Twenty years in the dirt taught us this: banks buy machines, not campgrounds. We restructure utility drag, resolve the glitches that kill value, and work direct with independent owners who want a fair exit.
Photo-led steps — one idea at a time. Banks buy a machine after a 50–55% expense floor, not a campground story. Seller pays 0%. Buyer pays the 1.9% Transparency Premium.
Waterfront clearing — walk the ground before price
We start on the ground — morning light, empty lanes, the systems that run when nobody’s watching. Numbers without the physical machine are just a story.
Cream pad rows from the air — layout and bones, no broker overlay
Ledger first. Where electric and water recover — or don’t. Where deferred work hides in a fat master bill. You get findings you can read without a broker translation layer.
Orderly cream roads, occupied pads — what “fixed” looks like
Submetering, pedestal and septic truth, curb that survives Saturday night. Stabilize so diligence is not a six-figure ambush — whether you keep the park or exit clean.
Ground lane in soft daylight — clean handoff path
One desk. Seller pays 0%. Buyer pays the Transparency Premium. Proprietary, pocket, or unlisted paths when the books are ready — no exploratory booking widgets.
Ready for a quiet look at the machine?
Glitch AuditMost price cuts aren’t “the market.” They’re leaks you can still plug.
The glitch: Flat-rate electric and unrecovered water quietly crush NOI. A 50-amp dual-AC site on a flat rate is a second rent you are paying.
The fix: Submeter toward 90%+ recovery. If the T-12 has no electric line and the master bill is fat with $0 recovery, that bleed goes under the floor before anyone argues cap rate.
The glitch: Pedestals, septic, and curb that fail a Saturday-night load test. Sunday-morning trenches tell the truth.
The fix: Name it, price it, stabilize it — so diligence is not a six-figure ambush.
The glitch: Long exclusives while the books are still a story. Commissions that carve retirement equity.
The fix: Direct underwriting. Seller pays 0%. Buyer pays the desk. Tell us if a broker is already on it.
Numbers plus physical systems. You get plain-English findings — not a lifestyle pitch. Same desk whether you want to stabilize or exit.
Prefer plain email? wayyago@gmail.com — same desk. No Zoom. No Calendly. Helpful attachments if you have them: T-12, rent roll, infrastructure notes.