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    A row of gravel pads in a small RV park at dusk, one older motorhome sitting level on blocks with warm light in its windows and a step at the door.

    Curriculum / Occupancy

    The Occupancy Course

    Turn empty park pads into monthly rent from local tenants, using refurbished salvage motorhomes bought, moved and finished under a $7,500 all-in cap.

    Written in full10 modules43 lessons10 worksheets9 hours
    Hold a seat — $149Read lesson 1 free

    What this is

    A recreational-vehicle park in the United States runs roughly two thirds full across a year, and the third that is empty moves with the calendar rather than with your sign, your website or your rates. The mortgage, the tax, the insurance and the manager cost the same in February as in July. That is not a marketing problem. It is an inventory problem: you own hookups, a slab and an address, and for most of the year nothing is sitting on them.

    This course teaches the one conversion that fixes it. You place a refurbished salvage Class A motorhome on the pad — bought at auction, hauled in as freight, and finished to a fixed thirty-day scope, all inside a $7,500 cap — and you rent it by the month to somebody who already lives within twenty minutes of your gate and cannot afford any apartment in the county. The pad stops being a campsite and becomes a small furnished rental home.

    Ten modules take that from the thesis to the ledger: the arithmetic that decides whether it works in your market, where the units are and which damage is fatal, how a unit that does not drive gets to your pad and level on it, the thirty-day refurb that keeps the number under the cap, the day-count that turns a guest into a tenant in your state, the lease structures and the utility billing, where the local tenant is already looking, rent day and the collections ladder, and the six ways the whole thing dies. You score those six before you buy anything.

    When you finish, you can

    1. Compute the occupancy gap on your own park, in pad-months and in dollars, from your own booking history.
    2. Price a converted pad against the transient revenue it replaces, and state the payback in months rather than in feel.
    3. Read a salvage auction listing and tell a discount (dead engine, missing keys, hail) from a rejection (a wet ceiling) before you bid.
    4. Set a maximum bid by arithmetic that leaves transport and the whole refurb scope inside the $7,500 cap, and hold to it.
    5. Move a non-running Class A as freight, prep the pad, and set the unit level, blocked, secured and connected.
    6. Run the thirty-day refurb to a fixed scope with a tracker that shows the day the unit goes over the cap.
    7. Ask your own state, county and insurer the four questions that decide whether the model is legal where you stand — and know which answers stop the project.
    8. Choose between a pad lease, a unit rental and a rent-to-own, and say out loud why the third one is usually a trap.
    9. Write the ad, screen every applicant the same way, and run a move-in that ends with a signed file and a tenant who knows where the water shutoff is.
    10. Run rent day, the maintenance cadence and a collections ladder that ends in your statute's process and never in a padlock.

    Who should not buy this

    • Anyone who wants a passive investment. This is an operating business with tenants in it.
    • A park whose county has already said no in writing. Module 6 tells you how to find out before you spend.
    • Anybody looking for a legal shortcut around tenancy law. Every module points the other way.

    The modules

    All 10, with every lesson title.

    01

    The Local-Tenant Thesis

    Why transient occupancy has a ceiling, why it collapses in winter, and who the local tenant actually is.

    Module 1 in full →

    Worksheet — Occupancy gap calculator

    Fill in the first three columns with your park's numbers. The last two columns show what the empty pads are costing you and what the same pads earn once converted. The example row shows how each line is computed; replace the example values with yours.

    Occupancy gap calculator
    LineExample valueHow to get itNotes
    Total pads40Count every pad with hookups.Include pads you use for storage or staff; they count as inventory.
    Pads you keep transient20Your choice: the best-located, best-view pads.The model does not ask you to give up the summer business.
    Pads available to convert20Total pads minus pads kept transient.These are the pads the rest of the course is about.
    Current annual occupancy, transient pads65%Nights sold in the last 12 months divided by nights available.National average is roughly 65 to 67 percent per https://software.roverpass.com/blog/rv-park-industry-stats
    Current winter occupancy30%Same calculation, December through February only.Winter range nationally is 15 to 55 percent per the same source.

    7 further rows in the downloadable sheet.

    02

    Unit Economics

    What a pad rents for, what a mobile home really costs to place, the $7,500 unit, and payback in months.

    • What a pad rents for
      Long-term pad rent runs $350 to $700 rural and $1,200 and up metro; the unit lets you charge above the bare pad.
    • The mobile home comparison
      Placing a manufactured home costs $10,000 to $70,000 or more before you buy the home, which is the whole reason the salvage unit wins.
    • The $7,500 unit
      The cap covers purchase, transport, and refurb; it is a rule, not a target, and the split is the owner's number.
    • Payback in months
      Divide the cap by the monthly rent and you have the payback; at the cited rent ranges it is under two years everywhere and under a year in many markets.

