Mobile home sales incentive amount 3:19 PM (8 hours ago)
For other mobile home community managers who are selling new & used homes: referrals can be a great source of leads. Do you offer incentives for lead referrals that lead to a close, and if so - how much do you offer?
We’ve experimented with various amounts, but haven’t found the perfect amount yet.
Where do you post your test ads for SALE HOMES 7:17 AM (16 hours ago)
This is what I’ve used as well and it’s been pretty solid.
From 25 Vacant Lots to a Thriving Community: How Strategic Visibility and Partnerships Revived Our Family’s Mobile Home Park 5:49 AM (17 hours ago)
When I first got involved in my wife’s family’s mobile home park in Navarre, Ohio, we had about 25 empty lots—nearly 10% of the community sitting idle. This park had been built by her family starting in 1971, one street at a time. They’d install a new street, fill it up, then do it again. For decades, it thrived. At one point, there was even a waiting list to get in.
But over the years, things changed. Older homes were pulled out. Marketing efforts faded. Visibility suffered. While I didn’t take ownership of the entity, I stepped in to help change the trajectory of something that clearly had good bones—and good potential.
First Impressions: Signage That Actually Worked
One of the first things I noticed was the signage. It was small, weathered, and tucked away in a spot no one could see unless they already knew where to look. We replaced it with bold, modern signage in highly visible areas. Then we took it a step further—placing trifold signs in the open field at the entrance to the park. It was a simple move, but one that immediately changed how people perceived the community.
Community-Focused Marketing
Next came grassroots marketing. We weren’t throwing money at online ads or complex campaigns. We focused on where our future residents already were—listening to local radio and attending church. We placed ads on local radio stations and in church bulletins. These were affordable channels with a strong, trusted reach, especially in small-town Ohio. It worked.
Partnering for Progress: The Dealer Model Strategy
We also forged a smart relationship with a local home dealer. He’d bring in one of his new homes to our park. We paid for utility hookups, and in return, we didn’t charge lot rent until the home sold. The best part? Most people ended up buying the model itself—it was ready to go, staged, and already set up. The dealer was happy because homes were moving, and we were happy because lots were filling.
The Realtor Who Moved In
One unexpected win? The realtor who sold many of the homes in the park ended up moving in herself. That spoke volumes. It validated the park’s livability, community feel, and the momentum we were building.
The Results: 25 Vacant Pads to Just Two in Six Years
Over the course of six years, our approach worked. We went from 25 empty lots to just two. No gimmicks, no shortcuts—just visibility, consistency, and smart partnerships.
Final Thoughts
As a CPA (inactive) and former CFO, I naturally looked at everything through a financial lens. But sometimes the best returns come from the basics—signage, local engagement, and aligning incentives with the right partners. I now apply those same principles at Sperry – The Masica Company, helping others unlock value in their properties. Whether you’re an owner, operator, or advisor, the lesson is the same: there’s almost always opportunity hidden in plain sight—you just have to look with the right lens.
If you have a park you’d like help with please call me at 330-606-9459.
Newly minted LLCs 8 Apr 1:04 PM (yesterday, 1:04 pm)
As of March 25, 2025, a new domestic LLC is not required to file a BOI. But can do so voluntary.
Finder's Fee's on Parks 8 Apr 12:45 PM (yesterday, 12:45 pm)
Be certain to verify that any so called realty company actually has real estate licenses in the state where they are located, or the park they are pitching to you is located, if they claim to be a buyer’s agent, or even a buyer’s advisor but the services they really offer are services offered by a buyer’s agent and requires licensing. All states have easily accessed online sites to verify licenses.
Trailer hitch keep it or get rid of? 7 Apr 6:10 PM (2 days ago)
I would not allow them to conceal it, then later you make them. My suggestion would be to operate the place for a while. Show that you are making improvements, then request they make improvements. Each situation is different, but if you go in making demands, but you don’t show that you are improving, then you are the bad guy.
