Per-lot pricing is the structure that actually fits this asset, and it's what most firms quote once you push them. The range you'll hear is roughly $20 to $40 per occupied lot per month for a stabilized park, with a monthly floor that binds on anything small. The 6% is a legacy of apartment management and it prices the wrong thing, because collections scale with lot rent while the manager's workload scales with the number of residents, the number of vacant lots, and how much delinquency you're carrying.
What the fee buys on a land-lease park is collections and delinquency follow-through, rules enforcement, utility billing and reconciliation, vendor coordination for mowing and trash and snow, turn of vacant pads, and paperwork when a resident sells their home to somebody else. That last one is where fees get earned or lost. Home title transfers, lien and tax status on the home, and re-screening the incoming buyer are what keep a park from filling up with problems you can't evict your way out of, and plenty of managers won't touch it.
Why they refuse small parks: the fixed cost of onboarding, an accounting file, a site visit cadence and someone on call doesn't shrink below about $2,000 to $3,000 a month, and a 30-lot park can't carry it without eating most of the NOI. Their alternative is a resident manager living on site, often paid with a lot rent credit plus an hourly stipend for grounds work.
On the service-business angle, whether collecting lot rent for an owner requires a real estate or property management license varies by state and some states have narrow exemptions that don't cover it, so ask your state licensing board directly rather than reasoning from what apartment managers do. Also price your own liability before you quote anyone, because fair housing exposure sits with the manager too.
