Includes the entire 18 hour CD Series

• How to Buy an RV Park
• How to Sell an RV Park
• How to Operate an RV Park
• How to Turnaround an RV Park

includes a PDF Download of the Transcripts of these CD's that you can follow along with as you listen - 575 pages! 

AND

Includes a Hard Copy of our RV Park Investment Manual

• Over 300 Pages on Buying, Selling, Operating, Managing, and Turning Around RV Parks and Campgrounds
• All of our Forms and Contracts to Buy and Operate an RV Park

AND

Includes a Hard Copy of our RV Park Due Diligence Manual - a must before you ever buy an RV Park or Campground - the items in this manual will help you avoid mistakes and potentially save you hundreds of thousands of dollars!

• Over 200 Pages on evaluating and performing the due diligence on your potential RV Park Investment
• Includes some extra forms and spreadsheets that will walk you through the 30 Days of Diligence.

AND

BONUS 1: Receive all of our forms and contracts to Buy and Operate RV Parks.  Also, includes a business plan and loan package that you can use to get your banker to say "Yes". 

AND

BONUS 2: Receive two Quick Deal Evaluations for FREE - this is where Frank or Dave will take a look a  deal that you have under contract and provide you with their thoughts on the deal.  This service is also normally priced at $199.00 but two are included for FREE.

AND

BONUS 3: Because we always want to OVER-DELIVER you will also receive access to our weekly mentoring hour.  This is where Frank or Dave or Both of us will be on the phone answering questions or talking about new things happening in the Mobile Home and RV Park Industry.  Again, this is FREE with the Home Study Course.  You can ask any question or talk about deals.

Our Home Study Course is not like anything you have ever listened to or read before.  We do not fill it with a bunch of fluff on how your are going to make a million bucks with no money down.  We tell you the whole story... the good, the bad, and the sometimes ugly. 

Our Goal is Simple:  we show you how to invest wisely in RV Parks and more importantly tell you what to avoid so you don't risk your entire investment!

Detailed Home Study Course Description:

Section 1: How to Buy an RV Park

In our "How to Buy an RV Park" section, you will learn what it takes to make a good investment decision, and how to find the RV Parks and Campgrounds that best meet these investment objectives. 

If you believe that you make or lose money in real estate on the front end, when you decide to buy, as we do, then your mastery of this skill is essential to profitability. 

Like all of Frank and Dave's products, every idea has been tested over and over again in real life -- not just academic theory.  We will tell you what works and what doesn't, filled with examples of what happened when we tried it.

• Learn the deal-killers that you should avoid at all costs. 
• Learn how to value an RV Park with examples.
• Structure your deals to minimize risk
• Learn how to mitigate significant problems when they pop up.
• Bonus - Excel Spreadsheet to use in the Valuation Process

With this series you will learn how to build a professional-grade RV Park and Campground acquisition assembly line, where you will be looking at fresh deals on a consistent basis.

And, as with all Frank & Dave products, you will hear nothing but reality -- no glossing over important, but not always happy, issues.  Frank & Dave tell it like it is, and in so doing, take your understanding of the RV Park investment class from 0 to 60 in a very short amount of time.

• Brief History of RV Parks and Campgrounds
• Types of RV Parks & Campgrounds
• What Generally Works (Top 10)
• What Generally Doesn't Work (Top 10)
• Calculating a Cap Rate
• Calculating a Cash on Cash Return
• Breakdown of a Profit and Loss Statement - Revenue & Expenses
• Looking at various P&L's
• Finding a Park to Buy
• Determining Value and Coming up with a Price
• Putting the RV Park Under Contract
• Parts of a Contract
• Exhibits
• Time Frames
• Due Diligence - Almost 3 hours on this subject
• Third Party Reports
• Getting a Loan
• Closing
• Taking Over

After listening to all the CD's in this series we are confident that you will be ready to take the next step and Buy an RV Park that you can turn into a long term investment of positive cash flow. 

None of our competitors can even come close when you consider that we have done over 75 Mobile Home and RV Park deals in the past 10 years.

Section 2: How to Operate a RV Park

Learn to run an RV Park for Maximum Profit!

Sometimes the difference between a winning investment and a bankruptcy is only in the managing of the asset.  And managing a RV Park is unlike any other type of real estate.  Even if you have a proven track record in apartment, single family, or commercial real estate, you will need re-training for this asset class.

You will learn every aspect of successful management.  From how to effectively collect rent, to how to cut costs, Frank & Dave give you an endless stream of real life problems and solutions to consider, each based on factual examples from their own experiences.

This series will give you over 20 years of collective knowledge in the same amount of time you spend commuting in your car over three days.

The How to Operate a RV Park series is recorded on audio CD's that you can listen to at your convenience. 