Plumbing infrastructure - Life Span 6 Apr 10:07 AM (3 days ago)
Plumbing infrastructure doesn’t last forever—most pipes have a lifespan of 40–70 years, depending on the material. If you’re in an older home, it might be time for an inspection. Staying ahead of leaks and corrosion can save a ton of trouble (and money) down the road!
%20down%20the%20road!%3C/p%3E)
Interest charges on Lease to option purchases 4 Apr 7:26 AM (5 days ago)
I’ll be sure to chat with my legal as well, but do you have any knowledge of how that would apply in this example: Seller has sold homes to residents on installment agreements. Wants to sell park but wants buyer to assume notes. If buyer agrees to carry notes, and they are NOT licensed as a lender, are they in violation now?
Urgent: On Market Opportunity in Kingfisher, Oklahoma w/ Chance to Seller Finance 3 Apr 12:54 PM (6 days ago)
Details:
Kingfisher, OK
Currently asking $900,000
Will Seller Finance at 7%
Down Payment Terms Flexible ($100k Range)
City water and City Sewer, and electricity all direct billed to tenants
Property Contains
- 21 Trailers w/ Lot Rent at $280 each p/m
- 2 RV Spots at $240 each p/m
- 4 Br House at $800 p/m
- 4,000 SF Mixed Use Building
Taxes and Insurance total $11,000 p/y
Please get in touch with me @ nick.denbow@sperrycga.com or 667-228-9000 to obtain more details.
How to handle mobile home titles across multiple states? 3 Apr 12:34 PM (6 days ago)
Thats pretty wild! It’s a pretty broken and antiquated system. I’ll take a look and see what they have to offer. No great solutions so far seemingly, at least if you want to do it in-house.
Finder's Fee's on Parks 3 Apr 11:30 AM (6 days ago)
A Finder Fee depends on what/how much info the Finder is providing? To both the Seller and/or the Buyer.
A good benchmark might be what does a Commercial Real Estate Broker earn? %, Sliding Scale?
Trailer hitch keep it or get rid of? 3 Apr 6:35 AM (6 days ago)
Thans @mPark this is what I was worried about. It feels a little aggressive. I will leave it alone for a bit. Any thoughts on allowing them to conceal the tongue? Worried I might get some crappy looking jobs.
Interest charges on Lease to option purchases 3 Apr 4:30 AM (6 days ago)
All’s good, just different opinion and interpretation ,
Trailer hitch keep it or get rid of? 2 Apr 7:23 PM (7 days ago)
@mPark … I agree… As a new park owner I wouldn’t want to cost myself revenue over something that simple. …The ones I put under the homes were on homes I brought into the park as infill homes. Fortunately there weren’t any existing homes with hitches attached.
Converting utility billing to tenants via pro rata billing - non metered units 2 Apr 7:21 PM (7 days ago)
MarkJone,
Yes, thee is software to divide the costs. The problem though is that there is no incentive to conserve. For example if you knew you have to pay 2% of the park’s utility bill, you realize that you have little control over consumption. You can actually use 0 gallons of water, but if you neighbors are water hogs, you still pay 2% of the aggregate of their usage. When you put meters, you will truly see consumption drop.
You may think none of this matters because the tenants pay for it anyway, but by reducing their utility bill, you improve their changes of making rent payments on time.
How to handle mobile home titles across multiple states? 2 Apr 7:13 PM (7 days ago)
Agreed. After 10 years I have not figured out the title processing issues. My Ohio manager has actually asked if she can drive to Delaware weekly to help with this. Crazy isn’t it?
Check Snickfish and there is another whose name escapes me. some of them specialize in work for auto dealers, which is the same service.
Trailer hitch keep it or get rid of? 2 Apr 7:10 PM (7 days ago)
Patrick, please tread lightly. If you just bought a new park, I would not make tongue removal be your first major initiative. You will aggravate your tenants. Start with low-hanging fruit or opportunities that are more beneficial, and you can reconsider this when the time is right, if ever. You may want to leave existing homes as-is but make new installs comply.