    Module 2 in full →

    Worksheet — Per-unit ROI sheet

    One unit, one column. The example column uses the $7,500 cap and a rent inside the cited ranges. Lines that read 'Your quote goes here' are the numbers only your market can supply: your hauler, your handyman, your agent. Fill them before you bid; the example column shows the shape, not your answer.

    Per-unit ROI sheet
    LineExampleYour numberHow to compute
    Salvage purchase incl. auction feesYour quote goes here—Your winning bid plus buyer fees and any broker fee. Module 3.
    Transport to parkYour quote goes here—Quote from your hauler for the actual distance. Module 4.
    Refurb, standard scopeYour quote goes here—Materials plus paid labor plus inspections. Module 5.
    All-in unit cost (cap)$7,500—Sum of the three lines above. Must be at or under $7,500.
    Monthly rent, pad plus unit$650—Your market. Rural pad rent $350 to $700, metro $1,200 and up per https://latestcost.com/average-cost-of-long-term-rv-parks/; unit rents above bare pad.

    10 further rows in the downloadable sheet.

    03

    Sourcing Salvage Class A Units

    Where the units are, what the title types mean, which damage is cosmetic and which is fatal, and how to bid without blowing the cap.

    • Where the units are
      The two national salvage auctions list Class A motorhomes every week, and most buyers there are looking for something other than what you want.
    • Title types and what they mean for you
      A salvage or non-repairable title does not matter to a unit that will never drive again, but it matters to your state and your insurer.
    • Cosmetic versus fatal damage
      A dead engine is a discount; a wet ceiling is a rejection. Learn to tell them apart from the listing photographs.
    • Reading a listing end to end
      Year, length, layout, run-and-drive status, keys, and location all change the number you can bid.
    • Bidding under the cap
      Your maximum bid is arithmetic done before the sale, and the discipline is never going a dollar past it.

    Module 3 in full →

    Worksheet — Auction bid sheet and inspection checklist

    One row per candidate unit. The first block is the bid sheet: fill it in before the sale and do not bid past the maximum. The second block is the inspection checklist: a single no in the fatal column means pass. Rows that read 'Your quote goes here' are the numbers only your yard, hauler and handyman can give you.

    Auction bid sheet and inspection checklist
    SectionItemYour entryRule
    Bid sheetAuction and lot number—IAA https://www.iaai.com/Vehiclelisting/Rvs or Copart https://www.copart.com
    Bid sheetYear, make, model, length—Length must fit the pad and the hauler's trailer.
    Bid sheetTitle type—Confirm your state will transfer this brand to you before bidding.
    Bid sheetRun-and-drive status; does it roll?—Not running is fine. Not rolling changes the transport method.
    Bid sheetYard location and distance to park—Get the transport quote for this yard before the sale.

    20 further rows in the downloadable sheet.

    04

    Transport and Placement

    Getting a unit that does not drive from the auction yard onto your pad, level, connected, and secured.

    Module 4 in full →

    Worksheet — Vendor list template

    One row per vendor. Keep two names per role. The quoted rate is what they told you; the last actual is what the last job cost, and the gap between them is what you plan with.

    Vendor list template
    RoleVendor namePhone / emailQuoted rateLast actualNotes
    Hauler, heavy recovery or RV transport————Trailer type, insurance certificate on file, free-window pickup.
    Hauler, backup—————
    Handyman / small contractor————Has worked inside an RV; can do subfloor and cabinetry.
    Handyman, backup—————
    Licensed propane technician————Inspection document required before any tenant moves in.

    11 further rows in the downloadable sheet.

    05

    The 30-Day Refurb

    A standard scope, a fixed calendar, and a budget tracker that stops the unit from going over the cap.

    Module 5 in full →

    Worksheet — 30-day schedule and $7,500 budget tracker

    The first block is the calendar: one row per work item, in order, with the week it belongs to. The second block is the budget tracker: one row per category, with the cap as the only fixed number and every other line waiting for your own quotes replace them.

    30-day schedule and $7,500 budget tracker
    BlockWeek / CategoryItemOwner / VendorDone or $ spent
    ScheduleWeek 1Strip soft goods, empty cabinets and baysHandyman—
    ScheduleWeek 1Interior moisture inspection with meterOwner—
    ScheduleWeek 1Roof: clean, remove failed sealant, reseal all seams and fixtures with the correct productHandyman—
    ScheduleWeek 1Windows, slide seals, compartment doors, marker lights resealedHandyman—
    ScheduleWeek 1Water test, sustained, section by section; record date in fileOwner + handyman—

    23 further rows in the downloadable sheet.

