October 17, 2025 • 33 mins
Housing feels out of reach for millions, yet investors still need reliable cash flow and a clear path to growth. We unpack why mobile home parks might be the rare overlap—meeting a real social need while offering durable returns backed by data, not hype. From more than 44,000 parks across the U.S. to a 15% jump in manufactured home shipments this year, the momentum is real, and the playbook is surprisingly approachable.
We start with the numbers: where cap rates for multifamily often land in the 5–6% range, mobile home parks routinely deliver 7–10%, driven by low turnover and affordable lot rents. We talk through the states that make scaling easier (hello, Texas and the Sunbelt), why zoning and rent policy matter, and how to evaluate community types—from 55+ to all-ages—so your strategy fits resident needs. Then we get tactical with a starter blueprint: target 20–50 lots, verify city water and sewer when possible, inspect road conditions, check occupancy, and watch out for red flags like vacant pads or aging septic. Strong communication with residents remains the quiet edge that keeps income stable and reputations strong.
The conversation widens to affordability, demographics, and financing options for first-time buyers choosing manufactured homes to escape rising costs. We also address foreclosures, courthouse auctions, and creative finance like subject-to—tools that can preserve ownership or unlock opportunities when used responsibly. Layer in smart tax strategy, a clear personal why, and the patience to operate well, and you’ve got a resilient path in a market that rewards consistency over flash.
If this sparked ideas—or challenged a few—hit follow, share it with a friend who needs a fresh angle on real estate, and leave a quick review so more people can find the show. Want to join us on the mic? Visit Professionalist Real Estate Investing.com and send a note.
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SPEAKER_00 (00:38):
Welcome back to the Professionals Real Estate
Investing Podcast.
I wanted to get a little bitdeeper into the mobile home
park.
I had a great interview, as youcan tell, from with Frank Rizzo.
That was very informative,especially with helping us with
the shortage of the home crisishere, especially here in the
United States.
(00:59):
And I think it's a golden gem,especially with the mobile
homes, how to uh get into it,how to help you with uh
investing into it and broadenyour horizon with real estate
investing.
So a lot of people, I'm gonnaguess to bring some stats out to
help you out even more to thinkabout to invest in real estate
investing and the part of themobile sector of mobile homes.
(01:21):
Did you know that over 44,000mobile home parks in the U.S.
alone reside here in thiscountry?
A lot of people don't know that.
And this is housing more thanthat house more than 20 million
residents.
There's always this perceptionthat mobile home parks are kind
of like trashy or uh not justnot good to be in.
(01:46):
No, there is some beautifulmobile home parks.
I know, for instance, I used todeliver appliances, and I
remember I went to this mobilehome park, it was really nice,
and the individual told me thatthe mobile home was it was it
was trash.
The mobile home part, not themobile home park itself, but the
mobile home itself.
And then they restructured andredid everything to it, and then
(02:08):
now it looks immaculate.
So mobile home is definitely agym to get into.
But we're gonna bring up somemore information here too,
because I I wanted to do anextended part of this because
there was just so muchinformation that Frank had, and
I just want to bring out somestats and numbers to help people
out right here, too.
So in 2024, there was about ahundred, a little bit over
(02:31):
103,000 new manufactured homesthat were shipped in the United
States.
That's a 15% increase from 2023.
So you show you that themomentum is going up in the
market with mobile homes.
Now, which states?
Now, there is states that arevery prone to having a whole lot
(02:51):
of mobile home parks, andthere's some it just deals with
the the regulation and thezoning and everything with that
when it comes to that.
Now, the states that that arereally good with mobile homes,
or is Texas, you know, Texas,like they say, is a whole other
country.
And Texas, um last year theyshipped out 17,000 shipments of
(03:15):
mobile homes just in that statealone.
And then last year, um they'resaying that Louisiana, Florida,
Alabama, and North Carolinaround out the top five, which is
amazing because if you can see,and when I was talking about
like zoning and everything, mostof these are from Texas to the
(03:39):
southern states.
And I tell people that too.
If you any type of real estatethat you get into, look into
those states that are I sayrent-friendly rent-friendly, uh
rent investment-wise, thatthey're friendly also, and
you're gonna prosper so muchjust by that alone.
(04:00):
Now, when you look over theoverall housing, uh this is
probably one of the best ones toget into.
You got to think of like the theoverhead and everything.
Like, how is this gonna bebeneficial to help me out when
dealing with this?
Now, mobile home parksconsistently they deliver higher
(04:23):
cap rates more than multifamily.
On the average, you'll seebetween seven to ten percent um
cap rates, which is compared tothe five to six that usually
comes from um the multifamily,depending on what type of mobile
mobile multifamily that you'rein.
So it's just always gonna beabout what you need to do.
(04:44):
And this is a good thing for usto get into also because why?
Because I don't know what thestat is now, but I know it was
um our housing market wasbetween seven to nine uh seven
to nine million homes that needto be done.
And I know a lot of people rightnow they're doing the best they
(05:05):
can to help out the situation,especially with the uh I've done
a podcast about it, about theADUs.
If you're ADU-friendly state, goabout it and uh you can go route
that way too.
Now with the mobile home parks,uh the beauty of it is there's a
few things.
Like a turnover is low, uhresidents, uh they stay put.
(05:28):
You want residents that stayput.
You actually do, it helpseverything out.
So when a person comes in torent a house, uh they see it,
they start renting it, um, timegoes by, you take care of that
tenant, that tenant's gonna takecare of you.
That that's that's what I wasalways taught.
(05:48):
And it's all and it's true,because um you don't want to be
that landlord, uh, get a callfrom a tenant, hey, I need I
need this possibly fixed.
And then down the road, twomonths down the road, oh, I'll
I'll get to it, I'll get to it.
That you don't you gotta havethat good, strong communication,
especially with your tenants,because it can go a long way.
(06:09):
They can help you out in so muchbecause you gotta think of it.
That that area is yourinvestment, but that's where
they stay and live.
That's where they reside at,which you're helping, you're
helping each other out.
So it says mobile home, movingmobile home um costs between
five five thousand or and up toten thousand, which means
(06:30):
tenants rarely move.
