Welcome back,
In today’s Mobile Home Investing Lesson podcast #62 we are talking to active Mobile Home Formula investor Steve. Back in 2024 Steve started mobile home investing in the great states of Louisiana, Mississippi, and Florida. Since partnering with John and the Mobile Home formula Steve has been able to buy and sell 9 mobile homes in his first 13 months investing in mobile homes.
When most people think about real estate investing, they picture single-family houses, apartment buildings, or commercial properties. Very few investors immediately think about mobile homes. However, for investor Steve, mobile homes have become an incredible source of income and opportunity.
Recently, I sat down with Steve to discuss his journey investing in used mobile homes and how he has successfully bought and sold nine mobile homes in just hist first thirteen months. Throughout the conversation, Steve shared lessons learned, challenges overcome, and strategies that have helped him build a profitable mobile home investing business.
Times are provided to skip to certain topics…
- 🎙️0:00 9 mobile homes in 13 months!
- 🎙️3:01 Steve’s 1st mobile home flip.
- 🎙️9:50 “Must Be Moved” mobile home.
- 🎙️12:30 Dividing 1 lot into 2 lots.
- 🎙️14:30 Making sure a home gets moved on time.
- 🎙️23:35 Mobile homes aren’t sexy.
- 🎙️25:20 Handyman referral
- 🎙️25:40 Don’t accept this from any contractor.
- 🎙️34:15 Flipping mobile homes inside of parks.
- 🎙️38:30 Working with an unfriendly park manager.
- 🎙️41:30 Buying subject-to the underlying mortgage.
- 🎙️46:00 Partnering together with John.
From Beginner to 9 Deals in 13 Months
At the beginning of the interview, Steve explains that he has completed nine mobile home deals in just over a year. While many new investors spend months analyzing opportunities without taking action, Steve focused on learning the business and consistently moving forward.
Like most successful investors, Steve’s confidence did not come overnight. Every deal taught him valuable lessons that improved his systems and decision-making.
Steve’s First Mobile Home Flip
Around the three-minute mark, Steve discussed his very first mobile home flip. Like many beginners, there were plenty of unknowns and challenges. However, the first deal proved that mobile homes could provide real profits without requiring huge amounts of capital.
Many investors are surprised to learn that mobile homes often require far less money to purchase than traditional real estate. This lower barrier to entry allows new investors to gain valuable experience while reducing risk.
Steve’s first deal gave him the confidence to pursue additional opportunities and continue growing his business.
Finding Opportunity in “Must Be Moved” Homes
One of the most interesting topics discussed was investing in mobile homes that must be moved from their current location.
These situations often arise when a landowner wants a property cleared, a lease is ending, or a homeowner can no longer keep the home where it currently sits. While many investors avoid these opportunities because moving a home can seem intimidating, Steve has found significant profits in these deals.
Because fewer buyers are willing to take on the challenge of relocation, investors can often purchase these homes at deeply discounted prices. With proper planning and reliable movers, these deals can become highly profitable.
Creating Value by Dividing Land
Another unique strategy Steve shared involved dividing a single lot into two separate parcels.
Creative solutions like this can unlock additional value from a property and create opportunities that may not be obvious at first glance. Rather than simply buying and selling a property as-is, successful investors look for ways to improve the property’s usability and overall value.
This type of creative thinking often separates experienced investors from those who struggle to find profitable deals.
The Importance of Moving Homes on Time
One lesson Steve emphasized was the importance of making sure a mobile home gets moved on schedule.
When a mobile home must be relocated, deadlines matter. Delays can create additional costs, upset property owners, and jeopardize deals altogether.
Steve discussed the importance of maintaining strong communication with movers, property owners, and buyers throughout the process. Proper planning and follow-up can prevent many problems before they occur.
Mobile Homes Aren’t “Sexy”- And That’s an Advantage
One of the most memorable comments from the interview came when Steve stated that mobile homes aren’t sexy.
He’s absolutely right.
Many investors chase trendy investments or highly competitive markets. Mobile homes often receive less attention despite offering excellent opportunities for cash flow and profits.
Because fewer investors are actively pursuing mobile home deals, there is often less competition. This can allow investors to negotiate better prices and find opportunities that others completely overlook.
Sometimes the best investments are the ones most people ignore.
Building a Reliable Team
As Steve’s business has grown, he has developed a network of trusted professionals who help him complete deals efficiently.