    06

    Permits, Zoning, Insurance

    The day-count that turns a guest into a tenant, how to screen your own state and county, and what to ask your insurance agent.

    • The 180-day line in Arizona
      Arizona has a statute written for exactly this situation, and the day it applies is a number you can count.
    • Check your state
      Four questions, asked of your state statute, your county code, and your attorney, before the first unit is bought.
    • County permits and the park license
      Your park's permit already allows occupied RVs on the pads; the job is to keep every unit inside what it allows.
    • Insurance
      A park-owned rental unit is not covered by the policy you have; the cost of the policy you need is a number only your agent can give you.

    Module 6 in full →

    Worksheet — Jurisdiction screening checklist

    Answer every question for your state and your county before the first unit is bought. The Arizona row shows what a complete answer looks like. Record who answered, how, and the date; an email beats a phone call. Then have your attorney review the completed sheet.

    Jurisdiction screening checklist
    QuestionArizona exampleYour state / county answerSource, name, dateAttorney reviewed
    Is there a consecutive-day count after which an RV occupant is a tenant?Yes. More than 180 consecutive days per https://www.azcourts.gov/legalinfohub/Legal-Info-Sheets/Landlord/Tenant-Disputes-amp-Eviction/Arizona-Recreational-Vehicle-RV-Long-Term-Rental-Space-Act-Evictions———
    Which statute governs the tenant after the trigger?Arizona Recreational Vehicle Long-Term Rental Space Act, per the same sheet———
    Could a park-owned RV be treated as a mobile or manufactured home under state law?Check with attorney———
    What eviction process applies to a long-term RV space tenant?Court process described on the same sheet———
    Does the county zoning code allow long-term residential occupancy of an RV on a permitted RV space?Varies by county; ask planning in writing———

    11 further rows in the downloadable sheet.

    07

    Lease and Tenancy Structure

    Pad lease, unit rental, or rent-to-own; deposits; utility billing; and the documents your attorney reviews before you use them.

    • Three structures: pad lease, unit rental, rent-to-own
      You can rent the pad, rent the pad and the unit, or sell the unit over time; each changes who owns what and who is responsible for what.
    • Deposits and fees
      Collect what your state allows, hold it the way your state requires, and return it on the day your state says.
    • Utility billing
      Electricity is the cost that swings with the tenant, and how you bill it decides whether the unit's margin survives the summer.
    • The documents
      A lease, park rules, a move-in inspection form, a utility addendum, and a renters insurance requirement, each reviewed by your attorney before it is signed.

    Module 7 in full →

    Worksheet — Lease outline

    A section-by-section outline of the unit rental lease and its attachments. This is a structure for your attorney to draft from under your state's governing statute, not a lease. Every row is marked for attorney review because every row is.

    Lease outline
    SectionWhat it coversDecision you makeAttorney review
    Parties and premisesLandlord, tenant(s), unit identifier, space numberOne lease per unit; all adult occupants signRequired
    TermMonth to month or fixed term; renewal; how either side ends itMonth to month is common for the first tenant; notice periods per statuteRequired
    RentAmount, due date, payment method, grace period, late feeSet from Module 2; late fee within state capRequired
    DepositAmount, where held, deductions allowed, return deadlineWithin state cap; separate account if requiredRequired
    What is includedFurnished unit, pad, hookups, trash, any park servicesCross-reference utility addendumRequired

    13 further rows in the downloadable sheet.

    08

    Finding and Screening Local Tenants

    Where local demand lives, how to write the ad, how to screen fairly and firmly, and how to run the showing and the move-in.

    • Where local demand lives
      The tenant is already within twenty minutes of your gate; the job is to be visible where they are already looking.
    • Writing the ad
      Say what it is, what it costs, and what is included, in that order, with photographs that show a home.
    • Screening
      Screen every applicant the same way, on income, history, and references, under the fair housing rules your attorney confirms apply to you.
    • The showing and the move-in
      Show a finished unit, sign a complete file, and walk the tenant through the systems before they sleep there.

    Module 8 in full →

    Worksheet — Ad copy template and screening script

    The first block is the rental ad, line by line, with the blank you fill from your own unit. The second block is the phone screening script: ask every caller the same questions in the same order. Have your attorney confirm the screening criteria comply with the fair housing rules that apply to you.

    Ad copy template and screening script
    BlockLineTemplate textFill in from
    AdHeadlineFurnished one-bedroom with private bath and full kitchen, monthly, [town]Your unit and town
    AdWhat it isClean, dry, furnished one-bedroom in a quiet park. Set motorhome on a permanent space; it does not move and the rent reflects that. Real bedroom door, private bath with shower, full kitchen, heat and air.Module 5 punch list; note the bedroom door
    AdRent and deposit$[rent] per month. $[deposit] deposit. [Utilities included / flat $[x] utilities / electricity submetered at cost].Module 2 rent; Module 7 utility addendum
    AdIncludedFurnished, mattress, blinds, trash, [laundry], [internet]. One vehicle space.Park services
    AdWho it is forWorking adult. Income verified, background checked, renters insurance required. [Pets: yes with terms / no]. Maximum [n] occupants. No smoking inside.Your written criteria

    13 further rows in the downloadable sheet.

