Terminology Tuesday (Tricks of the Trade) – Window Replacement

Posted on January 17, 2012 by mobilehomegurl Leave a comment

(Note: I think it’s important to know the terminology and words used when learning any new business including mobile home investing. I came up with ‘Terminology Tuesday’ as a way to go over the terminology used in the mobile home business. It’s important to know the terminology when talking to people in the business so you’re all on the same page).

**** Tricks of the Trade is a new series I have started that will be included with“Terminology Tuesday” posts. The goal of this series is to share with you the “tricks of the trade” I have learned in the mobile home business.

Recently, I had to replace a window on one of my homes. Now, the entire window didn’t need to be replaced – only the lower half. Here’s a pic:

Due to the change in weather and temperature, the window had begun to crack. And, it got to the point where it needed to be replaced. As a temporary measure, I taped it up until I found a suitable solution.

(Note: Earlier in my career as I was building my team, I had actually called a few window replacement companies to find out the process and cost of replacing a window. Now, many of these companies advised me that should a window crack – the entire window would need to be replaced (not just a single area) which would cost anywhere between $300-$800 per window depending on the size and dimensions. Quite honestly, I thought this was a very large amount for a window replacement job especially if only one small area of the window needed to be replaced).

In any case, I did some scouting around and talked to the park manager of one of my favorite parks and asked what their process was to replace windows on their park owned homes. This particular park manager told me they used to pay for the entire cost of a window replacement (which cost them hundreds of dollars) in the past even if only one small area of the window needed to be replaced.

However, their maintenance guy had actually found a small “mom and pop” company in the area who specialized in providing glass and window replacement parts (including the vinyl frames common in mobile homes needed to reinforce the windows in place). The park manager went on to tell me their maintenance guy now did all of their window replacement jobs by buying the materials from this company which usually cost anywhere between $20-$50 per window.

After our conversation, the park manager gave me the phone number and address of the company and I went there for a visit. To my surprise, they knew exactly what I was coming in for as they did a lot of business with the park.

They told me all I would need to do was to measure the size of the window so they know the dimensions of how much glass to cut. Also, I was informed that I would need to bring in a piece of the vinyl frame (which holds the window in place) so they would know if the ends where a “T” section or an “L” section. They told me most mobile homes are usually in a “T” section but it would be better to bring the original vinyl frame just to make sure. So, I did. Here’s a pic:

(Note: It’s important to save the old pieces of vinyl framing around the window as it will help with measurements and cutting with the new vinyl frame for the job).

Once I had the glass and the vinyl frame needed for the window replacement job, I was ready. Here’s a step by step guide of exactly what I did to replace the window:

First, you’re going to need a couple tools and materials for the job.

Using a screwdriver, try to pop out the screen of the window. Once you take the screen out, you’ll need to remove the vinyl frame around the window which holds and reinforces the window in place. I used a screwdriver for this as well.

(Note: At this point, it’s best to use gloves especially if the window is cracking quite a bit just in case some pieces fall out while you’re trying to pop the vinyl frame out).

Once you remove the vinyl frame around the window, carefully remove the glass as best as you can. Be careful as there may be bits and pieces of glass that come off as you work.

After the glass has been removed, get a wire brush and brush the edges of the windowsill to make sure the edges are free of glass pieces and dirt.

Here’s a pic after removing the screen and the glass from the window:

Once the screen, the vinyl frame around the window, and the glass has been removed – you’re ready to replace the window with the new glass and vinyl frame.

Before you proceed with the window replacement job, you’ll need to cut each piece of vinyl frame to make sure it can fit around the window. It’s best to compare each piece of the old vinyl frame with the new vinyl frame to help you with cutting. In addition, you’ll need to cut each new vinyl frame piece similarly to the cut each old vinyl frame piece has (as it was in place). Usually, it will be slanted a bit. Here’s a pic of one piece of vinyl frame to show you the cut of the edges:

Once you have all the new vinyl frame edges cut, then you’re ready to proceed. Take a glass sealant (it’s best) and place it around all of the metal edges of the window. For my purposes, I used this (which worked as well):

Here’s a pic of where I placed the glue around the edges:

After the sealant or glue has been spread around the entire metal frame of the window, then take the new glass and carefully put it in place.

(Note: It’s best to use two people at this point for accuracy).

Once the new glass has been put into the metal frame, it will stick (via the glass sealant or glue) and make sure there are no open edges.

Next, take a piece of the vinyl frame and put it in place which will reinforce the window.