Considering Sub-Meters with Shut-Off Valves 2 Apr 7:07 PM (7 days ago)
I agree. I once saw a meter that had a valve that shut off the water flow to a trickle of just a few drops. It was enough to provide water to refill the toilet after an hour, but not enough to be considered an full shutoff. I was very excited about it. However, when I researched the laws in my states, I found that you can not only not shut off the water to a non-paying tenant but you cannot restrict the flow in any way. Thus this great idea became a non-starter.
Granted, it is good for emergency leaks. But are you really going to spend this extra money for a leak that may happen in 1 home every 5 years? Might be cheaper to have your manager search for leaks on a regular basis.
Interest charges on Lease to option purchases 2 Apr 7:03 PM (7 days ago)
I’m not here to argue. You can look up the SAFE Act online or have your lawyer review it. Bottom line is if you provide seller financing of manufactured homes, you have violated Federal law, but I agree that nobody has been prosecuted yet.
How to handle mobile home titles across multiple states? 2 Apr 3:20 PM (7 days ago)
Quick Google search …
How to handle mobile home titles across multiple states? 2 Apr 3:17 PM (7 days ago)
Hi Michael,
Thank you for the response. We also have the same problem, we have parks in KS, MO, AR, IL, PA etc… so our home office is as well virtual. We also utilize VA’s on the backend, but there is only so much one can do remotely. We’ve also done the manager angle but it’s not reliable as sometimes they quit, or you have to terminate their employment, or simply like you said they lose the title, forget or whatever nonsense occurs.
The only other thing I can think of is literally having a physical office with a part-time employee, who is also a notary, and is a POA on your behalf potentially…but then they can’t notarize your own signature… it gets messy / convoluted as well, lots of layers.
Do you have any names of those services that can hold title/process them? I can give them a call and loop you in as well. Thanks.
J
Trailer hitch keep it or get rid of? 2 Apr 12:00 PM (7 days ago)
I just bought my first park and sent out new lease and removing or concealing is part of the rules. I now regret putting in concealing as that might be too vague and it might not be done well.
Considering Sub-Meters with Shut-Off Valves 2 Apr 11:06 AM (7 days ago)
I’m no expert, but I could see the benefit of having a shut off valve is if there is a leak, etc. I have quite a few trailers that have old pipes so I have to shut the water off for the park to do any work…makes it much more of a nuisance to tenants.
Interest charges on Lease to option purchases 2 Apr 10:23 AM (7 days ago)
“Because it is illegal for a business to provide seller financing on homes unless you are a licensed mortgage bank. It is called the SAFE Act” That’s not my understanding of what the SAFE Act actually states, based on my understanding there more to it than just that and does provide some room for owner financing in certain situation. Just my understanding and opinion. Yes, I agree there a certainly different ways to provide owner financing. Building in an “interest rate” on the payment amount would be one… Interesting info on the subject matter - https://www.mainerealtors.com/wp-content/uploads/2019/02/seller-financing-impact-of-safe-act-dodd-frank-act-2011-07-05.pdf
Finder's Fee's on Parks 2 Apr 10:13 AM (7 days ago)
Hey Andy, Frank from Birch Realty.
I would love to discuss off market opportunities with you.
We have been in business for 40 years.
Thanks,
Frank Principe
Birch Realty
727-592-2418
Interest charges on Lease to option purchases 2 Apr 10:00 AM (7 days ago)
Because it is illegal for a business to provide seller financing on homes unless you are a licensed mortgage bank. It is called the SAFE Act. I believe the penalties are $30,000 per occurrence. If you have 100 home loans, your penalty could be $3,000,000. This does not apply if you own the home personally and you provide seller financing.
You can offer a different type of arrangement like a lease option or rent credit agreement.
People often extend loans to home buyers, but that does not mean what they are doing is legal. Also, as far as I know, no mobile home park has been found in violation of the SAFE Act to date.
