In today’s show we’re going to be speaking with Manufactured Housing Industry Expert and Living Legend, Ken Corbin
Ken started his career in financing side of things working with the largest lender in manufactured housing at the time.
As an entrepreneur, he was influential in putting together the largest private placement of its type on Wall Street. Ken brought together some of the premier retailers in the Manufactured Housing Industry with that $30 million investment. He later became President of one of these companies. In fact, there were MORE manufactured homes sold at Ken’s address than ANY other address ANYWHERE in The United States. That record still stands today.
Ken received his MBA from the University of Michigan and is a former advisory consultant to The American Graduate School of International Management. He’s also on the board of trustees of Habitat for Humanity.
Today, Ken travels throughout North America and has spoken to over 2,000 organizations; including over 400 communities, retailers, manufacturers and associations in the manufactured housing industry. He’s the only 3-time recipient as “Professional Speaker of the Year” in specialty housing and is a Certified Management Consultant.
Joel entered into the mobile home park business at the young age of 22 and encountered his fair share of challenges and struggles with this first investment, including a failing lagoon septic system, abandoned homes, unruly tenants, and the list goes on and on. But even with all these huge obstacles staring him down, he’s been able to work through each and every one of them and turn this first investment into a strong performer.
Satish currently oversees Communities in five different states consisting of a total of 750 rentable lots, which ranks Parkway Communities in the Top 100 Mobile Home Park owners in USA. Satish entered the MH space in 2013 after twenty years of senior management experience in the information technology industry.
Connect with Satish by Clicking Here
In today’s show we’re going to be talking with the Owner and President of Premier Waste Group, Ian Djuric
Prior to joining Premier, Ian owned and operated two trash and recycling hauling companies, and consulted for Waste Management and Republic Services.
Premier prides themselves in bringing the most cost-effective, sustainable waste and recycling solutions to your business. He has more than 14 years of industry experience and has sold and managed more than 50,000 customers in waste and recycling business.
In today’s show we’re going to be talking with Mobile Home Park industry broker, Stephanie McAnuff
Stephanie started her broker career with Marcus & Millichap specializing in manufactured housing communities. Today, Stephanie is a Partner at IDI Properties where her team specializes in mobile home park and multi-unit investment brokerage. She has set herself apart from other industry brokers through transforming how mobile home parks are marketed and her dedication to educating others about mobile home park investing with her publications.
In this episode we’re going to be sharing the stage with two mobile home park investors who are fairly new to the business being that they bought their first park less than 1 year ago but who are absolutely crushing it and have acquired 3 parks to date totaling 652 lots. These two rockstars go by the name Ryan Narus and Ian Tudor and are based out of Charlotte, NC.
Today we’re going to dig deep into their business and learn how they went from struggling new investors to owning a portfolio worth in excess of $13 million in just a few short years.
In today’s show we’re going to go through the step-by-step process to completing that life-changing event of buying your very first mobile home park. One small to medium sized park purchased correctly at the right price can be an absolutely life changing event. Towards the end of the show today Charles and I are going to share with you a case study of a smaller park that we own that could easily replace, or even double, the average Americans yearly salary. Based on what we paid for this park it would have easily been in reach for pretty much everyone who listens to this show.
In this episode Charles and I dive deep into the operational side of the business by discussing in detail the four main core components that one must master to successfully operate a park to it’s fullest potential.
Operating a mobile home park can essentially be boiled down to managing these four things:
Listen in as we share our real-life experiences and teach you the proper way to run a park.
You can also watch the video version of this show by clicking on this link
So, today’s show is going to be slightly different from the norm. You see, a few days ago I had a breakfast meeting with a good friend mine who also happens to be a fellow park investor during his visit to the Tampa Bay area. During this meeting he said something that resonated with me and that was that although he’s known both Charles and I for a few years, he doesn’t know our full story of where we got our start as real estate investors and how we ended up in mobile home parks.
And so, I thought that it would only be fair if we did a show where Charles and I can interview the other about our background so that you can get a better feel for who we are as people and how we ended up in this niche of mobile home parks.
In today’s show we’ll be sharing the stage with real estate investor and mobile home park owner/operator, Rich Ferradino. Rich has been active in the mobile home park business for just a little more than a year but he’s been making waves during his short stint.
Here’s the part that’s so interesting about Rich and his involvement in the park business – he loves park owned rental trailers. Now, if you’ve been following any of our teachings for any reasonable period of time then you probably already know that we highly dislike rental units and do everything in our power to sell them off asap.