Um, combine that with affordablerents, you've got an incredible
retention rate.
So this is just a rest at roughestimate, but it depends where
it's at.
But always do your due diligenceto find out um the history of
the um of the mobile home parkand see if it's gonna be adapt,
(06:53):
it's gonna be better for you andyour lifestyle.
Because there is some mobilehome parks that only deal with
uh seniors, 55 and older, butthere is mobile home parks that
deal with any age group.
Now, when it comes to thebarriers and zoning policy that
I was talking about, that'shuge.
So um take for New York's NewYork, for example, Yankees.
(07:17):
Uh the state has about 192,000manufacturer housing units,
which make up about 2.4 of thehousing in the state of New
York.
But rural come rural countries,excuse me, rural counties, um,
manufacturing can make itrepresent up to 15 fit up to 10
(07:39):
to 15 percent more.
So you'll actually find more ofthe mobile home parks in rural
areas or small towns.
That's where you'll find themat.
And you like I said, you want tolike so for example, it says uh
Colorado and Oregon have umconsidered or passed laws
limiting um rent increases forremanufactured uh lots.
(08:05):
And it's it's a touchy thingwhen it comes to it because it's
it's it helps out with housing.
But like I said, the zoning, uhthe rent, um, a lot of things
play in a factor when it comesto um the mobile homes, but I
found it is an easier sector towork at when it comes to mobile
(08:26):
homes because you don't have todeal so much when, like, say,
like if you buy a house, um, Imean, mobile homes they have
their inspection, but it's notan inspection like a house does.
A house, I mean, they go thethorough inspection of the the
roof, of the plumbing.
Um anything that can be uh theythey just want to make sure
(08:47):
everything is up to par, HVACsystem.
They want to make everything'sup to par, but in a mobile home,
since it's more in a kind ofconfined unit, that is like the
(09:35):
best bet for a lot of people,and the rents are usually um way
affordable for them to have.
Now, like I was talking aboutresidents and communities, it
says uh the surveyor from the uhum the MH Insider, it found that
nine 85% of the remanufacturedhome owners are satisfied with
(09:56):
their housing, which is higherthan many other housing types,
just like I was talking about.
Because, like I said, you takecare of your residents, they're
gonna take care of you.
Why would they move for?
They're in a great situation.
And so the demographics isshifting toward it also.
It says while retirees stillmake up a big portion of
(10:19):
residents, more young familiesand even first-time buyers are
choosing remanufacture homes asa way to fight back against
rising housing costs, which isvery true.
The new generation, a lot ofthem, they they their goal is to
buy to buy a house.
(10:41):
Now, what can they afford it?
That's the main problem.
Uh the down payment.
But as I tell people, especiallywith mortgage, there's so many
different programs that you canuse.
And when it comes to uh themortgage amount and everything,
(11:01):
I always tell people get adependable mortgage lender or
loan officer and to find outwhat you're gonna be qualified
for.
And why not why not use a mobilehome?
The traditional thing is usuallyalways a house.
But if you can't afford a house,you can get a mobile home.
That's a house too.
(11:22):
It's it's it's always aboutwhat's gonna be best for you.
You don't want to be in so farin debt that you just have to
kill yourself just to pay therent.
So the sector of mobile homes isdefinitely a gym for a lot of
people to use.
Now, getting started, umespecially with investors, uh
(11:49):
the sweet spot they said for newinvestors get that that between
that 20 and 50 lots, dependingon where you're at, especially
in your your real estatejourney, because that's a good
amount.
And it's not like it's not likeuh it's homes, like a home here
and a home here, home on theother side of town.
They're all together as one.
(12:11):
So your due diligence checklist,it should include occupancy
rate, like how long the uh arethe individuals staying there.
Like I said, that turnover isreally low.
I I've never come across amobile home park that um that
the turnover rate was large.
(12:32):
And if it was large, thatbecause there was a lot of uh
crime, um, little differentactivities that were going on
that they didn't want theirfamily to be a part of.
So that's the that's the that'sabout the only reason I've seen
of that, but there could be aplenty of other reasons also.
It says uh utility hookups,city, water, sewer are safer
(12:56):
than private septic.
Yeah, that's that's a hugethat's a huge one.
Because when you deal with yourhome, um you're dealing with
more.
You're dealing with a biggerspace.
Um with the with the mobilehome, you're building, like I
said, uh just you're dealingwith a structured lot.
You're dealing with a lot alsowith the home, but the
(13:18):
structured lot of the mobilehome park is way smaller.
So that's a that's going to be ahuge plus.
Um road infrastructure andcondition.
That is definitely a big one,too.
Um the reason why I saiddefinitely is a huge one because
there's a lot of mobile homeparks that I've gone through
(13:39):
that the roads are not alwayskept up the best.
That's something to look at too.
But then um I've been to mostsome mobile home parks where the
um the road infrastructure wasimmaculate.
So it's gonna depend on, like Isaid, what's gonna be best for
your benefit in life.
Um if people are not trying tomove every five to ten years,
(14:04):
they're trying to stay as longas possible, especially in the
condition and the rate of oureconomy is right now.
People want to stay put, theywant to be affordable with their
rent, affordable with everythingfrom food, clothing, shelter,
everything.
So the red flags, it says watchout for parks with lots of
(14:24):
vacant pads.
Plus, right there, don'tdefinitely watch that because
that shows a lot, also.
And it also says um uh agingseptic systems without permits
or too many parked owned homes.
Now, though interesting thingwhen they said about the um
(14:46):
aging septic, that's truebecause and I tell people
something that you don't see isseptic.
Um septic is one of those partswhere people are just like,
okay, they have somebody checkit for them.
But if it's if it's not up thepar, if it's not up the code,
no, don't don't go into thatenvironment right there.
(15:06):
Now, looking forward, the demandisn't isn't um it's slowing
down.
It says affordable housingremains one of the nation's
greatest needs, which is true.
Like I said, um back months ago,it was between seven and nine
million that um that our housingcrisis is in right now.
It says institutions willcontinue um consolidating, but
(15:27):
that opens opportunity insecondary markets, especially in
the Midwest and the Sunbelt andthe South.