Interest charges on Lease to option purchases 2 Apr 7:36 AM (7 days ago)
Please help me understand why you would not charge some level of interest, even short-term 3-4%. I understand not wanting to go through a foreclosure process, but zero % financing seems pretty unusual. Unless maybe the area is very low income or is the lot rent sufficient enough to allow the zero % financing?? Thanks
Obligations when utilities temporarily fail - Obilgations to Tenants 2 Apr 7:25 AM (7 days ago)
I would suggest adding general verbiage to the lease indicating how mechanical issues/“acts of God” will be handled.
Experienced Commercial Real Estate Agent with Buyers Ready - Let's Discuss Your MHC 2 Apr 5:51 AM (7 days ago)
Great question—and I completely understand the concern. The national firms you mentioned do a solid job casting a wide net, and I’ve worked alongside or across from many of them. My approach, though, is intentionally different.
Rather than just blast listings out to a big database, I work directly with a focused list of actively acquiring buyers—groups I know personally, many of whom trust me to bring them highly qualified opportunities. These are not cold contacts from 2022. They’re real operators I speak with regularly—people writing checks right now and capable of closing.
What also sets me apart is that I’m not just a broker—I’ve been in the trenches. I owned and ran one of the best mobile home parks in Ohio. That experience gives me a unique edge in helping sellers add value before going to market—whether it’s adjusting operations, repositioning for higher NOI, understanding how institutional buyers will underwrite their deal, and clearing rocks downstream for closing deals.
National groups know a lot of names. I know who’s ready to close—and how to get a park positioned to maximize value before it ever hits the market.
If you’re open to it, I’d love to talk…330-606-9459
Considering Sub-Meters with Shut-Off Valves 2 Apr 5:22 AM (7 days ago)
Be careful with the shutoff valve. In some states it is illegal to shut off water on a tenant.
Experienced Commercial Real Estate Agent with Buyers Ready - Let's Discuss Your MHC 2 Apr 5:10 AM (7 days ago)
I am curious what advantage you bring to the table compared to the national guys.
Trailer hitch keep it or get rid of? 2 Apr 4:26 AM (7 days ago)
I have it in my rules that it has to be removed and stored under the unit. Then once home is skirted at least it is out of sight.
Understanding the True Income 1 Apr 8:39 PM (8 days ago)
We use Rent Manager and found that the technical support is good. I recommend you call them and ask that question as they are more expert than anybody on this forum.
Best Strategies for Dealing with Long-Term Tenants Who Resist Rent Increases 1 Apr 8:30 PM (8 days ago)
I think you are over thinking this issue. Make it a habit that rents go up every 12 months. The only potential pushback would be to refuse to pay the increased rent, and then you evict. It’s very simple.
Of course, you have to make sure your rent increases are reasonable, but your tenants should have ZERO input into that.
For us, it is very objective. We discuss internally what the rents should be considering competitors and inflation. Once agreed, we send a letter letting the tenants know the new amount. We have never taken a tenant’s opinion into account.
Interest charges on Lease to option purchases 1 Apr 8:20 PM (8 days ago)
I would caution against charging interest because now you are a lender. As a lender you must be compliant with the SAFE act. People do it and don’t get caught, but do you want to be the first that the Feds have identified as violating the law. Also, the local judges in an evictions case are not knowledgeable about the SAFE act. There was a specific government agency responsible for the enforcement of that, but Donald Trump with the assistance of Elon Musk dismantled the agency responsible to prosecute against the SAFE act.
Despite that, if you are offering loans on homes, I would also like to hear how you do it.
Technically a lease-option includes two contracts - a lease, and an option. The option is a fixed price and does not include interest. For example, the lease could say you pay $500 per month for 3 years to rent the home. The option (a separate agreement) could say, you have the option to buy the home for $3000 after 3 years or $1000 after 4 years. There is no mention of interest.