Well, there are many others who disagree with my business model and prefer the rental method and so today we’re going to dig deep and find out the good, the bad, and the ugly directly from someone who lives and breathes park owned homes on a daily basis.
In today’s show we’ll be speaking with, Steve Tomaso, an industry expert who specializes in the brokerage and management of RV and Mobile Home Parks. Steve loves RV parks and so we dig deep into why he prefers the RV park business model over the typical mobile home park that we know and love.
In today’s show we’re going to be sharing the stage with two incredibly successful and brilliant mobile home park operators, Mike Conlon & Chris Barry from Affordable Communities Group. Mike is the president and CEO with Chris filling the critically important role of Chief Operations Officer and together own and manage a portfolio of more than 4,000 lots throughout the eastern half of the US.
We’re going to dig deep into Mike and Chris’s business to see what makes it tick, but more importantly we’re going to pull back the layers and dive deep into how you can go from your very 1st park all the way to owning thousands of lots spread amongst multiple states. And not only will be discussing how Mike and his team find their deals, but more importantly, what specific systems and processes they use to effectively manage and maintain this large number of communities. After all, it’s one thing to find great deals but it’s a completely different ball game when it comes to building a scalable business.
In today’s show we’re going to be covering the top 10 most important questions that you should be asking when purchasing a mobile home park. And this doesn’t just apply to new investors but even seasoned investors like Charles and myself. Obtaining the answers to these questions will help paint a clear picture of the parks current operations and whether or not it’s something you have an interest in pursuing.
On today’s show we are going to be sharing the stage with, Jim Johnson, an industry veteran based in Denver, CO. In today’s show we’re going to discuss how Jim leverages technology in his mobile home park business. More specifically, we’ll cover how his unique systems and processes allows him to effortlessly manage five parks spread throughout four different states.
The best part of this show is that the strategies that Jim uses can easily be adopted in your very own business. The future is very bright for those park investors who are willing to adopt and utilize technology to grow their business.
On today’s show we are going to be sharing the stage with, Noel Scruggs. A mobile home park investor based in San Diego, CA. Learn how Noel went from being a professional poker player to being a full-time mobile home park investor. Noel’s path wasn’t an easy one and was full of challenges, frustrations, and many late nights but Noel pushed through and was able to persevere and now enjoys a significant cash flow all created from his park investments.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 20 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
There are many different ways to obtain financing on a mobile home park. Everything from a master-lease with purchase option all the way to doing sophisticated CMBS loans, we cover it all. As an investor, you need to understand what these options are and when they are appropriate.
Certain parks you will run into throughout your search will simply need to be creatively financed based on how they are performing. Being able to recognize this immediately will allow you to become a better negotiator and will keep you from wasting your time with unrealistic sellers.
Our goal is to show you how to identify the most appropriate financing options for the park you are looking at. We will also give you strategies to help make the financing process easier and make you more effective at conveying your needs to a seller. In addition to this we will show you the proper ways to structure these creatively financed deals.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 19 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
You’ll run across many parks during your search that have park owned units that are being sold on rent to own contracts or owner financing notes. In todays show Charles and I will discuss why you don’t want to pay face value for these notes.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 18 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
One extremely common mistake that new investors find themselves making is that they don’t have enough capital to operate their assets after they buy them. Think of the following scenario. You are an investor who has $100,000 to invest. With this money, you conclude that the bank will match your down payment 4 to 1 and that you can afford a park that is $400,000. That’s great news! Time to get to work finding it right?
Maybe not! Let’s also think about some other things that could happen. Most parks need some form of capital repair on the front end. This may be in the form of resealing/resurfacing roads, putting up new signage, removing homes, getting rid of debri and junk, painting and/or renovating homes, etc. Where is your allowance for these items? How do you determine how high this amount should be?
As a general rule of thumb, you should set aside about 4% of your purchase price in order to establish an initial operating budget. Something else to consider is that normally your bank will want to see that you have some liquidity even after you purchase the asset and may require you still have up to 10% of the purchase price available in short term assets.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 17 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
When you start looking at parks, you will begin to notice revenue items such as Late Fees, Application Fees, and Other Income. Brokers and sellers alike will try to tell you that it is appropriate to capitalize these income sources. I’m here to tell you that that is not necessarily the case!
One of the great things about owning mobile home parks is that your average lot renter is an extraordinarily stable tenant. So, how much money do you really think you’ll be getting from application fees year in and year out?