All that area right there,that's uh that's an amazing
spot, no matter type of whattype of real estate investing
that you're doing, that is agreat spot to get into.
Now, um mobile home investing inthe shows affordable housing,
(15:51):
strong occupancy, steady cashflow, and incredible long-term
demand, which is needed.
And just remember this 44,000mobile home parks across
America.
Um this can be this right herealone.
(16:12):
Um mobile home parks is like Isaid, it's one of those gyms
that a lot of people don't talkabout.
And um it's a need because rightnow they're the housing market
is right now.
The interest rate right now,here in the month of September,
the interest rate went down aquarter, um, should be going
(16:34):
down more.
Um, they said probably two moretimes, maybe this year.
But I would say if anybodywanted to start, mobile home
parks is a huge asset.
You don't always have to dohomes like everybody else does.
It's just going to be to yourneed and your desire how to go
about um get into it becauseit's actually not it's fairly
(16:55):
easy to get into.
As Frank Rizzo, like that thatpodcast is amazing, all the gems
and everything.
I mean, he's a seasoned vet,he's been doing this for 20 plus
years in New York.
Um, he brought he brings out awhole lot of um gems that's
needed.
Now, another thing I want totalk about too, off the side of
(17:15):
it, um, is actually when itdeals with uh real estate
investing itself.
Um I was talking to anindividual and um he was asking
me when is the best time toinvest in real estate investing.
I said anytime.
Everything deals with the thedollar.
It deals with how much, what isyour goal, what is your agenda,
(17:39):
how what is needed to um to getyou in the right spot to uh um
what to either offset your taxesor to um if you want to retire
from your nine to five job, whatis needed.
Um my boy Rocky, he's still he'sstill looking as to this very
day.
We we came across one and um umuh I tell people too, when
(18:04):
especially with real estateinvesting also, make sure you
have a strong communication withthe other side.
Uh we was looking at a duplex,it was perfect duplex and
everything, and I got at thereal estate agent, and um the
communication wasn't the best ofties.
And I think that um as realestate agent as like just like
(18:26):
me, um, we need to do better,especially with communication,
because um there's people outthere who want to invest, they
have money, they want to invest,they they they have goals in
life, they want they like Isaid, they want to quit their
nine-to-five job or they want tooffset their taxes.
So as a real estate agent, andum I do my best to this too,
(18:47):
definitely have strongcommunication that's needed to
help out um the people that wewe help out with.
Um Rocky's a close friend ofmine, and uh, we stay in great
communication.
Um speaking of which, our lastpodcast, it's it's done amazing.
It's got over 3,000 views.
(19:08):
Uh it's the basically kind oflike a the DNA of real estate uh
investing from A to Z,basically.
Um my uh my other compadre, Mr.
Marcus Harvey, he's out on thecoast.
He's working on some um thingsout there too.
And um uh I want to thankeverybody in itself.
(19:29):
Um shout out to everyone for umalways uh checking out the
Professor Real Estate Investingpodcast.
I have interviews coming up.
I'm gonna be doing a lot ofsolo, solo things too, because
uh uh Marcus, like I said, he'sout on the coast, he's working
on some things.
And uh my other compadre, um,Mr.
(19:49):
Rocky, he he had things he hasthings going on too.
He works at his uh he works athis uh job and uh uh with the
family and everything.
So I'm not around him a wholelot, but we always stay in close
uh communication.
And I would like to also speakto the ones out there who have
followed me since day one.
Um it's been a journey.
I'm not gonna stop.
(20:11):
Um I'm gonna keep on going.
Um if a person wants to be onthe podcast, then go to the
website, Professionalist RealEstate Investing.com.
Um, you can send me an email.
And um I always look forward totalking to people, to expanding
their uh horizon.
Um I'm around people who don'tknow anything about real estate
(20:34):
investing, and then when I speakto them, they're like, I had no
idea.
I tell them ways to how they canoffset their taxes.
You gotta think, uh people getupset about people making a lot
of money, and especially um,especially nowadays.
And I'm like, well, how are theymaking a lot of money?
(20:54):
Were they in a position to makemoney?
Did they go for the schooling?
Uh don't knock that person formaking money because someone had
to pave the way for them to getto where they had to be at.
So real estate investing, likeyou can make so much money in
it, but the blueprint of it isthe government allows it to
happen.
Why?
(21:14):
Because the government wrote thetax book.
So real estate investing is oneof those engines that you can
offset your taxes like no other.
Um, from short-term rental tolong-term rental.
Uh Carlton Dennis, he's I listento him, watch him, everything.
I like it, love his new podcastwith Mr.
(21:34):
Omar.
I've watched it five times, andhe has gems on there.
I don't mind if I'm promotinghis uh his channel, his podcast,
because it there's people outthere that are that have more
knowledge than me.
I'm just out there just givingeverybody the the gift, the gap
to the structure of real estateinvesting, because uh I've been
(21:57):
in it since 2020, since uh COVIDand pandemic.
Well, Carlton, he has all typesof he he is that guy.
If you want to listen about taxstrategy, he is that guy I think
people should follow because uhI've learned a lot from him.
I've learned a lot, period, onmy own, but he breaks it down
(22:18):
very simple, and that's hisniche right there.
So um make sure when it comes toreal estate investing that um
you know what your why is.
A lot of people, they like, oh,okay, here's what we do.
But what what's behind your why?
That's that's that's where youhave to sit down and you have to
(22:39):
think about okay, what am Igonna do?
What's my structure?
How am I gonna go about to umchange my life?
Uh do I help this help this outwith will this help out with my
kids going to college if theywant to go to college, or if
they want to start up their ownbusiness, or if um mom and dad
(23:00):
want to retire, or uh dad wantsto retire and mom is she's at
home with the kids and she canbe a um um real estate
professionalist, um, offset thetaxes.
That's a whole nother that's awhole nother thing.
I think the off the professionalum real estate professional that
the government gives, I thinkthat's a gem right there in
(23:23):
itself.
That I'll have to do a little uhsegment about that one.
Um that definitely is what is isa why.
Um because right now in theeconomy that we have right now,
um there is there's a lot ofhomes.