Trailer hitch keep it or get rid of? 1 Apr 8:14 PM (8 days ago)
Make them do it. Having the tongue makes your place look bad.
Where do you post your test ads for SALE HOMES 1 Apr 8:14 PM (8 days ago)
Craigslist or Facebook have been good.
How to handle mobile home titles across multiple states? 1 Apr 8:05 PM (8 days ago)
Titles are complicated because you need Powers of Attorney, VIN checks, Notarized documents, physical checks, etc. All of these physical documents need to go to one place for compilation. We store titles in our home office and process all paperwork from there. Unfortunately for title work, our home office is virtual, with people all around the world meaning we cannot easily delegate this task. We have an overseas virtual assistant prepare all of the paperwork and coordinate all communication with the buyer, but somebody physically in the home office (e.g. me) has to sign the title and get it where the other documents are.
We tried to do this locally with the community managers, but with the titles in the home office, there was no time savings. In those cases, I signed the title printed a BMV check, mailed it to the community manager with a pre-stamped envelope to combine with the notarized POA, and had the manager forward to the state BMV. It was cumbersome, and in at least one case, the title was lost.
There are services that will hold physical titles for you and compile all of the documents needed, but we have not yet explored that. I believe a going rate is $250 to process a title transfer with these services. Please let me know if you find an easier solution.
How to handle mobile home titles across multiple states? 1 Apr 2:58 PM (8 days ago)
Hi everyone,
We have parks all across the Midwest in neighboring states. As we continue to grow titles have become more of an issue.
Does anyone have a good system for handling titles? We have so many titles and constantly getting new ones - needing transferred in different states. Do you have someone doing this for you? We don’t really want our individual managers handling this…
Thank you!
Trailer hitch keep it or get rid of? 1 Apr 12:17 PM (8 days ago)
What do people say when you tell them you are cutting them off? I can see people being suspicious or resistant to this, even if I do it for them.
Where do you post your test ads for SALE HOMES 1 Apr 9:45 AM (8 days ago)
We need to run test ads for SALE homes ( LTOs)
Zillow requires ownership verification for FOR SALE ads.
Where do you run your test ads for SALE homes?
not for rent
Interest charges on Lease to option purchases 31 Mar 7:24 PM (9 days ago)
Our LTO states “no equitable interest exists on the property for tenant-occupant until all terms of the agreement are satisfied and title is transferred”. We do not charge interest as it infers that we are financing and are dealing with a buyer (not a tenant). In the event of default, and if it goes to court, we do not want to foreclose instead of evicting. therefore have not charged interest but it is a big loss
However I see other park operators charging interest on LTOs.
Could you share how you are formulating/wording the monthly payments and total purchase prize when you charge interest ?
Any sample document would be appreciated .
The LTOs are in Indiana.
thanks
Mobile Home Removals - $500 Per Home - Anywhere In The Country 31 Mar 6:27 PM (9 days ago)
Following this post .
would love to hear feedback on this service
thanks
AITD Lenders Advice 31 Mar 12:08 PM (9 days ago)
Hello all. I am looking for a lender who would be willing to refinance a park before a sale and then allow the seller to carry an AITD (wrap around). Call or text me 813-260-0140 if you have any suggestions
52 pad park for sale in PA 31 Mar 8:55 AM (9 days ago)
I have a 52 pad park in PA for sale, Pittsburgh MSA, public utilities, value add opportunity. $2.1million asking. Email me for more details: brandon@ireinvestment.com
Septic overflow and POH due diligence 30 Mar 5:47 PM (10 days ago)
another good reason to install water meters immediately so you can monitor excessive water use. even if you are not charging them back.
Mobile Home Removals - $500 Per Home - Anywhere In The Country 30 Mar 5:34 AM (10 days ago)
Has anyone used this service?
Will purchase used vacant or abandoned manufactured homes 30 Mar 5:34 AM (10 days ago)
Hi–any reviews from this group? I have 3 to get rid of.