The same goes for late fees. It is true that you will receive late fee income through the year. However, this should not be a significant source of income for any park. If it is, you may need to ask yourself if this is truly a stable and reliable tenant base.
The “Other Income.” We’ve seen “other income” run as high as half the park’s revenue. Brokers and sellers will put whatever they can think of in this category. Single family homes, small apartments, self-storage, vending machines, laundry income, etc. For these items, we prefer to break out the separate income streams and evaluate the reliability of each separately. We also want to see the expenses broken out for each to determine if they are truly worth having. This gives us a complete picture of what we are buying rather than lumping it together in vagueness.
When looking at your next deal, add together these revenue items and multiply them by 10. The number you come up with is the amount you could potentially be overpaying if you don’t have a handle on these items.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 16 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
One of the great things about owning multifamily real estate is that it is just that, multi-family. On a 100-unit property, losing one tenant is relatively insignificant. What if that one tenant was an investor and they owned 10, 20, or 30 of the units in the park? This is something that we have seen time and time again in the mobile home park industry.
One might think, on the front end, that it would be nice to only have to collect one big check on those units. You may also like the idea of dealing with less tenants and having someone else handle tenant relations on those units. Where is the problem in this thinking? If this sounds like a nice arrangement, I would also like to pose the following potential problems:
Having a third party investor in your park is not always a bad thing. It can sometimes be a good thing. However, you need to know how to remain in control of your park and protect your investment. We can show you how to maximize this arrangement and work with these investors properly.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 15 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
There are times when using the owner’s expenses can work in your favor and there are times where it can work against you. As with any business venture, there are certain expenses you have to take into account. Virtually every property we have pursued has had some of their expenses under reported or completely left off of the profit and loss statements. So how do you determine what you are buying and what the appropriate operating expenses should be?
Typically, we will start out assuming that any park the pays for water/sewer or has private utilities will have an expense load close to 45-55%. If the park is on city water/sewer and the residents are billed for the usage, we typically assume an expense load closer to 30-35%. This is usually a good rule of thumb on the “eye ball” test but each deal will require you to put a microscope on each expense in order to get a truly realistic budget.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 14 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
As you go out into the market place and look for deals, a common theme you’ll see is that virtually none of the marketing packages pitched by brokers have a yearly allowance for capital expenditures. You must budget for these large capital items down the road.
Every park will be different on this subject based on its unique characteristics. Parks with a large volume of park owned units will obviously require more frequent home repairs. Parks on private utilities will require you to save larger sums of money to deal with potential utility problems. Parks with dirt and gravel roads will need more frequent repairs to stay in good working order.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 13 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
You can fix many things in a mobile home park, but the one thing you can’t fix is the size of your lots. There are many parks that were built many, many years ago when mobile homes were routinely 40-50’ in length with lots designed with that size of home in mind. The problem is that most newer post-HUD era homes are much larger (60’, 70’, and even 80’+ in length) and would never fit onto those smaller lots and there aren’t many options to purchase smaller homes should you need to replace on of these smaller 40 to 50’ homes.
It’s imperative that you understand what your backup plan is should you ever lose a home and need to reoccupy that empty lot. A lost home equals lost revenues and if that lot can never again be occupied due to it’s size then you might find yourself in a situation where you have a shrinking park on your hands. Know your options…
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 10 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
There is a reason that apartment builders erect their apartments close to population centers. After all, it’s where all the people live! The same should be true for you when you look for a park to buy. We see many “great deals” on parks that are off in the boonies. But are these great deals?
You have to have demand for your product in order to run a successful business. Rural parks simply may not have the same demand as parks that are closer to town. You can fix many things in a mobile home park, but the one thing you can’t fix is your location and your demand. Our program will show you the tried and true methods of figuring out if there is enough demand for your lots.
Welcome to the Mobile Home Park Academy podcast. In this episode, Charles and I will discuss mistake number 11 from our popular eBook, “The 21 Biggest Mistakes Investors Make When purchasing their First Mobile Home Park…and how to avoid them.”
This is a very easy step that is sometimes overlooked by investors entering into this industry. You need to check to see if the park you intend to buy is legally allowed to be there. This may seem like a weird thing to be worried about, but the truth is that there are parks out there that don’t have permits or are permitted for fewer spaces than they currently operate with.
Essentially, there are three types of parks: Legal, grandfathered, and illegal. You need to know what each means and who to ask about this prior to ever considering this type of investment. In addition, you also need to know how to find out how many spaces the park is allowed to have and you need to know if there are any outstanding violations. This is not a difficult step, but it is one that is essential to confident investing.