What Metrics to Pitch to Investors · The MHP Pros Mastermind

What Metrics to Pitch to Investors

Repost from Aleksey Chernobelskiy (LinkedIn)

I've been pitched 1,000+ deals and reviewed probably 10x that amount...

If there's one skill to learn, it's knowing how to pitch an LP.

It's the difference between raising a few hundred thousand from friends & family vs. tens of millions from institutions.

Here's what NOT to do: 95%+ of pitches lead with generic market-level stats like "MHP is undervalued relative to other asset classes." LPs have heard this 100x. It won't differentiate you.

What works well (4 suggestions):

1/ Find ONE thing that makes this deal unique - very high yr 1 cash on cash, assumable debt with long-dated maturity, buying from the lender - and lead with that

2/ If your thesis is raising rents, go straight to the point and hit hard. "We own 2 properties in a 5 mile radius and have deep conviction rents are 30% below market" beats "value add acquisition with rent upside potential" every time

3/ Lead with what makes YOU unique. When did you start the firm? How did you and your partner meet? Why are you obsessed with THIS deal? People invest in a person first, deal second.

4/ Put property metrics in context. "Buying at $120psf with comps trading at $130-150psf in the last 12 months" means way more than just "$120psf"

Finding a great deal is hard. Tying it up is hard. Fundraising is hard. Make sure the last part (your pitch) has the highest conversion possible.

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Michael’s Take on how to apply this to MHPs:

1/ Lead with what makes YOUR deal special - "15 vacant lots with city water/sewer already stubbed" or "assumable 4.5% Fannie Mae debt with 8 years left" beats "value-add mobile home park"

2/ Be specific on rent upside - "Lot rents are $285/mo, three parks within 5 miles are at $375-425" hits harder than "below market rents with room to grow"

3/ Your story matters - Why mobile home parks? How many lots do you own? What makes you the right operator for THIS park? LPs back people, not just deals.

4/ Context is everything - "Buying at $18k/lot when recent sales in the county are $25-30k/lot" tells the real story. Raw numbers without comps mean nothing.

The MHP investor who can pitch well will always out-raise the one who can't - even with a worse deal.

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