Who we are
Experienced operators and developers. We specialize in RV park and commercial property turnarounds — not brokerage speeches.
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 — without carving up retirement equity.
Banks buy a machine after a 50–55% expense floor, not a campground story. Seller pays 0%. Buyer pays the 1.9% Transparency Premium — buyer pays the desk.
Experienced operators and developers. We specialize in RV park and commercial property turnarounds — not brokerage speeches.
Cut utility drag, fix physical and operational glitches, and acquire properties direct from independent owners who want a clean exit.
Submetering, debt stabilization, infrastructure revitalization — plus seller carry and debt-relief structures when they protect what you built.
Most 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 50–55% floor before anyone argues cap rate.
Example: a lake park, thin occupancy, no city sewer, no T-12. A blind buyer invents the utility gap. We will not.
Request a Glitch AuditThe 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.
Example: two different asks on the same tired park, no records. Diagnose before the buyer does.
Request a Glitch AuditThe glitch: 6%–10% commissions and crayon books that leave equity on the table. Do not sign a long exclusive while the books are still a story. Tell us if a broker is already on it.
The fix: Direct underwriting. Seller pays 0%. Buyer pays the 1.9% Transparency Premium — buyer pays the desk.
Example: 6% of $3.5M is $210k. And $450k gross → $225k NOI → about $2.25M at 10% or about $2.8M at 8%. Teaching math. Not an appraisal.
Request a Glitch AuditA T-12 this week. Separate rent from electric, water, propane, and laundry. Do not net utilities into rent.
Month-by-month. Rent on its own line. Electric, water, propane, and laundry on their own lines. Rent roll marked 30 vs 50 and transient vs monthly. If you mow for free, write the hours so we can add labor back.
Example: “$20k a month” minus a $9k unrecovered electric bill is a story, not NOI.
Gross × 0.5, then divide by 8–10%. That is a slap, not an appraisal. The calculator below uses your site count for per-site NOI and value.
Example: $450k gross ≈ $2.25M at 10% or about $2.8M at 8%.
One desk. Clear steps. No unvetted booking links.
You send T-12, rent roll, and infrastructure notes. We confirm what we’re looking at — quiet and direct.
We run the Glitch Audit: numbers plus physical systems. You get plain-English findings, not a pitch deck.
Clean exit structure for owners — or stabilize for a capital partner. Same desk either way.
Two sides of the same machine.
If you’re done managing guests, storms, and the overnight calls — we review quiet and direct. Fair process. No carnival.
Request a Glitch Audit →If you want yield with the glitches already named and priced — send criteria. Prefer audited machines over surprise rebuilds.
Email buyer criteria →Gross × 0.5 / 8–10%. A slap, not an appraisal. Example: $450k gross ≈ $2.25–2.8M.
Not an appraisal. Site count is used for per-site NOI and value.
Scroll to the form — we’ll carry revenue and sites into your request.
Send the basics. We reply with what the numbers and the dirt actually say. Primary path: email the desk at wayyago@gmail.com.
Prefer plain email? wayyago@gmail.com — same desk. No exploratory booking links.
Helpful attachments if you have them: T-12, rent roll, infrastructure notes.