Here is a sample of what is included:

• Cash in - Increasing Revenue
• Other Sources of Income
• Cash out - Cutting Costs
• Average Expenses
• Minimizing Expenses
• Managers & Employees - How to find them
• Managers & Employees - How to Manage them
• Managers & Employees - What to Pay them
• Managers or No Managers?
• Work-Kampers
• Rules and Tenant Behavior
• Capital Expenditures
• Repairs
• Tying it all Together

Through this website, Dave has helped more buyers and sellers in the past ten years buy or sell an RV Park than any other source.   

Section 3: How to SELL an RV Park

The differences between a good sale and a terrific sale are subtle, but the profit difference is huge.  If you are going to go to the effort of selling, why shoot for anything other than the best price?

In this section, Frank & Dave will show you how to groom your park to present the image of "pride of ownership".  You will also learn how to fairly evaluate the correct asking price, how to help with the most important part of the selling process -- how to get your buyer a loan.

If you utilize all of the real life tips from Frank & Dave, you will find little fixes here and there, and this fine tuning can lead to thousands more in profit.  In a world where $200.00 a month can equal over $20,000.00 to your sales price, you need to listen to and study this section several times to make sure you are not leaving money on the table -- and we're talking thousands of dollars here.

The How to Sell an RV Park section is recorded on audio CD's that you can listen to at your convenience. 

Here is a sample of what is included:

• Grooming to Sell
• Push Revenue
• Cut Expenses
• Coming up with a Price
• Who is your Buyer
• How to List if For Sale
• Where to List if For Sale
• Broker or No Broker?
• Being Easy to Buy From
• Adequate Records
• Owner Financing or Not?
• Successfully Closing

After listening to all the CD's in this series we are confident that you will be ready to take the next step and Sell an RV Park to put the most amount of money in your pocket.

Section 4: How to Turn a Park Around and Survive Catastrophic Problems

Disaster Strikes, Business is Bad, The Park is an Eyesore, Are You A SURVIVOR?

Sometimes it takes an extra effort to turn back the momentum on a failing project and make it a winner.  In this series, you will learn the real-life strategies to taking back the control over your park, increase traffic and work through other problems.  Frank & Dave will counsel you on all of the tricks to taking an impossible situation and quickly righting the ship.  If you think you are in a hopeless situation -- you haven't talked to Frank & Dave!

What do you do when the gas company shuts off the gas when it's 20 degrees out?  Ask Frank & Dave.  What do you do when the television reporter calls to ask about your horrible living conditions?  Listen to Frank & Dave.  What do you do when you are so overwhelmed that you want to give up and deed your park back to the bank?  Lock yourself in your car and listen to Frank & Dave -- then come out swinging!

The How to Turnaround an RV Park or Survive other Problems section is recorded on audio CD's that you can listen to at your convenience. 

Here is a sample of what is included:

• Types of turnaround situations & solutions
• Get rid of undesirables
• Get rid of deadbeats
• Get rid of "hillbillies"
• Getting Everyone on your Side
• Training your Staff to get things done
• Big No-No's
• Loss of Utilities - Gas, Electric, Well Water, Sewer
• City Hall Problems
• Media Problems
• Making the Park Desirable
• Grooming Pride of Ownership
• Common Turnaround Problems
• Filling Spaces
• Bank Problems
• Everything Else that can Bankrupt You
• Tenant Lawsuits (including Class Action)
• Uncovered Insurance Issues (Accidental Pollution)

After listening to all the CD's in this series we are confident that you will be ready to take the next step and Turn your RV Park into a winner. 

Bonus 1 - Interview with a Financing Company

• Everything you wanted to know about RV Park Financing

Bonus 2 - Interview with an Insurance Company

• Risk Management
• Types of Insurance

PART TWO - RV Park Investment Manual - 300 Pages

This manual has been revised for 2009 and encompasses our original book plus much more information covering the important aspects of buying, selling, operating and turning around RV Parks. 

Here is the Index for the new Manual:  Actually the Index is almost a book in itself!!!

PART THREE - Due Diligence Manual - 200+ Pages

The New 30 Days of Successful Due Diligence Manual

Many people who purchase their first RV park investment grind it out, paying for the “privilege” of being in the RV park business with every hour of their day, and every ounce of their energy.

And guess what? Many of these RV parks do not work as expected – their owners do... And they spend hours and hours spinning their wheels… doing the WRONG things, for the WRONG reasons.

Bottom line, if you want to get into the business and not make mistakes that could end up costing you thousands, if not hundreds of thousands of dollars and wasted time and energy, and if you are open and honest about this “reality check” then we are giving you a chance to wiggle free from this trap you have burrowed yourself into... or are about to dig yourself into.