Here you’ll see a piece of the new vinyl frame on the left:

Take the remaining pieces of the vinyl frame and place them all the way around the window. When measured and cut correctly, they should all fit in place.

(Note: For this part, it’s best for one person to hold the glass in place so it will not shift while another person puts the vinyl frame pieces around the window).

Once all of the pieces of the vinyl frame have been placed around the window, then take the screen and put it back into place.

And, you’re done! Here’s a pic:

I hope this “Terminology Tuesday” post has been helpful and has given you some useful information – it definitely has for me.

Happy investing!

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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Upcoming Events: BiggerPockets Real Estate Investing Summit 2012

Posted on January 12, 2012 by mobilehomegurl Leave a comment

(Note: From time to time, I like to inform you of any upcoming events you may want to check out that may help you and your business. Personally, I like to keep my eye on the radar for events that can help me in my professional life as well as my personal one).

In the spirit of the New Year, I’d like to inform you all of an upcoming event you may want to check out – The BiggerPockets Real Estate Investing Summit 2012, which takes place on March 23-24 in Denver, Colorado.

For me personally, I’ve found BiggerPockets to be a great resource and source of information for many real estate investors no matter what level of experience. Founder and CEO, Joshua Dorkin, truly has a unique vision to provide a resource for real estate investors to network and get the help they need with their business without the hype and the up-sell.

(Note: For those of you who missed it, you may want to check out my resource review on BiggerPockets I did awhile back).

Regarding the event itself, there will be a wide range of topics covered including mobile home investing. Feel free to check out this link to the Conference Agenda with the topics and speakers covered.

(Note: Unfortunately, I will not be able to make the event due to schedule conflicts. Though, I’d definitely like to hear the experiences of others who do decide to attend!)

Apart from the information gained from the topics and speakers covered, I’d say the real value in attending any conference is through networking and the people you meet. And, I will say – there will be real investors here with real life experiences you may want to meet and network with.

(Note: One word about the more experienced investors – you’ll usually find them to be very low key and most times in the back of the room. The most successful people I’ve met have been the most humblest and the quietest folks who usually like to do more observing than talking. When I first started out, I always wondered why. Now, since I’m more experienced – I’m also the same way!)

Whether you’re looking to gain more information and/or network with other real estate investors, this conference will have something for everyone. To say the least, you may find some folks in your area doing what you want to do. Or, perhaps you may find someone willing to help you if you’re looking for private money for your deals. Maybe even find someone to joint venture on deals with. No matter the case, this event will only help broaden your horizons.

Now, as a special treat for you all – BiggerPockets Founder and CEO, Joshua Dorkin, (who by the way has been one of my earliest supporters and blogging pals since I started writing this blog), has arranged a special discount just for readers of my blog from the regular price.

(Note: This is a very generous discount Joshua has graciously offered for such a highly valued event. When I first started out, I remember paying upwards of $500+ per ticket for real estate conferences. And, did I attend a lot!)

In any case, I hope you take the time to check this conference out. For more information, you can check out the official website. And, even if you decide not to attend or cannot due to your schedule – I hope you can help spread the word!

Thanks for taking the time to read this post. Happy investing!

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!



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Mobile Home 101: Taking a Mobile Home Back (After Video Walk-Thru)

Posted on December 16, 2011 by mobilehomegurl 4 Comments

(Note: I’ve decided to start this new series, “Mobile Home 101″ to highlight some of the important aspects of mobile homes in general).

Hi all!

Hope you’re all doing well. Been pretty busy lately managing contractors getting another one ready for the market. Plus, trying to get all my shopping done in time for the holidays — this Christmas season really came by fast this year!

In any case, I wanted to share with you the second part, the after video, of the mobile home walk-thru video series I made a few weeks back. This is a walk-thru of an actual mobile home I recently took back.

(Note: If you’d like to hear the story of how I came to take this home back, feel free to check out this link).

Hope you enjoy it, happy holidays!

(Note: For those who have asked about my upcoming book, we’re running a bit behind with the production schedule. Though, I’ll have an update for you all after the first of the year. Thanks for your patience!)

Video Link

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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Done Deal: 3/2 Singlewide Mobile Home In a Park

Posted on December 2, 2011 by mobilehomegurl Leave a comment

(Note: Since I’ve received a lot of requests for more case studies, I thought I’d make a post on another one. Enjoy!)

For this deal, the sellers had actually found me via word of mouth. The good thing was this home was in pretty good condition, just a few cosmetic issues. However, the bad thing was this home was in the wrong park – the same exact park as my $2000 Nightmare. So, what to do?