And I'm really seeing that I'vebeen studying a lot lately,
(23:44):
almost almost every night, thatthere is so many people that
can't afford homes.
There are so many people who areforeclosed homes right now, and
they can't they can't afford it.
I've seen some I've seen some umwith uh with Marcus, we've
already studied some on all overthe place where the people's
(24:06):
mortgage is seven, eight hundreddollars for their mortgage, and
they can't afford it.
So something that has to getdone right down from where I
live right now, there's athere's a house um that's about
to be foreclosed.
I have a friend um a coupletowns away from me, uh his next
door across the street, nextdoor neighbor, house is
(24:27):
foreclosed.
It there's something somethingneeds to happen um to change all
this because there's so manypre-foreclosures.
Excuse me, so manypre-foreclosures into the status
of foreclosed that people areliving in their homes.
I have a quick story about that.
(24:47):
Um there was actually uh onetime I worked with a patient,
and um I found out a story abouthow she um she was sick, she was
in the hospital, but before shecame into the hospital, she was
sitting in her house, and uh allof a sudden her door is
(25:10):
unlocked, it opens up, and shelooked and turned around, she
goes, Hey, who who are who areyou?
And she goes, Who are we?
We we just bought this house,this house was foreclosed.
And I was when I heard thestory, I was like, What?
So she never opened or answeredher phone, definitely not opened
(25:31):
any letters that were sent toher house to know that her house
was already in a foreclosedstate, and she lost that's how
she lost her house.
So something has to be doneabout these foreclosures.
And I know um one gym that'sbeing done, it's been around
since so long, but now peopleare most real estate agents
(25:55):
don't know about it.
I do know this because I'vetalked to the agents and they
they like, what is that?
Um Mr.
Um Mr.
Pace, Mr.
Sub2.
Um, sub two financing isamazing.
I actually sent a letter to um aperson down in uh in Orange
(26:15):
County because they were theywere behind.
They were behind.
Um I couldn't tell if it whattype of judgment it was.
The house is clear and paid for,but some type some type of
judgment or um was on it, andthey only owed, I believe,
eleven thousand dollars.
And I was gonna help them withthe sub tube, but they never
(26:35):
responded.
So people need to know and beaware when that foreclosure
state happens, it's gonnahappen.
Like the courts are gonna belike, okay, um, I know a little
bit about the process offoreclosure because that's how
when I started and met my mentorEd back in the day, um, I met
(26:56):
him there, and that's what hewas there for.
It was in this uh gentleman I'vealways said this for he looks
like Z one of the members fromZZ Top.
And uh he um he was he had allthe paperwork and everything.
And basically, when you get tothe courthouse, you have to have
you have to have you have tohave all the cashier's checks
(27:18):
ready.
So whatever house that you'rebidding on foreclosed, you have
to have that amount.
If it exceeds that amount, thecourt will refund your money.
But you have to have all thatmoney, um, all those money
orders, cashier checks at thattime of sale.
And then when it's sell, thenyou go into the courthouse, it
gets recorded, bam, it's yourplace.
(27:39):
But something, like I said,something has to be done with
it.
Um, the foreclosures.
Uh I know a lot of people havebeen getting into it.
I actually had a person who usedto be an ex-sherf.
He right now he's doing um doinginvesting by himself, but he
actually helped me.
I helped him, he helped me.
Uh we was gonna help each otherwith the this foreclosed place,
(28:01):
but the the lady, like I said,um people think that nothing's
gonna happen.
Yes, something's gonna happen.
That's why it takes a while fora house to get foreclosed.
It takes time to get a house toget foreclosed, and um I don't
like to see no one losing theirplace, especially for a person
(28:25):
uh who is a widow, who um justhaving financial problems
because every everyone has someway or another financial
problems, especially in this dayand time that we live in.
So I want to just say that umthose right there, yeah, the
foreclose, um and it's a goodway to get in real estate
(28:47):
investing too.
So, I mean, it that's that'sexactly it is a way, but I hate
the part of you have to um uh gothrough that, that people have
to go through that.
And like I said, it takes time.
And if you need if you get ifyou need help, get help.
Because there's always type,there's always different
different types of programs.
(29:08):
I'm learning about the programsmyself.
Actually, I'm actually uh I justfinished my course and I'm gonna
be scheduling soon my mortgageuh loan test.
Um I heard it's pretty prettydifficult, but I love a
challenge.
And that's another part I'm justgonna broaden up my horizon too
with all the different programsand teach people about what type
(29:29):
of uh loans they can get intobecause there's several
different loans people can getout there.
Like it's not your can alwaysyour conventional loan.
No, there's different alldifferent types of programs,
first-time buyer programs.
Um I want to bring that out topeople, let them know, hey, you
can do this, you can do that.
You don't always have to do thethe the norm.
(29:51):
There's there's all theseprograms out there.
And the reason why is becausethey have it for us to use.
And I like to tell people andbroaden their horizon, like,
hey, you can use this or you canuse this.
You always have options.
Options is always the best thingto have because if one falls,
you have another option.
You get it.
I tell somebody have an A, B, C,and D plan.
(30:13):
Why?
Because it's not gonnaeventually ever go down to D,
but at least you have thosesteps.
You have everything that youneed beforehand.
So, yeah, so I just want to justelaborate a little bit more on
the thank you everybody forstaying, elaborate more on the
um the mobile home part.
It was huge, great interviewwith Frank.
Um, I just want to bring out alittle bit more stats, um, the
(30:36):
state of the uh right now,what's going on, like the more
extended mortgage rate.
We just went down a quarter.
It's probably gonna go, they'retalking about two more times
before the end of 2025.
Um I love and appreciateeverybody that listens.
I do have more episodes comingout.
Uh I will be doing more um moreinterviews.
(30:58):
More interviews, solo, solo bymyself.
This is my first solo one, butI'm gonna be doing more and
having some slide presentations.
And um, I'm gonna change it up.
I'm gonna change it up.
Um, like I said, like you thiskind of puts me forecourt
pressure now because uh me andme and my boy Mark.
Because we used to be on a kindof like on a regular basis, but
like I said, he's on the coast.
(31:19):
He's working on some things withreal estate.
