Know what is true before you buy.
CrosstownOS is diligence software for RV park and manufactured housing buyers. One record carries your deal from the broker package, through the site walk, to the signed decision.
Ownership is changing hands. The truth should move with it.
Operating businesses disguised as real estate often come with the evidence scattered across broker packages, spreadsheets, and memory. Crosstown makes the record disciplined before capital is committed, and for the life of the asset.
The asset is an operating business.
Value lives in collections, leases, utilities, roads, and resident records, not only in the dirt.
The evidence is scattered.
Broker packages, PDFs, spreadsheets, inboxes, inspections, and memory rarely reconcile themselves.
The decision happens before close.
Once capital is committed, the cost of what was missed is already yours.
The package is not the decision.
A broker package can be a useful beginning. It is not proof. Reported occupancy is not always paying occupancy, and T12 NOI is not automatically supported by collections, payroll, or utility reimbursements. A utility system that appears functional may still carry permit, maintenance, capacity, or deferred-capital exposure. The costliest surprises sit in the gap between what was reported and what can actually be verified.
Financial truth
Rent roll, leases, collections, delinquency, concessions, reimbursements, payroll, repairs, and real expense behavior.
Operational truth
Management transition, resident files, tenant mix, POH titles, month-to-month status, policies, and ancillary income.
Infrastructure truth
Water, sewer, septic, lagoons, electrical, roads, drainage, capacity, deferred repairs, and physical condition.
Legal / ownership truth
Title, survey, access, easements, permits, zoning, nonconforming use, ownership authority, and actual use.
One asset record. Before you arrive, while you walk, and before you decide.
Source
Know itWhat the outside world says before you arrive.
Source sees what the outside world says before you arrive. Public listings, public records, broker packages, and seller statements enter the record with their origins attached. Source builds the lead record with sourcing and enrichment around it. Source material is organized, never automatically trusted.
Field
Know it · Take itWhat the asset reveals when you are physically there.
Field captures what you see when you get there. Photos, notes, and observations from the site walk are tied to the deal and held as unreviewed evidence until a person reviews them. Captured is not verified.
Acquire
Know itWhat either stream means before you commit capital.
Acquire organizes what either stream means before you make the decision. The diligence register, evidence states, capacity gates, and deterministic underwriting feed the ParkProof decision file. CrosstownOS organizes the record. You own the decision.
ParkProof turns a deal file into a decision file.
Every material claim in the file carries where it came from and what state it is in: verified, broker-reported, missing evidence, underwriting assumption, calculated, or unresolved. The team sees the deal as it stands, not a pile of documents.
- Broker-reported
Reported occupancy
OM p. 12
- Verified
Collections variance
Rent roll extract, reviewed
- Missing evidence
Water and sewer capacity
Utility records, not yet received
- Underwriting assumption
Stabilized expense input
Approved input to the investment case
Advance, Retrade, Pause, and Walk are evidence-readiness labels. They are not recommendations, approvals, or advice.
Backed by evidence you can point to, and reviewed by a person.
Reported in an OM, call, model, or broker package; not independently checked yet.
Material information has not been received or located yet.
A stated input in the investment case; not a verified fact.
An output calculated from stated inputs. The calculation is only as reliable as the inputs behind it.
A material claim remains open because sources conflict, a review is incomplete, or the answer has not been established.
ParkProof supports a disciplined decision process. It does not replace legal, engineering, environmental, title, tax, insurance, regulatory, lending, or investment professionals.
Run the math on your live deal, in your browser.
Six working papers from the Acquisition Signal library, rebuilt as instruments. Every number carries an evidence state. Every output shows its lineage. Free to use, no account. Export the file and bring it to the fit call.
The Acquisition Workspace. Your deal, on the record.
Seller claims, source evidence, site observations, unresolved diligence, and underwriting, connected in one workspace before you commit capital. You operate it. You own the decision.
Single-deal $1,250. Annual $2,500. Recorded walkthrough plus one live software Q&A.
Find your path into CrosstownOS.
Actively acquiring an RV park or MHC?
For buyers with a live or imminent deal and a decision deadline. Run the deal inside the CrosstownOS workspace, from evidence to a documented decision file. You operate it.
See the plansWant to follow the build from the inside?
For operators, owners, and industry people who want early updates, a voice in what gets built, and first word when the workspace opens.
Read The Trail LogKnow the assets and the people?
For brokers, lenders, operators, and advisers who want a standing partner conversation with Crosstown.
For brokers and lendersKnow it. Take it. Hold it.
CrosstownOS is three workspaces across the asset lifecycle. The Acquisition Workspace (Know it: Source, Field, Acquire) opens November 2026. The Transition Workspace (Take it: Field, Close, Launch) and the Operations Workspace (Hold it: Operate, Capital, Exit) are the direction of the system. The record you build to decide is the record you carry after you close; the deal does not end at closing, and the truth record should not either.
- 01Opens November 2026
Source
Know it
Finds the park in public pages, listings, and records, and keeps where every fact came from.
- 02Opens November 2026
Acquire
Know it
The register, gates, and underwriting that show what is true before capital is committed.
- 03Direction
Intelligence
Know it
Patterns across your deals and outcomes, carried into the next acquisition decision.
- 04Opens November 2026
Field
Know it · Take it
Photos, notes, and observations from the site walk, tied to the deal they belong to.
- 05Direction
Close
Take it
Closing conditions, capital requirements, and accepted risks, documented and ready.
- 06Direction
Launch
Take it
The first 100 days under new ownership, from closing to stabilization.
- 07Direction
Operate
Hold it
Running the park day to day against the record and thesis you bought it on.
- 08Direction
Capital
Hold it
The money behind the asset, tracked against its obligations and return expectations.
- 09Direction
Exit
Hold it
Hold, refinance, recapitalize, or sell with the full record intact.
Opens November 2026: Source + Field + Acquire.
Follow the build in The Trail Log