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The MHP Pros Mastermind
110 members • $99/month
18 contributions to The MHP Pros Mastermind
17d •
Infill: New vs Used
These are some of the conversations that unfold inside our group mentorship program: Question on the table: What is actually harder with infill, new homes or used homes? • Short answer from operators in the trenches: both. • New homes: • Usually easier logistically. • Factory delivery is cleaner and more predictable. • Still not foolproof. • Axle issues from the factory happen more often than people expect. • State code can trigger extra site prep depending on location. • Used homes: • Hardest part is sourcing them. • Facebook Marketplace becomes a daily habit. • You need homes that are worth moving, not just cheap. • Prep work matters. • Utilities must be disconnected. • Skirting, decks, tie downs, and steps all need coordination. • Transport requires the right contractors at the right time. • State specific nuance matters. • In places like Illinois, new homes can trigger heavier code requirements. • Used homes can often move in without upgrades that new homes require. This is why infill is not passive. This is why spreadsheets lie if you do not understand operations. This is why real operators talk through this stuff live. If you think infill is just buying a home and dropping it on a pad, you are underestimating the work!
4 likes • 16d
New homes are much easier. Sure, there is more site prep and they cost more but used homes are way more likely to have cost overruns and way harder to source at scale. And, you often have weeks of renovation time - per home - with no rent coming in. It's also easier to get financing with new homes. And, new homes make the park more valuable than the park full of used clunkers. The biggest down side with new homes is finding enough customers that can get approved to buy them at the higher price. In some cities this is not an issue but in others it is a HUGE issue. I have some parks where we can only sell homes, whether new or used, in the $30-40k range ... so new homes are not really an option. But I'd rather drop five new homes in at once and eat $5k a piece to sell them than fight for used homes that are a pain to move, a pain to remodel, and get $0 in site rent in the interim. I've probably done a 100 new infill and a 100+ used infill (and I just bought a package of 45 used homes, but they are all already on wheels and in a storage yard.) So, I still do both regularly, but used homes are more work. Not to mention I've shown up with a full price offer after driving 50 miles only to find out the used home sold 15 minutes earlier. Nobody gets in a street/legal fight for buying a new home but many operators have been punched in the nose for poaching a used home (at least from another park.) So, I would do new homes if the market can support them and used homes if the market cannot.
Sep '25 •
Kansas Pre-market Opportunity
Anyone buying in Kansas, let us know. We have a deal from a Broker that they are marketing to a select few before going to MLS
1 like • Sep '25
Interested.
Sep '25 •
Attorney Closing States
@Tracy Moore had a question for @Ferdinand Niemann or @Ryan Narus - For a North Carolina MHP purchase/closing, do I need to use a North Carolina-licensed closing attorney, or can an out-of-state attorney handle it? Anything specific we should watch out for if using someone not in NC?
2 likes • Sep '25
NC requires Closing at a NC lawyer's office, unlike 40+ states that allow for this at a title company. So, a NC attorney is required. Of note, our firm has handled numerous NC transactions but relied on local counsel for the Closing (about 5-25% of the scope.)
3 likes • Sep '25
@Michael Pansolini largely. In NY sometimes the title company is fine handling the closing, other times they want a NY lawyer involved. NC, SC, ND, SD, and IA are the primary states I've seen that require a local attorney for Closings.
Sep '25 •
Cluster Boxes
We had a set of Cluster Boxes get hit at this old mhp. Not a new development or anything. We have to replace them with Cluster Boxes according to the Post Master General because they were Cluster Boxes. They will not let us just have mailboxes. The cluster boxes will take 90 days to get all set up, and UPS gets a special key for all these specific cluster boxes because there has been a problem with used cluster boxes having the same key or something. We could require all the residents to get their own PO boxes at the mail center but not the nicest route to residents. A smaller park would likely make sense. Anyone ever found a way around this, or it is what it is? At this point, we are just getting new cluster boxes.
3 likes • Sep '25
Cluster boxes are great, but way more expensive than you may expect. Pros and cons.
Sep '25 •
Lease Options or Rent-to-Own/Installment Contracts?
💡 Question for fellow MHP owners/investors: When you sell homes inside your park, do you lean more toward Lease Options or Rent-to-Own/Installment Contracts? And if you go the rent-to-own/installment route for the home only (not the lot) - are you running those through a Mortgage Loan Originator (MLO), or handling it another way? I’ve heard different approaches and would love to know what’s working best for you in terms of compliance, scalability, and tenant experience. In residential wraps we always hire rmlo after 3rd sale within last 12 months
3 likes • Sep '25
This is too long of an answer for a simple post. @Michael Pansolini and I were considering this as a future legal topic to discuss. High level summary here: https://themobilehomelawyer.com/podcast/ep-24-dodd-frank-and-safe-act-am-i-breaking-the-law/
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@ferdinand-niemann-1333
Ferd Niemann is a real estate attorney and investor with a unique experience in a myriad of different related roles throughout his career.
Active 9d ago
Joined Feb 24, 2025
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