And it brings me more.
So I like, hey, I gotta stickthis game up, gotta get
everything going.
Um uh if uh like and subscribeto the Professionalist Real
Estate Investing Podcast.
I'm on Apple, Spotify, Amazon,you name it, it's on there.
Um, and if you want to be on thepodcast, go to the
(31:40):
Professionalist Real EstateInvesting Podcast.
I should say ProfessionalistReal Estate Investing.
Professionalist Real EstateInvesting.com.
You go on that, submit me um aform on there and everything,
and I will get back in touchwith you, ASAP.
And um on that note, um, I wanteverybody to have a blessed day,
(32:03):
blessed week, blessed month.
Um, I appreciate you andeverybody um take care of
yourselves and love each other.
That's what we need around thisworld right now.
A whole lot of love.
All right, thank you.
Peace.
Welcome back to the Professionals Real Estate
Investing Podcast.
I wanted to get a little bitdeeper into the mobile home
park.
I had a great interview, as youcan tell, from with Frank Rizzo.
That was very informative,especially with helping us with
the shortage of the home crisishere, especially here in the
United States.
(00:59):
And I think it's a golden gem,especially with the mobile
homes, how to uh get into it,how to help you with uh
investing into it and broadenyour horizon with real estate
investing.
So a lot of people, I'm gonnaguess to bring some stats out to
help you out even more to thinkabout to invest in real estate
investing and the part of themobile sector of mobile homes.
(01:21):
Did you know that over 44,000mobile home parks in the U.S.
alone reside here in thiscountry?
A lot of people don't know that.
And this is housing more thanthat house more than 20 million
residents.
There's always this perceptionthat mobile home parks are kind
of like trashy or uh not justnot good to be in.
(01:46):
No, there is some beautifulmobile home parks.
I know, for instance, I used todeliver appliances, and I
remember I went to this mobilehome park, it was really nice,
and the individual told me thatthe mobile home was it was it
was trash.
The mobile home part, not themobile home park itself, but the
mobile home itself.
And then they restructured andredid everything to it, and then
(02:08):
now it looks immaculate.
So mobile home is definitely agym to get into.
But we're gonna bring up somemore information here too,
because I I wanted to do anextended part of this because
there was just so muchinformation that Frank had, and
I just want to bring out somestats and numbers to help people
out right here, too.
So in 2024, there was about ahundred, a little bit over
(02:31):
103,000 new manufactured homesthat were shipped in the United
States.
That's a 15% increase from 2023.
So you show you that themomentum is going up in the
market with mobile homes.
Now, which states?
Now, there is states that arevery prone to having a whole lot
(02:51):
of mobile home parks, andthere's some it just deals with
the the regulation and thezoning and everything with that
when it comes to that.
Now, the states that that arereally good with mobile homes,
or is Texas, you know, Texas,like they say, is a whole other
country.
And Texas, um last year theyshipped out 17,000 shipments of
(03:15):
mobile homes just in that statealone.
And then last year, um they'resaying that Louisiana, Florida,
Alabama, and North Carolinaround out the top five, which is
amazing because if you can see,and when I was talking about
like zoning and everything, mostof these are from Texas to the
(03:39):
southern states.
And I tell people that too.
If you any type of real estatethat you get into, look into
those states that are I sayrent-friendly rent-friendly, uh
rent investment-wise, thatthey're friendly also, and
you're gonna prosper so muchjust by that alone.
(04:00):
Now, when you look over theoverall housing, uh this is
probably one of the best ones toget into.
You got to think of like the theoverhead and everything.
Like, how is this gonna bebeneficial to help me out when
dealing with this?
Now, mobile home parksconsistently they deliver higher
(04:23):
cap rates more than multifamily.
On the average, you'll seebetween seven to ten percent um
cap rates, which is compared tothe five to six that usually
comes from um the multifamily,depending on what type of mobile
mobile multifamily that you'rein.
So it's just always gonna beabout what you need to do.
(04:44):
And this is a good thing for usto get into also because why?
Because I don't know what thestat is now, but I know it was
um our housing market wasbetween seven to nine uh seven
to nine million homes that needto be done.
And I know a lot of people rightnow they're doing the best they
(05:05):
can to help out the situation,especially with the uh I've done
a podcast about it, about theADUs.
If you're ADU-friendly state, goabout it and uh you can go route
that way too.
Now with the mobile home parks,uh the beauty of it is there's a
few things.
Like a turnover is low, uhresidents, uh they stay put.
(05:28):
You want residents that stayput.
You actually do, it helpseverything out.
So when a person comes in torent a house, uh they see it,
they start renting it, um, timegoes by, you take care of that
tenant, that tenant's gonna takecare of you.
That that's that's what I wasalways taught.
(05:48):
And it's all and it's true,because um you don't want to be
that landlord, uh, get a callfrom a tenant, hey, I need I
need this possibly fixed.
And then down the road, twomonths down the road, oh, I'll
I'll get to it, I'll get to it.
That you don't you gotta havethat good, strong communication,
especially with your tenants,because it can go a long way.
(06:09):
They can help you out in so muchbecause you gotta think of it.
That that area is yourinvestment, but that's where
they stay and live.
That's where they reside at,which you're helping, you're
helping each other out.
So it says mobile home, movingmobile home um costs between
five five thousand or and up toten thousand, which means
(06:30):
tenants rarely move.
Um, combine that with affordablerents, you've got an incredible
retention rate.
So this is just a rest at roughestimate, but it depends where
it's at.
But always do your due diligenceto find out um the history of
the um of the mobile home parkand see if it's gonna be adapt,
(06:53):
it's gonna be better for you andyour lifestyle.
Because there is some mobilehome parks that only deal with
uh seniors, 55 and older, butthere is mobile home parks that
deal with any age group.
Now, when it comes to thebarriers and zoning policy that
I was talking about, that'shuge.
So um take for New York's NewYork, for example, Yankees.
(07:17):
Uh the state has about 192,000manufacturer housing units,
which make up about 2.4 of thehousing in the state of New
York.
But rural come rural countries,excuse me, rural counties, um,
manufacturing can make itrepresent up to 15 fit up to 10
(07:39):
to 15 percent more.
