Approaching "Off-Grid" MHP & RV Park Owners - Need Advice!

I'm looking to connect with owners of mobile home and RV parks who are essentially "off the grid" in terms of online presence - no website and sometimes not even a listed phone number. I'm finding quite a few parks in my target area that fit this description, and I'd love some advice from those who've had success reaching these owners.

What's been your most effective approach for making first contact? Direct mail? In-person visits? Something else?
For those parks that aren't immediately interested in selling, I'm considering offering complementary services as a way to build relationships. Has anyone had success offering website development, online marketing, property management assistance, or other services to park owners? I'm thinking this could be a good way to build trust while also providing value.
How do you typically structure that initial pitch conversation once you do make contact? Any specific language or approaches that have worked well when the owner wasn't actively looking to sell?

I appreciate any insights or personal experiences you can share. I believe there's great potential in these "hidden" properties, but I want to approach them respectfully and effectively.

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