Factory tires are crap. I bought a slightly used f150 a few years back and it had what you described. Took it in to get the tires balanced, and it ended up that the tires were out of round. Put on new tires and it was gone.
Brand new unfired Tristar Arms Raptor DU Silver 12ga. 3 inch chamber 28” barrel. Won at a banquet, and don’t need another shotgun.
$550 shipped to your FFL dealer.
You did ask what we thought housing was worth? I can’t give much of an answer unless one knew more about the setup. I don’t need any additional housing but I guess those that do can get ahold of you.
Do you have any pictures of the housing? 12 people is a lot of people in camp. Do you charge per person or the same amount regardless of the number of occupants? Dogs inside or out, and if out is there a heated dog room?