Now… how do you know if you are “trapped” or "will soon be trapped"?

Well, simply check off any of these thoughts that may have crossed your mind from time to time:

“Does this RV park actually make as much money as the owner has reported it does? Is the owner cooking the books?”

“How do I check on the water lines or sewer lines?”

“How do I check on the market?”

“What questions should I ask the seller? The city? The electrician?

"What about all those Park Owned Mobile Homes?”

“Am I missing something?”

"What will I do if (fill in the blank)?

“I wish there was someone else that could help me… this stinks!”

We have covered it all in this manual.

Now, how many times after you made a mistake did you hear or think "You should learn from your mistakes" or "I won't ever do that again"?

Frank and I have definitely done this many times. But there was never someone there to steer us in the right direction.

Instead of wasting time and potentially thousands of dollars wouldn't it be nice to keep that hard earned money and make a wise investment?

Instead of learning from your Mistakes... why not avoid making them in the first place?
So let us ask you –

Do you want to invest in the right RV Park and not regret it later?

Do you know how to determine if the park is a "Deal" or "No Deal"?

Are you sure you have not missed something?

Are you ready to get some advice from an unbiased and experienced third party?

Included in this manual is a day by day schedule that will help you plot our your strategy and schedule everything in the most cost effective manner.

Here is an excerpt from the beginning of the book...

FOREWORD
This manual is designed to give you a roadmap, from start to finish, in achieving a successful due diligence examination of an RV park.

Since the failure of any one step of due diligence might result in your decision not to buy the park, we have organized the order of steps in such a manner as to minimize expense and effort. We have chosen the order to put the items most likely to fail at the front end of your examination, to get the bad news early on and to act on it accordingly.

We have organized the manual in a day-by-day manner and while this makes for good organization, not every deal is going to fit into this order and if possible you would like to have 45 or 60 days to do the diligence, or at least a provision in your contract that allows you to extend the period in case some of the third party reports are not able to be completed in thirty days. The real key is to make sure to complete all the steps in a complete and timely fashion.

Is 30 Days of Diligence Adequate?

Thirty days of diligence is an industry standard, but there is no rule that the due diligence period must be exactly thirty days. Of course, the longer the diligence period, the better it will be for you, the buyer. Sixty days is far superior to thirty if you can get it. And, of course, you can’t get it unless you ask for it. Most people ask for thirty days because they are afraid that sixty days will scare the seller off, and less than thirty is way too short. That being said, I have done fourteen days of diligence on deals that I really wanted but that had a difficult seller. Less than fourteen days and you may just be wasting your time, since it is near to impossible to get a lot of third party reports completed that quickly, not to mention just the regular stuff that you perform yourself. If you are willing to forfeit your earnest money, then you can go as short as you want, and then walk the deal prior to closing, at the end of the financing period, if you don’t want it after all.

If you have not completed your diligence in the required amount of time, say thirty days, it is sometimes possible to get the seller to give you an extension of time. If that is the case, the best way to get the extension is to meet with the seller and show him all of the work you have performed, so that he knows that your request is legitimate. When you propose such an extension to the seller, he is normally concerned that you are just wasting his time, and that you have no intention of buying it, or that you lack the money. It’s your job to convince him that you can close, and will close, if he just gives you a few more days to complete your diligence. And you can even tell him what you have left to do, so that he knows you are not pulling his leg. If he says no, and you really want the deal and feel 99% positive it will work for you, you may elect to go forward anyway, and risk losing your earnest money if you walk before closing. Make sure that the contract does not require “specific performance” to buy the park. In that event, you cannot go past the diligence period without having to buy the park, even if you don’t want it. You never want to sign a contract with specific performance in it for the buyer. The seller, on the other hand, should almost always face specific performance if he fails to consummate the sale to you.

Diligence periods in excess of sixty days are pretty unheard of, except in cases of extreme lack of park stability, such as not having any books, rent roll, etc. For example, it would not be unusual to ask more than 60 days to sort out bank foreclosure. However, except in that type of difficult environment, you will probably do some degree of damage to your reputation by asking for more than sixty days of diligence.

You will find in the due diligence process that there is no perfect park. While successful due diligence will help you formulate an idea on the true economics and risks of a RV park, it will still ultimately be your business decision as to whether or not to proceed with the purchase. Often, after assembling all of the data, you will still be unsure as to whether or not you want to proceed. This manual only helps you to collect that data. The decision to go forward is one that you will have to make on your own.

We receive more questions on due diligence than on virtually any other topic at RVParkStore.com and have written this manual to address those questions in great detail. If you follow all of the guidelines in this manual, you should be able to perform a satisfactory due diligence examination.

Good luck on your due diligence!