So you'll actually find more ofthe mobile home parks in rural
areas or small towns.
That's where you'll find themat.
And you like I said, you want tolike so for example, it says uh
Colorado and Oregon have umconsidered or passed laws
limiting um rent increases forremanufactured uh lots.
(08:05):
And it's it's a touchy thingwhen it comes to it because it's
it's it helps out with housing.
But like I said, the zoning, uhthe rent, um, a lot of things
play in a factor when it comesto um the mobile homes, but I
found it is an easier sector towork at when it comes to mobile
(08:26):
homes because you don't have todeal so much when, like, say,
like if you buy a house, um, Imean, mobile homes they have
their inspection, but it's notan inspection like a house does.
A house, I mean, they go thethorough inspection of the the
roof, of the plumbing.
Um anything that can be uh theythey just want to make sure
(08:47):
everything is up to par, HVACsystem.
They want to make everything'sup to par, but in a mobile home,
since it's more in a kind ofconfined unit, that is like the
(09:35):
best bet for a lot of people,and the rents are usually um way
affordable for them to have.
Now, like I was talking aboutresidents and communities, it
says uh the surveyor from the uhum the MH Insider, it found that
nine 85% of the remanufacturedhome owners are satisfied with
(09:56):
their housing, which is higherthan many other housing types,
just like I was talking about.
Because, like I said, you takecare of your residents, they're
gonna take care of you.
Why would they move for?
They're in a great situation.
And so the demographics isshifting toward it also.
It says while retirees stillmake up a big portion of
(10:19):
residents, more young familiesand even first-time buyers are
choosing remanufacture homes asa way to fight back against
rising housing costs, which isvery true.
The new generation, a lot ofthem, they they their goal is to
buy to buy a house.
(10:41):
Now, what can they afford it?
That's the main problem.
Uh the down payment.
But as I tell people, especiallywith mortgage, there's so many
different programs that you canuse.
And when it comes to uh themortgage amount and everything,
(11:01):
I always tell people get adependable mortgage lender or
loan officer and to find outwhat you're gonna be qualified
for.
And why not why not use a mobilehome?
The traditional thing is usuallyalways a house.
But if you can't afford a house,you can get a mobile home.
That's a house too.
(11:22):
It's it's it's always aboutwhat's gonna be best for you.
You don't want to be in so farin debt that you just have to
kill yourself just to pay therent.
So the sector of mobile homes isdefinitely a gym for a lot of
people to use.
Now, getting started, umespecially with investors, uh
(11:49):
the sweet spot they said for newinvestors get that that between
that 20 and 50 lots, dependingon where you're at, especially
in your your real estatejourney, because that's a good
amount.
And it's not like it's not likeuh it's homes, like a home here
and a home here, home on theother side of town.
They're all together as one.
(12:11):
So your due diligence checklist,it should include occupancy
rate, like how long the uh arethe individuals staying there.
Like I said, that turnover isreally low.
I I've never come across amobile home park that um that
the turnover rate was large.
(12:32):
And if it was large, thatbecause there was a lot of uh
crime, um, little differentactivities that were going on
that they didn't want theirfamily to be a part of.
So that's the that's the that'sabout the only reason I've seen
of that, but there could be aplenty of other reasons also.
It says uh utility hookups,city, water, sewer are safer
(12:56):
than private septic.
Yeah, that's that's a hugethat's a huge one.
Because when you deal with yourhome, um you're dealing with
more.
You're dealing with a biggerspace.
Um with the with the mobilehome, you're building, like I
said, uh just you're dealingwith a structured lot.
You're dealing with a lot alsowith the home, but the
(13:18):
structured lot of the mobilehome park is way smaller.
So that's a that's going to be ahuge plus.
Um road infrastructure andcondition.
That is definitely a big one,too.
Um the reason why I saiddefinitely is a huge one because
there's a lot of mobile homeparks that I've gone through
(13:39):
that the roads are not alwayskept up the best.
That's something to look at too.
But then um I've been to mostsome mobile home parks where the
um the road infrastructure wasimmaculate.
So it's gonna depend on, like Isaid, what's gonna be best for
your benefit in life.
Um if people are not trying tomove every five to ten years,
(14:04):
they're trying to stay as longas possible, especially in the
condition and the rate of oureconomy is right now.
People want to stay put, theywant to be affordable with their
rent, affordable with everythingfrom food, clothing, shelter,
everything.
So the red flags, it says watchout for parks with lots of
(14:24):
vacant pads.
Plus, right there, don'tdefinitely watch that because
that shows a lot, also.
And it also says um uh agingseptic systems without permits
or too many parked owned homes.
Now, though interesting thingwhen they said about the um
(14:46):
aging septic, that's truebecause and I tell people
something that you don't see isseptic.
Um septic is one of those partswhere people are just like,
okay, they have somebody checkit for them.
But if it's if it's not up thepar, if it's not up the code,
no, don't don't go into thatenvironment right there.
(15:06):
Now, looking forward, the demandisn't isn't um it's slowing
down.
It says affordable housingremains one of the nation's
greatest needs, which is true.
Like I said, um back months ago,it was between seven and nine
million that um that our housingcrisis is in right now.
It says institutions willcontinue um consolidating, but
(15:27):
that opens opportunity insecondary markets, especially in
the Midwest and the Sunbelt andthe South.
All that area right there,that's uh that's an amazing
spot, no matter type of whattype of real estate investing
that you're doing, that is agreat spot to get into.
Now, um mobile home investing inthe shows affordable housing,
(15:51):
strong occupancy, steady cashflow, and incredible long-term
demand, which is needed.
And just remember this 44,000mobile home parks across
America.
Um this can be this right herealone.
(16:12):
Um mobile home parks is like Isaid, it's one of those gyms
that a lot of people don't talkabout.
And um it's a need because rightnow they're the housing market
is right now.
The interest rate right now,here in the month of September,
the interest rate went down aquarter, um, should be going
(16:34):
down more.
Um, they said probably two moretimes, maybe this year.
But I would say if anybodywanted to start, mobile home
parks is a huge asset.
You don't always have to dohomes like everybody else does.