    09

    Operations and Collections

    Rent day, the maintenance cadence that keeps a unit dry, the collections ladder, and the records that prove all of it.

    • Rent day
      One due date, one payment method, one statement, and a late fee that starts on the day the lease says.
    • The maintenance cadence
      A monthly walk, a seasonal seal check, and a funded reserve keep the unit from becoming the rot Module 10 warns about.
    • The collections ladder
      A fixed sequence of contacts and notices, on fixed days, ending in the process your statute requires and never in a padlock.
    • Records and reporting
      One file per unit, one file per tenant, one ledger for the park, and a monthly page that tells you whether the model is working.

    Module 9 in full →

    Worksheet — Monthly operations checklist

    One sheet per month, done on the same day every month. Rent day first, the walk second, the ledger third, and the two model numbers last. The notice days in the collections block are placeholders until your attorney confirms your statute's days.

    Monthly operations checklist
    BlockTaskWhenDone / Value
    RentStatements sent to every tenantBefore the 1st—
    RentPayments recorded in the ledger by unitAs received—
    RentList of tenants unpaid after due dateDay 2—
    CollectionsFriendly reminder to each unpaid tenantDay 2—
    CollectionsLate fee posted; written second contact with total and deadlineDay after grace period ends (per lease)—

    16 further rows in the downloadable sheet.

    10

    What Kills the Deal

    County bans, unit rot, the tenant who removes the unit, eviction timelines, rent-to-own traps, and over-improvement. Score each one before you buy.

    • County bans
      The county can say no, before or after you have placed units, and the only defense is to have asked first and in writing.
    • Unit rot
      Water is the only thing that destroys a unit, and it does it slowly, from the roof down, while nobody is looking.
    • The tenant removes the unit
      A unit on wheels can be towed by anyone with a truck, and the lease clause, the title, and the setup are what make it yours in fact and not only on paper.
    • Eviction timelines
      An eviction takes as long as your statute and your court say it takes, and the model has to survive that many months of zero rent on that pad.
    • Rent-to-own traps and over-improvement
      The two ways owners talk themselves out of the model's simplicity: selling the unit slowly, and building around it.

    Module 10 in full →

    Worksheet — Deal-killer scorecard

    Score each risk 1 (low) to 5 (high) before the first unit and once a year after. Any single 5 is a stop: fix that line before buying the next unit. The evidence column says what a low score has to be backed by.

    Deal-killer scorecard
    RiskScore 1 (low) looks likeScore 5 (high) looks likeEvidence required for a low scoreYour scoreNext action
    County banPlanning department answered yes in writing; permit allows long-term spaces; units inside permit countNo written answer, or permit silent and unasked, or complaint historyDated email from planning; copy of permit; jurisdiction checklist complete and attorney-reviewed——
    Unit rotInspected at yard with meter; week-one seal and water test dated; roof inspected spring and fallBought on photos only; water test skipped; nobody on the roof in a yearInspection checklist; water-test date in unit file; roof inspection dates on ops checklist——
    Tenant removes the unitTitle in park's name in file; unit placarded; set on blocking with wheels stored or locked; lease clause initialedTitle unclear; unit on tires with hitch open; no placard; lease silentTitle copy; photograph of placard and setup; initialed lease clause——
    Eviction timelineAttorney counted the weeks; screening criteria written and applied; collections ladder followed on the day; reserve covers one eviction a yearWeeks unknown; screening informal; reminders ad hoc; no reserveAttorney's written estimate of weeks; screening criteria document; ledger and notice records; reserve balance——
    Rent-to-own trapNot used; or used only under an attorney-drawn installment agreement with state rules confirmedVerbal or template rent-to-own; tenant believes unit is theirsAttorney's document or a written decision not to use it——

    3 further rows in the downloadable sheet.

    On completion

    Pass the final assessment and the certificate is issued the same minute.

    The final assessment draws from every module and shuffles. There is no limit on retakes and no time limit on the course.

    The School of Life Hacks
    Certificate of Completion

    This certifies that

    Dana Whitfield

    has completed every lesson and passed the written assessment for every module of this course.

    The Occupancy Course
    Rob Yeager, Instructor
    Issued 8 September 2026
    LH-2026-0184
    school-of-life-hacks.vercel.app/verify/LH-2026-0184

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    School of Life Hacks

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