One example discussed was having reliable handyman referrals available when repairs are needed. Having trustworthy contractors and service providers can save both time and money.
At the same time, Steve shared an important warning for investors: don’t accept vague promises or unclear commitments from contractors.
Successful investors verify expectations, create clear agreements, and ensure everyone understands exactly what work will be completed. Clear communication helps avoid costly misunderstandings and project delays.
Flipping Mobile Homes Inside Parks
A significant portion of Steve’s business involves buying and selling mobile homes located inside mobile home parks.
These deals can often move quickly because the infrastructure is already in place and buyers appreciate the affordability that park living can provide.
Steve explained that understanding park rules, approval requirements, and management expectations is critical to success. Investors who build positive relationships with park management often create smoother transactions and better long-term opportunities.
Handling Difficult Park Managers
Of course, not every park manager is easy to work with.
Steve shared his experience dealing with an unfriendly park manager and how professionalism helped him navigate the situation. Rather than creating conflict, he focused on communication, patience, and finding mutually beneficial solutions.
This approach often produces better results than confrontation and helps investors maintain their reputation within the community.
Buying Subject-To Existing Mortgages
Another advanced strategy discussed during the interview was purchasing properties subject-to existing mortgages.
This technique can create opportunities when sellers need relief from a property but may not have significant equity available. While subject-to transactions require education and careful execution, they can become valuable tools for experienced investors.
Steve’s willingness to learn multiple investing strategies has helped him uncover opportunities that many others would miss.
The Value of Working Together
Toward the end of the conversation, Steve discussed working together with John and the importance of learning from experienced investors.
One of the fastest ways to shorten the learning curve is by surrounding yourself with people who have already achieved the results you want. Mentorship, networking, and collaboration can help investors avoid costly mistakes while accelerating growth.
Steve’s journey from beginner to completing nine mobile home deals in his first thirteen months demonstrates what is possible with persistence, education, and consistent action.
For anyone considering mobile home investing, Steve’s story serves as a reminder that profitable opportunities exist in mobile home parks, homes that must be moved, and properties attached to private land. Success often comes to those willing to look where others aren’t looking.
Love what you do daily,
John Fedro
Support@mobilehomeinvesting.net
Listen to Steve and John’s episode here…
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2 Responses
Hello, I watched one of your YouTube videos. Thank you for the info. I purchases a mobile home from an individual cash; that is located in a park where I pay lot fee. I was told initially the park would issue what title and have yet to receive anything and recently was told they do not have it. My questions are
Do I technically own it?
How can I go about selling it?
Is my bill of sale even legit if it’s not signed?
Should they have been able to have have me do an application for the park and be held liable for lot fee?
Thank you in advance!
Ms. Bryant
Hey Ms Bryant,
Thank you for reaching out and connecting. Additionally, thank you for the detailed comment as this certainly does help me understand your situation a little better. It sounds like you purchased from an individual, however that individual did not have the title. And for some reason the park has the title and told you they would put it into your name and you would receive it in the mail? Let me know if that is correct please.
Please see my thoughts below in bold.
Do I technically own it? Most likely not. In only a couple of states a bill of sale does transfer ownership from the seller to the buyer. However normally it is more official then that and at minimum the park would have taken a power of attorney from you so that they can put the title into your name. What state are you located in?
How can I go about selling it? Yes and no. If your name is not on the title, in most states, Then you are not technically the owner. And therefore you cannot transfer the ownership to somebody else. However, You can “sell” the possession Of the mobile home. Meaning you will give someone the keys and they will get approved at the park to live there. If the mobile Home Park allowed you to purchase the home with just a bill of sale, That I would imagine they will allow you to “sell” the mobile home with a bill of sale.
Is my bill of sale even legit if it’s not signed? The seller did not sign it? It is definitely not enforceable if it is not signed.
Should they have been able to have have me do an application for the park and be held liable for lot fee? Just because the title has not transferred, Does not mean that you cannot get the power turned on, live there, and pay rent. The park will definitely want to do a background check on the person living in the home, and the park will expect their lot rent every single month rain or shine. I would encourage you not to get mad at the Park Manager. As selfish or greedy as they may be, We do want to stay on their good side as they can make it even more difficult for you to resell. I hope that this helps and makes sense. Keep in touch and let me know any follow up questions please.
Talk soon,
John