It's just going to be to yourneed and your desire how to go
about um get into it becauseit's actually not it's fairly
(16:55):
easy to get into.
As Frank Rizzo, like that thatpodcast is amazing, all the gems
and everything.
I mean, he's a seasoned vet,he's been doing this for 20 plus
years in New York.
Um, he brought he brings out awhole lot of um gems that's
needed.
Now, another thing I want totalk about too, off the side of
(17:15):
it, um, is actually when itdeals with uh real estate
investing itself.
Um I was talking to anindividual and um he was asking
me when is the best time toinvest in real estate investing.
I said anytime.
Everything deals with the thedollar.
It deals with how much, what isyour goal, what is your agenda,
(17:39):
how what is needed to um to getyou in the right spot to uh um
what to either offset your taxesor to um if you want to retire
from your nine to five job, whatis needed.
Um my boy Rocky, he's still he'sstill looking as to this very
day.
We we came across one and um umuh I tell people too, when
(18:04):
especially with real estateinvesting also, make sure you
have a strong communication withthe other side.
Uh we was looking at a duplex,it was perfect duplex and
everything, and I got at thereal estate agent, and um the
communication wasn't the best ofties.
And I think that um as realestate agent as like just like
(18:26):
me, um, we need to do better,especially with communication,
because um there's people outthere who want to invest, they
have money, they want to invest,they they they have goals in
life, they want they like Isaid, they want to quit their
nine-to-five job or they want tooffset their taxes.
So as a real estate agent, andum I do my best to this too,
(18:47):
definitely have strongcommunication that's needed to
help out um the people that wewe help out with.
Um Rocky's a close friend ofmine, and uh, we stay in great
communication.
Um speaking of which, our lastpodcast, it's it's done amazing.
It's got over 3,000 views.
(19:08):
Uh it's the basically kind oflike a the DNA of real estate uh
investing from A to Z,basically.
Um my uh my other compadre, Mr.
Marcus Harvey, he's out on thecoast.
He's working on some um thingsout there too.
And um uh I want to thankeverybody in itself.
(19:29):
Um shout out to everyone for umalways uh checking out the
Professor Real Estate Investingpodcast.
I have interviews coming up.
I'm gonna be doing a lot ofsolo, solo things too, because
uh uh Marcus, like I said, he'sout on the coast, he's working
on some things.
And uh my other compadre, um,Mr.
(19:49):
Rocky, he he had things he hasthings going on too.
He works at his uh he works athis uh job and uh uh with the
family and everything.
So I'm not around him a wholelot, but we always stay in close
uh communication.
And I would like to also speakto the ones out there who have
followed me since day one.
Um it's been a journey.
I'm not gonna stop.
(20:11):
Um I'm gonna keep on going.
Um if a person wants to be onthe podcast, then go to the
website, Professionalist RealEstate Investing.com.
Um, you can send me an email.
And um I always look forward totalking to people, to expanding
their uh horizon.
Um I'm around people who don'tknow anything about real estate
(20:34):
investing, and then when I speakto them, they're like, I had no
idea.
I tell them ways to how they canoffset their taxes.
You gotta think, uh people getupset about people making a lot
of money, and especially um,especially nowadays.
And I'm like, well, how are theymaking a lot of money?
(20:54):
Were they in a position to makemoney?
Did they go for the schooling?
Uh don't knock that person formaking money because someone had
to pave the way for them to getto where they had to be at.
So real estate investing, likeyou can make so much money in
it, but the blueprint of it isthe government allows it to
happen.
Why?
(21:14):
Because the government wrote thetax book.
So real estate investing is oneof those engines that you can
offset your taxes like no other.
Um, from short-term rental tolong-term rental.
Uh Carlton Dennis, he's I listento him, watch him, everything.
I like it, love his new podcastwith Mr.
(21:34):
Omar.
I've watched it five times, andhe has gems on there.
I don't mind if I'm promotinghis uh his channel, his podcast,
because it there's people outthere that are that have more
knowledge than me.
I'm just out there just givingeverybody the the gift, the gap
to the structure of real estateinvesting, because uh I've been
(21:57):
in it since 2020, since uh COVIDand pandemic.
Well, Carlton, he has all typesof he he is that guy.
If you want to listen about taxstrategy, he is that guy I think
people should follow because uhI've learned a lot from him.
I've learned a lot, period, onmy own, but he breaks it down
(22:18):
very simple, and that's hisniche right there.
So um make sure when it comes toreal estate investing that um
you know what your why is.
A lot of people, they like, oh,okay, here's what we do.
But what what's behind your why?
That's that's that's where youhave to sit down and you have to
(22:39):
think about okay, what am Igonna do?
What's my structure?
How am I gonna go about to umchange my life?
Uh do I help this help this outwith will this help out with my
kids going to college if theywant to go to college, or if
they want to start up their ownbusiness, or if um mom and dad
(23:00):
want to retire, or uh dad wantsto retire and mom is she's at
home with the kids and she canbe a um um real estate
professionalist, um, offset thetaxes.
That's a whole nother that's awhole nother thing.
I think the off the professionalum real estate professional that
the government gives, I thinkthat's a gem right there in
(23:23):
itself.
That I'll have to do a little uhsegment about that one.
Um that definitely is what is isa why.
Um because right now in theeconomy that we have right now,
um there is there's a lot ofhomes.
And I'm really seeing that I'vebeen studying a lot lately,
(23:44):
almost almost every night, thatthere is so many people that
can't afford homes.
There are so many people who areforeclosed homes right now, and
they can't they can't afford it.
I've seen some I've seen some umwith uh with Marcus, we've
already studied some on all overthe place where the people's
(24:06):
mortgage is seven, eight hundreddollars for their mortgage, and
they can't afford it.
So something that has to getdone right down from where I
live right now, there's athere's a house um that's about
to be foreclosed.
I have a friend um a coupletowns away from me, uh his next
door across the street, nextdoor neighbor, house is
(24:27):
foreclosed.
It there's something somethingneeds to happen um to change all
this because there's so manypre-foreclosures.
Excuse me, so manypre-foreclosures into the status
of foreclosed that people areliving in their homes.
I have a quick story about that.
