I grew up in Ventura County & live in the Conejo Valley.The market is pretty strong here so expect competition. 

If you charge $1100 rent + bill back water and the house next door charges $1100 and does not charge for water, you will have to lower rent to stay competitive.

I think it's going to depend on the style of your property and how well it holds up to the new construction competition.  

If by pensions you mean 401ks, you may be eligible for a up to two 401k loans per account, with a maximum of about 50% of your investment account, with a payback schedule amortized at a competitive rate for up to five years and deducted prepaid from your paycheck.

@Ben BymasterMortgage note investingNot many do it so a lot less competition

If you are offering one of the best products out there, at a competitive (this does not mean lowest) price and you provide prompt and professional service as the landlord, then why why reduce price??

Pros: 1) Inefficient markets; 2) less competition from investors; 3) higher cap rates; 4) less maintenance than apartments and hotels, similar to storage; 5) great flexibility to boost gross income; 6) RV sales around 500k per year and only an estimated 8,000 RV parks nationwide; 7) many sellers are willing or required to carry a note; 8) there are enough tech tools to run the business remotely (with employees on site).

You will have a lot of competition but there is room for everyone to be successful!

determine valuedetermine max bidhave your cash lined upand be prepared for competition. depending on the state many times the property your honing in on gets pulled last minute.

I will agree that the area has lots of restrictions as well as a very competitive market.