Our industry is in dire need of strong value-add groups. But I've heard too many people wanting to buy "value-add" deals without a plan. This could pose a serious threat to buyers, investors, residents, and the industry as a whole. On this MMW, I'm going to encourage y'all to take on value-add projects, but to show up prepared.
Why mobile home parks? 🤔
The business model and environment are unique.
But, the secret is out!
Competition is intense for these assets.
Because people know a few facts. 🧐
✅ Supply constraint - More mobile home parks are destroyed than developed each year.
✅ High demand - Given the price point, this is the most affordable housing option.
✅ Highly fragmented - Large percentage of parks are owned by mom-and-pop investors.
✅ Low turnover - When tenants own their home, it is common for them to stay for their entire life.
✅ Low capital expenditures - With few park-owned units, owners are responsible for infrastructure, trees, and roads.
These characteristics plus several more contribute to the increased attention.
This investment thesis is here to stay.
❤️ What is your favorite form of real estate investment? ❤️
Ever wonder how people justify paying high prices for MHPs?
Me too. So over the last 4 years, I asked the largest operators, the newest of the new, and everyone in-between, how they value their deals.
This episode will shed some light as to how folks justify some outrageous assumptions, but more importantly, it'll help you become more self-aware of mistakes you too could fall victim to.
#MHP_IRL #MHP #Differentiate #Monetize
Ring ring ring.
I introduce myself.🤝
Many times, the calls are brief.
Other times, the owners open up. 🗣
Today, I learned that competition is increasing. 📈
Parks that use to get contacted once a month are now contacted once a week via mailer or cold call.
These are small parks in secondary markets.
The word is out.
❌This industry isn’t a secret. 🤫
How do you differentiate?
"We sold last year"
This crushed me. 😔
I was scrolling through our database during my daily cold calls.
I came across an owner I hadn't called in over a year and a half
I dialed the owner immediately... Voicemail.
I called the park. The manager answered.
The park sold last year to new owners.
No way?!?! 😰
The owner told me in that it was hard to sell when you are making money.
Well, something changed.
I was reminded of an important lesson in sales.
No today doesn't mean no forever.
Keep calling. 📞
How do you get rich in real estate? 🤑
This is one method.
It's no secret. 🤐
✅ Buy value-add properties.
✅ Utilize debt and business partners to stretch your dollar.
✅ Stabilize the asset.
✅ Purchase more value-add properties.
✅ Rinse. Repeat.
This is how you turn $1 ➡️ $4 ➡️ $16 ➡️ $64.
Poor decisions can make this a ‘get bankrupt quick’ scheme too.
On this MMW, I'm going to juxtapose two properties we purchased within two weeks of each other that performed very differently. The lessons learned there will help you improve your underwriting.
What is the industry missing? 🧐
Third party managers
Apartment owners have options.
Not the case with mobile home parks.
You must build an in-house operations team. 🛠
Too many investors love to purchase and hate to operate.
Trading one job for another one isn’t freedom. 👨🏼💼
Plan and you can be successful.
Every business person has to sacrifice.
It is opportunity cost analysis in action.
When we first started this business, we had to make several sacrifices.
And still do to do to this day.
We pay ourselves 30% of the money we make.
We still 'take home' less than half of the income we made in corporate America.
We prioritize reinvestment into the business.
We both drive 10+ year old Hondas and that likely won't change soon.
Cars have a negative return on investment.
We both live in modest places.
I still have several roommates. Ryan lives 30 mins away from Uptown Charlotte in a modest home.
We don't rent office space and film our content in a garage.
Long term we may have finer things, but today building a business is way more rewarding.
What sacrifices do you make for your business?
2 > 1 but only if you find the right partner. Partnerships, like financial leverage, either multiply your output, or amplify your misery. Ian Tudor, co--founder of Archimedes Group, joins MHP_IRL to discuss ways you can find a solid partner to help multiply your output.
#MHP_IRL #MHP #Differentiate #Monetize
The amount of the educational seminars in the market today is a SIGNAL. 📡
Did you interpret it?