Frank Rolfe & Dave Reynolds

BEFORE YOU START

TO DO LIST
- Purchase Contract

- Due Diligence Clause

- List of Items to Request from Seller


Your Purchase Contract

One of the most important items that you will need to have is a good purchase contract that has been reviewed by your attorney. Don’t ever just take a purchase contract you find on the internet or receive from the seller or seller’s broker and sign it without first having your attorney review it.

A good purchase contract will have, at a minimum, the following:

- Full and Correct Legal Name of Seller (the correct name or company)

- Name of Purchaser and right of Purchaser to Assign Contract to an entity owned by Purchaser

- Legal Description and Address of the Property

- Description of Personal Property to be Included with Sale

- Purchase Price and Terms

- How Prorations are Handled

- Right of Purchaser to Conduct Due Diligence for a Period of at least 30 Days

- Right of Purchaser to Cancel and Receive a Refund of the Earnest Money and be Released from the Contract for any Reason during the Diligence Period

- Right of Purchaser to Cancel and Receive a Refund of the Earnest Money and be Released from the Contract if Financing cannot be Obtained at Reasonable Terms Approved by Purchaser.

- Who Pays for What: Survey, Appraisal, Title Policy, Phase I, Closing Costs, Broker’s Commission, etc.

- Date of Closing and Possession

- Representations of Seller

- Representations of Purchaser

- Acceptance Deadline

- Signature Block

In the past I have provided a copy of the contract that I use to buy RV parks and if you would like a copy of my contract, I am more than happy to send a copy to you with the understanding that before you use it that you will have it reviewed by your attorney.

Due Diligence Clause

In your purchase contract you want to make sure that you have a good due diligence clause. Here is a copy of the clause that I have in my contract:

PURCHASER’S RIGHTS OF INSPECTION, LOAN APPROVAL, AND CANCELLATION.

(a) PURCHASER may inspect or cause to be inspected the condition of the Real Estate and all improvements and Personal Property;

(b) PURCHASER may inspect or cause to be inspected all other documents and materials relating to the Real Estate and Personal Property;

(c) Within seven (7) days after the effective date of this agreement PURCHASER shall make a written request of SELLER to deliver all documents and materials needed from SELLER for inspection and evaluation. Upon receiving this written request from PURCHASER, SELLER shall deliver any such documents or materials requested within seven (7) days of PURCHASER’S request;

(d) After all documents and materials have been delivered to PURCHASER, PURCHASER may cancel this Agreement for any reason, at the sole discretion of PURCHASER, within Thirty (30) days after receiving all documents and materials from SELLER. After the initial Thirty (30) day inspection period, PURCHASER may cancel this Agreement during the next Thirty (30) day period in the event that PURCHASER does not obtain a loan approval for the purchase of the Real Estate and Personal Property that is satisfactory to PURCHASER, and the determination of an acceptable loan shall be in the PURCHASER’S sole discretion.

(e) In the event that any Third Party Reports are required by Purchaser or Purchaser’s lender, and these Third Party Reports are not completed during this initial thirty (30) day inspection period, the inspection period will automatically be extended for an additional thirty (30) day period and PURCHASER shall have the same rights of cancellation as PURCHASER has during the initial thirty (30) day inspection period.

SELLER shall allow PURCHASER, or PURCHASER’S representatives, access or provide documents for review, whichever the case may be, to the Real Estate and Personal Property, at all reasonable times and cooperate with PURCHASER’S efforts to conduct the inspections permitted herein.

And that is why we have written this manual... We want you to learn from our Mistakes... and not make the same ones we have made!

We don't want you to feel frustrated and broke!
 

BONUS 1: Receive all of our forms and contracts to Buy and Operate RV Parks.  Also, includes a business plan and loan package that you can use to get your banker to say "Yes". 

BONUS 2: Receive two Quick Deal Evaluations for FREE - this is where Frank or Dave will take a look a  deal that you have under contract and provide you with their thoughts on the deal.  This service is also normally priced at $199.00 but two are included for FREE.

BONUS 3: Because we always want to OVER-DELIVER you will also receive access to our weekly mentoring hour.  This is where Frank or Dave or Both of us will be on the phone answering questions or talking about new things happening in the Mobile Home and RV Park Industry.  Again, this is FREE with the Home Study Course.  You can ask any question or talk about deals.

The RV Park Home Study course will help you to Excel in the RV Park and Campground Industry.

Our Home Study Course is not like anything you have ever listened to or read before.  We do not fill it with a bunch of fluff on how your are going to make a million bucks with no money down.  We tell you the whole story... the good, the bad, and the sometimes ugly. 

Our Goal is Simple:  we show you how to invest wisely in RV Parks and more importantly tell you what to avoid so you don't risk your entire investment!