Dear Investor,

So you are under contract.  Everything is coming together...it's exciting, and moving oh so fast.  You have a couple of bucks (or tens of thousands) in escrow and it's time to get working on Due Diligence.  Suddenly, your stomach is beginning to complain and that little voice in your head is chiming in.  All those "what ifs" start intruding into normal restful sleep.  If you can relate to this, I can help!

First, let's see how we might get along.  Do my philosophies jive with yours?

1.  You are buying an investment to make a profit.

2.  You want to understand the park's past, make a deal to buy it in the present, and do a reasonable job of forecasting its financial future.

3.  You'd like to be a part of the process.  You don't mind paying for a service and receiving an education for free.

4.  You're ready to close if all checks out well.  This is not a test run - this is the real thing!

5.  When the deal goes sideways ~ and they always do ~  you want a professional deal maker at your side with time tested and war proven negotiating skills.

6.  You always try to deliver more then you promise and you expect others to do the same.

7.  If you and I do business once, we should want to do business with each other again in the future:  Maybe in a different capacity ~like a partnership or big park syndication!

1.  There is no such thing as "bullet proof DD" or a "bullet proof deal".  You will always have risks and it's my job to help you identify and come up with multiple solutions in managing those risks.  It will always be your job (with my help) to determine if the "risks are worth the return".

2.  I will never give you a "menu" to choose my level of service.  Menu's are great at fast food burger joints.  They don't work for multi-million dollar deals.  I (most likely) do not know you and you (most likely) do not know me.  I certainly know nothing about your deal until we talk.  All talks....however many we need....are always free until you decide to hire me and I decide to work for you.

3.  I can not give you a laundry list of questions to ask and get answered.  Every deal is unique and dynamic, and every decision intertwines with the next.  There are certain broad based questions that have to be covered during DD on every deal.  Yes we will handle cash flow audits, analysis, and valuations.  We'll look at infrastructure pitfalls and deferred maintenance expenses.  We'll address environmental issues and a bunch of other important things.  We'll dig deep together looking for the devil in the details - that's what I'm here for.

4.  You will never see me use a fancy online calculator to value your acquisition.  Although these types of calculators can be fun to do "what if calculating"  they are virtually worthless in actual deal making as they have no way of interpreting the "intangibles" of the deal.  In my opinion, they sometimes confuse more then they help.  You are a buyer competing with other buyers in a free enterprise driven market.  Regarding values or price, the only price that matters to you is the best price (and terms) that the seller will agree to.  After that (and all other DD items are covered) it is up to you to determine if the deal is a GO or NO.  No other "calculating" really matters.

5.  You will never be contacted by a "Due Diligence Support Representative".  I do not want to be accountable for other people representing me.  What you get is me, my brain, my creativity, my daily practiced skills, and my past experiences.  Your deal becomes my deal until you cancel or close the contract.

Ready to get started? Give me a call at (386) 254-8464 (December - May) and (207) 669-4193 (June - November).

Karl J. Warner
Background Information

 Karl has been involved in real estate investments since "retiring" from his corporate job at the ripe old age of 28 in 1998.  Since that time, he has been exclusively involved in the acquisition, development, management, marketing, and divestiture of hundreds of millions of dollars worth of real estate.  Karl has owned most asset classes of real estate and has been an intermediary on multimillion dollar M&A divestitures to industry moguls like Wayne Huizinga.  With the hindsight of experience, since 2001 he has specialized and focused his own portfolio in mobile homes and manufactured home rental parks and subdivisions.

Karl is blessed with two innate talents or skills.  He loves details (like an accountant does) and he is a dynamic person to person negotiator....a talent usually reserved for top producing sales people.  At the suggestion of Ernest Tew, one of Karl's closest and early mentors, he was encouraged to share his unique talents, experiences, and knowledge with other investors.  From that time on, in addition to his family responsibilities and managing his own multimillion dollar real estate portfolio,  Karl has provided due diligence services for others and occasionally speaks at real estate clubs and national seminars.

Karl's life includes spending plenty of quality time with his family. His hobbies are golf, hiking, biking, sailing, and flying.  He owns his own airplane which he uses extensively in providing DD services across the country.  The plane also comes in quite handy living half the year in Florida and the rest of the year in a National Park, on an island, off the coast of Maine.