Deals With Documents Get Reviewed First: The 4-Document Fast Track

The 4 Documents

1. T-12 (trailing 12-month profit and loss)

What it is: Your income and expenses for the last twelve months, broken out month by month. Not a single annual total.

Where to find it: Your bookkeeping software (QuickBooks, your reservation system's reports) or your bookkeeper. If you don't have one, start with your bank statements and receipts and build twelve columns.

Common gaps:

• Utilities folded into "rent" instead of on their own lines
• Owner labor that never shows up as an expense
• Deposits counted as income
• Personal expenses mixed in with park expenses

More help: books, T-12, and rent roll.

2. Twelve months of utility bills

What it is: The last twelve months of master bills for electric, water, sewer, propane, and trash.

Where to find it: Your utility accounts online, or call each provider and ask for a 12-month billing history.

Common gaps:

• Missing summer months, when electric bills peak
• No record of what you recover from guests (sub-meters or flat fees)
• Bills for the house mixed in with park bills

More help: utilities and sub-metering.

3. Rent roll by 30A/50A

What it is: A list of every site with its amp service (30A or 50A), whether it is transient or monthly, its rate, whether it is occupied, and any deposit held.

Where to find it: Your reservation system can usually export it. If not, a simple spreadsheet works.

Common gaps:

• Amp service not listed, or listed wrong
• Handshake monthly deals with no rate or deposit on record
• Park-owned units mixed in with guest sites

More help: electrical and books, T-12, and rent roll.

4. Septic permit

What it is: The permit for your septic system, ideally with the permitted design flow (often in gallons per day). In some states, larger parks also hold a state operating permit.

Where to find it: Your county or city environmental health or permitting office, or your state agency. Ask for everything on file for your parcel.

Common gaps:

• No permit on file for an older system
• More sites rented than the permit supports
• No idea whether the park is over a state threshold

More help: septic and the septic and water rules by state.

Imperfect Is Fine

You don't need a perfect file to send it. Send what you have and tell us what is missing. A rough T-12 beats no T-12, and a permit you had to request from the county counts.

What Happens After You Send Them

1. We read your four documents.
2. Within 48 hours, we send back a written review in plain English: what a buyer will see, where the gaps are, and what to fix or find first.
3. If you want to keep going, we talk about next steps and the kinds of offers that fit: Cash, Hybrid Debt-Takeover, or 100% Seller-Financed Installment.

You pay Way-Ya-Go nothing. If we bring the buyer, that buyer pays our 1.9% Transparency Premium at closing. Sellers pay 0% in brokerage fees. No Zoom pitch. No listing contract.

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