much for another that’s in better condition. Exterior pictures include all sides and HUD/serial label.

No, in fact sometimes we may recommend it depending on the type of home or building. There is a lot of overlap since we look at everything from the roof, to recording the serial and model numbers of all utilities such as furnaces and water tanks. Some clients like the added layer of reporting. At the end of the day, we are not a certified home inspector and we are not spending hours testing things like - is the AC blowing the temperature of air shown on the thermostat. BUT I would like to think we catch all the stuff that matters. With that said, it can’t hurt to have that type of inspection if you want the separate report from a certified home inspector.

We make pretty pictures, seriously, we do! Typically there are no diagrams or information given for pools and spas, so we create what we can to paint a picture. Below is a picture as an example. We not only audit all equipment and chemicals in use, but report on the age, historical replacement if known, and any expenses obtained as well. Some home inspectors offer the pool/spa add on specialty if you want someone to test the pumps and other pool operations. 


Of course! We carry a few different types of insurance for being on the property.


Yes, and consolidating some properties is what created the opportunity to do what I like doing the most - due diligence. I used to have parks in different states but now I have a dozen parks in Texas, mostly Central Texas. And no, I will not sell:). I have helped purchase over 50 parks in the past and sold several of my own when I consolidated. I am very fortunate to have communities in some of the best Texas markets that stay 100% occupied. I also created a business during my park purchasing days that was a method of finding and sourcing great deals - but that is another story and top secret!