Howard, your idea sounds like a very ambitious plan. However, I would consider a few things before proceeding, both of which you've probably already included in your analysis:

1. The era of creating new RV co-ops seems to have existed during a short, very specific time frame. Are there specific reasons why they were popular enough to actually get launched, and was this related to such things as land availability, zoning and other legal issues at the time, or hard demographic drivers ie many retirees in the 80-90s were still receiving defined benefit pensions, thereby might have had sufficient capital in which to invest. No, of course, not so much.

2. If there is a reason why RV co-ops have fallen out of favor, are there alternatives? That is, are RV parks still being developed? If so, then this might provide a heads up as to the underlying trends/factors in this market. Assume for the moment that RV parks are still being developed - what would prevent you from swinging a deal as the GP and selling limited partner shares? Also, it would appear that if the current group of retirees is leaving the work force with less stable cash flow, the ability to actually own a lot would necessitate a bank loan. Like no tickie, no washie, no title, no loan.

My guess is the lack of current/recent RV co-op development is a combination of these factors. It may have existed for a brief moment in time given some pretty unique circumstances, but that day & age may have passed, never to return. If so, then it might be advantageous to look at what **will work** today, in 2014. If it was a HOA type of deal, it still wouldn't preclude you from having fairly firm entrance requirements eg over 55, etc, etc. to create the type of park you, I and members of this board would enjoy.

One last thing: FL is awesome for about 3 mos of winter, thereafter, yuck. Once you experience the SW desert, it's hard to go back. AZ gets pretty flipping hot, but NM sits at a higher elevation. The moderator of the Lazy Daze forum has been FTing in NM for around 10 years now. He was originally from NJ, and has only been back 2-3 times in all those years. Guy is really bright, and did his homework; 10 years is a pretty good track record.