If you listen carefully, it is somewhat contradictory. 🤨
“Sign up for my course where I’ll give you the blueprint to make millions in real estate”
Investors who have purchased millions of real estate are now spending their time educating the masses.
In other words, the opportunity cost of chasing for new deals is lower than talking to a large group of new investors for a weekend. 🤝
The market isn’t yielding enough opportunities.
Therefore, the incentive to teach is more attractive. 👩🏫
What do you think?
Finding good contractors is a common problem.
In Georgia, we hired a HVAC tech that seemed to check all the boxes. 👨🏻🔧
He was young, responsive, and reasonable on price.
He would work on the weekends.
On several occasions, I found him working until 11pm. 🌙
We did a TON of business in short period of time.
Then something changed.
We started receiving the same bill for work already completed.
Shortly, after he finished, tenants would call with complaints. ☎️
Work quality decreased.
We stopped paying him.
He threatened a lawsuit. 👨⚖️
We hired the previous company that we used, only to find out he improperly installed the wrong systems.
We had to pay for the work to be completed twice.
It was an expensive learning lesson.
What’s your best ways to vet contractors?
I think you SHOULD get into MHPs, but with PROPER expectations. And that's why I'm here.
We have a chance to usher in a new era for MHPs, and to do that, I want to provide you with the tools necessary to get started and to grow. I'll expose raw and uncomfortable realities that'll help you understand what's really going on within the space.
We’ll talk about deal sourcing, structuring partnerships, property management, negotiation, persuasion, marketing, overcoming your own psychology, and so much more
We can shape the future together. Join me. Welcome, to MHP_IRL.
You've got to fight to keep you community safe, clean, and fair. Often times, this involves heartless decisions. On this Mid Month Wisdom, I'll talk about ways you CAN have a heart, while being fair to all.
How do you schedule your day?
It could make all the difference...
I try to focus on high dollar activities first thing in my day. 🧐
In other words, the results of my actions could yield the company thousands or millions of dollars. 💲
Certain activities are better addressed after completing high dollar activities.
Here are a few tips I try to implement
✅ Schedule phone calls after 12pm.
✅ Answer emails after your morning focus activity.
✅ Prospect new deals is the highest value. Do it daily.
✅ Batch LinkedIn post writing to Sunday afternoons.
✅ Prospect, develop our brand, conduct operations, network, complete administrative tasks in that order.
What are your favorite time management techniques? 🕐
What’s the best way to market rentals or mobile homes for sale?
A year ago, we used Craigslist exclusively.
Then, we found a goldmine. 💰
We discovered the power of Facebook location-specific groups and marketplace.
We added ‘online yardsale’ and ‘buy and sell’ groups for that area.
Most require acceptance from a group administrator.
Once accepted, post ad with pictures and info. 📸
Wait for the wave of messages. 🌊
One of our ads received 20,000 views and 1,200 messages in less than 2 months. 👁
The best part is this is all free.
"I'm going to kill everyone in the office with my shotgun". How would you react to that? A corroborated threat turned into a test of all my skills. Listen in as I tell the tale of how my life, as well as the life of my fellow employees, was threatened. And how we escaped with our lives.
When will the next recession happen? 📉
Most people say a variation of this…
“This can’t go on for much longer.” ⏲
“I’ll be ready to pounce on opportunities.”
I see two problems with this.
1️⃣ If most are anticipating a pullback, it likely won’t happen when or how we expect.
Meg McConnell of the Federal Reserve once said, "We spend a lot of time looking for systemic risk; in truth, however, it tends to find us."
2️⃣ When fear strikes, few actually make bold decisions especially with investors’ money. 😱
We closed a $10,500,000 deal in our 20s.
It changed everything.
How did we do it?
This may surprise you.
We got lucky. 🍀
We were in the right place at the right time.
I honestly don't know where we would be without that early win.
We learned quickly that certain things aren't in our control.
However, there are several things we can control that will help us achieve more lucky breaks.
What lucky break has your company received?
The Austin Powers movies provided us with more than just laughs. It brings levity to the excuse loop we all fall victim to. On this Mid Month Wisdom, we will discuss what the Real Estate equivalent excuse loop and how one passionate home flipper found a way to escape it.