(24:47):
Um there was actually uh onetime I worked with a patient,
and um I found out a story abouthow she um she was sick, she was
in the hospital, but before shecame into the hospital, she was
sitting in her house, and uh allof a sudden her door is
(25:10):
unlocked, it opens up, and shelooked and turned around, she
goes, Hey, who who are who areyou?
And she goes, Who are we?
We we just bought this house,this house was foreclosed.
And I was when I heard thestory, I was like, What?
So she never opened or answeredher phone, definitely not opened
(25:31):
any letters that were sent toher house to know that her house
was already in a foreclosedstate, and she lost that's how
she lost her house.
So something has to be doneabout these foreclosures.
And I know um one gym that'sbeing done, it's been around
since so long, but now peopleare most real estate agents
(25:55):
don't know about it.
I do know this because I'vetalked to the agents and they
they like, what is that?
Um Mr.
Um Mr.
Pace, Mr.
Sub2.
Um, sub two financing isamazing.
I actually sent a letter to um aperson down in uh in Orange
(26:15):
County because they were theywere behind.
They were behind.
Um I couldn't tell if it whattype of judgment it was.
The house is clear and paid for,but some type some type of
judgment or um was on it, andthey only owed, I believe,
eleven thousand dollars.
And I was gonna help them withthe sub tube, but they never
(26:35):
responded.
So people need to know and beaware when that foreclosure
state happens, it's gonnahappen.
Like the courts are gonna belike, okay, um, I know a little
bit about the process offoreclosure because that's how
when I started and met my mentorEd back in the day, um, I met
(26:56):
him there, and that's what hewas there for.
It was in this uh gentleman I'vealways said this for he looks
like Z one of the members fromZZ Top.
And uh he um he was he had allthe paperwork and everything.
And basically, when you get tothe courthouse, you have to have
you have to have you have tohave all the cashier's checks
(27:18):
ready.
So whatever house that you'rebidding on foreclosed, you have
to have that amount.
If it exceeds that amount, thecourt will refund your money.
But you have to have all thatmoney, um, all those money
orders, cashier checks at thattime of sale.
And then when it's sell, thenyou go into the courthouse, it
gets recorded, bam, it's yourplace.
(27:39):
But something, like I said,something has to be done with
it.
Um, the foreclosures.
Uh I know a lot of people havebeen getting into it.
I actually had a person who usedto be an ex-sherf.
He right now he's doing um doinginvesting by himself, but he
actually helped me.
I helped him, he helped me.
Uh we was gonna help each otherwith the this foreclosed place,
(28:01):
but the the lady, like I said,um people think that nothing's
gonna happen.
Yes, something's gonna happen.
That's why it takes a while fora house to get foreclosed.
It takes time to get a house toget foreclosed, and um I don't
like to see no one losing theirplace, especially for a person
(28:25):
uh who is a widow, who um justhaving financial problems
because every everyone has someway or another financial
problems, especially in this dayand time that we live in.
So I want to just say that umthose right there, yeah, the
foreclose, um and it's a goodway to get in real estate
(28:47):
investing too.
So, I mean, it that's that'sexactly it is a way, but I hate
the part of you have to um uh gothrough that, that people have
to go through that.
And like I said, it takes time.
And if you need if you get ifyou need help, get help.
Because there's always type,there's always different
different types of programs.
(29:08):
I'm learning about the programsmyself.
Actually, I'm actually uh I justfinished my course and I'm gonna
be scheduling soon my mortgageuh loan test.
Um I heard it's pretty prettydifficult, but I love a
challenge.
And that's another part I'm justgonna broaden up my horizon too
with all the different programsand teach people about what type
(29:29):
of uh loans they can get intobecause there's several
different loans people can getout there.
Like it's not your can alwaysyour conventional loan.
No, there's different alldifferent types of programs,
first-time buyer programs.
Um I want to bring that out topeople, let them know, hey, you
can do this, you can do that.
You don't always have to do thethe the norm.
(29:51):
There's there's all theseprograms out there.
And the reason why is becausethey have it for us to use.
And I like to tell people andbroaden their horizon, like,
hey, you can use this or you canuse this.
You always have options.
Options is always the best thingto have because if one falls,
you have another option.
You get it.
I tell somebody have an A, B, C,and D plan.
(30:13):
Why?
Because it's not gonnaeventually ever go down to D,
but at least you have thosesteps.
You have everything that youneed beforehand.
So, yeah, so I just want to justelaborate a little bit more on
the thank you everybody forstaying, elaborate more on the
um the mobile home part.
It was huge, great interviewwith Frank.
Um, I just want to bring out alittle bit more stats, um, the
(30:36):
state of the uh right now,what's going on, like the more
extended mortgage rate.
We just went down a quarter.
It's probably gonna go, they'retalking about two more times
before the end of 2025.
Um I love and appreciateeverybody that listens.
I do have more episodes comingout.
Uh I will be doing more um moreinterviews.
(30:58):
More interviews, solo, solo bymyself.
This is my first solo one, butI'm gonna be doing more and
having some slide presentations.
And um, I'm gonna change it up.
I'm gonna change it up.
Um, like I said, like you thiskind of puts me forecourt
pressure now because uh me andme and my boy Mark.
Because we used to be on a kindof like on a regular basis, but
like I said, he's on the coast.
(31:19):
He's working on some things withreal estate.
And it brings me more.
So I like, hey, I gotta stickthis game up, gotta get
everything going.
Um uh if uh like and subscribeto the Professionalist Real
Estate Investing Podcast.
I'm on Apple, Spotify, Amazon,you name it, it's on there.
Um, and if you want to be on thepodcast, go to the
(31:40):
Professionalist Real EstateInvesting Podcast.
I should say ProfessionalistReal Estate Investing.
Professionalist Real EstateInvesting.com.
You go on that, submit me um aform on there and everything,
and I will get back in touchwith you, ASAP.
And um on that note, um, I wanteverybody to have a blessed day,
(32:03):
blessed week, blessed month.
Um, I appreciate you andeverybody um take care of
yourselves and love each other.
That's what we need around thisworld right now.
A whole lot of love.
All right, thank you.
Peace.
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