Matt_Colie,
I don't know how long it's been since you have camped in Michigan State Parks but they are nothing like you described. 3 SP CG's have full hookups and 3 more are in the process. Virtually all have 20/30/50 amp electric and all electric is included in the camping fee. Nearly are SP CG's have water spigots/hydrants spaced all over the CG so you can get all the water you want close by. RV's do have freshwater, gray water, and black water tanks and they were installed in the RV for a reason. The Michigan State Parks without FHU's have free dump stations and all the very safe fresh water you could ever use. Most have new very nice bathouses and some have state of the art bathouses with individual doored from the outside shower rooms and several have tiolets in the shower rooms and also have large individual family shower rooms. Sure cuts down on needing to dump your tanks so often as 2 weeks is the stay limit anyway.
I'm very happy that most Michigan SP's do not have water or sewer at the individual site as it's a state park and meant for many to be able to use the CG as we the taxpayers/citizens of the state own all of them! The 2 week stay limit is great and so needed. Many people/families only have a week or two of vacation each year and a CG hog ruins it for so many. Having FHU's brings in those who want to stay on a site or in a CG for a month or two or all season. You can have all of those people since it plugs up the SP CG's for other people to be able to even use. BTW, these long time stayers pay a lot less per night and use considerably more utilities so the revenues drop greatly while the expenses increase. Not a good formula!
Having served on the board of directors of a very large CG/resort for 9 years, I can tell you there's more to it than you may realize. I do wish you good luck in your venture though as done right and operated right, it can become profitable in maybe 10 years if you are lucky! Cheap out in the campground layout, interior roads and dust/dirt control, level decent sized CG site/pad construction whether gravel or concrete and well maintained etc, the electrical/plumbing,and waste disposal system installed, bathouse design/construction and materials used and how manitained constantly, policing of the CG, manager/employees attitude towards customers, very very low debt to service, keeping liability insurance reasonable which more than doubles with having a pool and/or playground, desirable location of CG is so important to even draw campers in, open long enough or as long as possible to maintain a cashflow, etc. If these and several other CG ownership factors are not well into the positive column side, the CG may not even last the ten years to have a chance of being profitable as what was cheaped out on will need repairs or replacement and costs don't go down as years pass so sticker shock will get your attention quick!
