CrosstownOS // Field Notes
Know what is true before you buy.
Acquisition intelligence for RV park and manufactured-housing buyers. Diligence notes, underwriting discipline, and field observations from the deals we study.
Subscribe via RSSOctober 4, 2026
Anatomy of a Broker Package
A synthetic offering package, read claim by claim. The point is not to distrust every number. The point is to know what state every number is in before it carries a price.
October 3, 2026
The Rent Roll Is a Claim, Not Income Verification
The rent roll shows what should have been collected. Deposits show what arrived. Income verification starts at the bank, not at the spreadsheet.
September 30, 2026
The Permits Buyers Skip
The broker package lists the site count. The county may list a different one. Zoning, permits, and grandfathering are diligence questions, not closing paperwork.
September 27, 2026
Read the P&L Like the Other Side Wrote It
The seller's P&L is written to sell the park. Normalization is reading it like the other side wrote it: every line a claim, every adjustment labeled.
September 24, 2026
Speed Is a Strategy for Sellers, Not Buyers
When the seller sets the closing clock, speed stops being your strategy and starts being theirs. Verification is the only way to take the clock back.
September 21, 2026
The Utility System Nobody Underwrote
Every dollar in the model flows through pipes and wires. Utility capacity, permits, and deferred infrastructure are the least glamorous part of diligence and one of the most expensive surprises after closing.
September 18, 2026
Reported Occupancy Is Not Paying Occupancy
Occupancy is one of the most quoted numbers in a broker package. Reported occupancy can reach the model before its supporting evidence has been reconciled. Here is how to rebuild it from deposits, and why paying occupancy is the only number the investment case should trust.
September 15, 2026
Before You Underwrite the Deal, Establish What Is True
Every deal arrives as a stack of claims dressed as facts. The buyer's real job, before any valuation math, is to label every material number. Here is the four-label system for doing it.