Read the general investor planning overview
Hypothetical example: a Saint-Maurice seasonal tourism operator wants to buy a campground and RV park in a U.S. state, run it from May to October and winter in Canada. The E-2 conditions do not change for a seasonal enterprise, but they are applied to its real figures: the investment must be substantial relative to the cost of that business, the operation must be more than marginal on an annual basis, the land is part of the enterprise only because it is used in it, and the buyer must actually direct the business, not merely own the site.
Separate the land from the business the land supports
A campground purchase is mostly real estate, and uncommitted funds or land held passively do not qualify as an E-2 investment. The property counts because it is used in an operating business that sells sites, services and amenities. The file should therefore describe the enterprise as a hospitality operation and show the land, the utility infrastructure, the equipment and the working capital as assets committed to it. Ask the seller for occupancy records, seasonal revenue by month, the number of employees and the permits the site holds. If the price is largely land value with a small operating margin, the substantiality and marginality analysis needs particular care, and a plan for shoulder-season or off-season revenue strengthens it.
Prove marginality on a full year, not on August
Marginality asks whether the enterprise can generate more than a minimal living for the investor and family, or make a significant economic contribution, now or within five years. A seasonal business is judged on its annual results, so five strong months must carry twelve. Present three years of the seller's tax returns, the seasonal payroll showing how many workers the site employs, and a projection that explains how the operator will grow bookings, extend the season or add services. The operator's plan to return to Canada each winter is compatible with E-2 as long as the enterprise continues to operate lawfully and the investor continues to direct it; say so directly rather than leaving the seasonal absence unexplained.
Commit the funds and keep control in the buyer's hands
Put the purchase price in an escrow that releases only on visa issuance, so the funds are irrevocably committed without stranding the buyer. Trace the money from its lawful source, whether the sale of a Canadian tourism business, savings or a personal loan secured on the buyer's own assets rather than on the campground. If a partner will co-own the site, fix ownership at a level that leaves the buyer with at least half or with operational control, and record the management rights in the operating agreement. The family should also decide early whether the spouse will work in the business, since an E-2 spouse is employment-authorized incident to status while children are not.
What else is on your mind?
Is there one minimum investment that guarantees E-2 eligibility?Is holding money or owning an asset enough for E-2?Editorial source review: 2026-09-07. General preparation guidance, not an individual assessment.