Going in, I already knew my exit strategy. Should the home be in good condition and we are able to work out a deal, I would move the home to one of my favorite parks.

(Note: Regarding moving homes, I have a deal now with my favorite parks where they pay for my moving costs if I fill a lot. At this point in my career, I receive free lot rent as well. However, it has not always been like this. In the beginning, what’s going to matter is building relationships which do take time).

Due to my prior experience in this particular park, there was NO way I would keep this home in the park – the type of clientele it attracted just did not fit my personality.

(Note: Before going into any deal, you really need to have an exit strategy and stick with it. So many times, I’ve seen folks who go into deals and just kind of “wing it” not having an exit strategy at all – this is a recipe for disaster).

In any case, I made the appointment to go meet with the sellers. I found out they needed to sell as soon as possible due to a job relocation. They had heard about me through a friend and needed someone to buy their home who was serious. I was the first person they called.

(Note: This is the power of networking and having a good reputation in the community. Time and time again, I see folks who chase deal after deal just focusing on the numbers at hand without first taking the time to build relationships. Due to my formal sales training and experience as a business to business sales executive, I have learned the importance of building relationships. By taking the time to build relationships first, the deals will eventually start to come via referrals and word of mouth marketing. Bypassing this step will only lead to frustration).

After going through the home with the sellers, I knew this was a home I was interested in. They took pretty good care of the home and there weren’t too many issues – just a few cosmetics. So, I proceeded to ask the sellers how much they were thinking of selling the home for. They told me at first they wanted around 15k, but since they needed to sell right away and knew my reputation for closing quickly – they would sell the home to me for 10k.

Looking around the home, I already knew this was a fair deal. But, I wanted to make it even better so I asked the sellers if they could throw in the outside storage shed as well. They agreed as they told me they didn’t need to bring it with them either and also offered to leave the leftover paint for the home (both inside and out).

(Note: When negotiating, remember – it’s not always about price. Sometimes there are other concessions you can ask for to make it a win/win situation for everyone).

Since it was very close to the end of the month, I proceeded to ask the sellers for one last concession – could they cover one month’s lot rent to give me time to move the home? And, guess what – they agreed!

So, we all agreed to the deal. Now, it was all just a matter of paperwork. But, guess what? There was another obstacle in the way (as there are always) – the home was not in the sellers’ name.

After they showed me the contents of the folder containing the paperwork for the home, I soon found out that the home was still in the prior seller’s name. All of the paperwork had been done to transfer the home from the prior seller to the present sellers. However, the paperwork was not submitted to the local housing authority.

Upon further inspection, I soon found out that there was a bank lien on the home. Looking at the name of the bank, I knew this bank had gone under during the mobile home banking crisis circa 1990s.

(Note: Yes, the mobile home industry had their own real estate bubble back in the 1990s. There was a point in history where anyone could get a loan on a mobile home – they call this the “fog in the mirror” days. Basically, as long as you lived and breathed (aka can produce fog in the mirror) – you could get a loan. Due to this issue, there were many defaults and repossessions that had taken place thus causing many of these banking institutions to fail).

So, the first thing we had to do was to contact the prior seller and track down the banking institution that had taken over the accounts of this bank. Good thing this was a local transaction – the sellers told me they knew the prior sellers (as they used to work together) and they still lived in the area.

Together, we called the prior sellers and explained the situation. They could not believe the home was still in their name – they thought the issue was taken care of years ago. Even the taxes were still in their name but they knew they were being paid by the present sellers.

In any case, the prior sellers told me they had paid off the loan years ago – the bank just did not take the lien off of the home. (Usually, this is just a matter of paperwork on the bank’s end). So, the prior sellers told me they would try to figure out which banking institution had taken over the accounts of their bank and see what we need to do. I agreed to help them out as I knew there were only a few possibilities. (Only a few institutions survived – mainly the larger ones).

After a week of calling around, the prior sellers finally called me and told me they found out an attorney’s office out of state was assigned to handle their account. We both contacted the attorney’s office explaining the situation. They looked up the account in their records and confirmed the home was paid off. They agreed to send over the necessary paperwork needed to remove the bank lien.

It took a few weeks for us to get all the paperwork straightened out – I felt like I was in the middle of things being pushed and pulled by the present sellers (wanting to close the deal already) as well as the prior sellers who wanted this taken care of as well. But, once we finally got it done – we were able to do the title transfer from the prior sellers to the present sellers and then to me.

All in all, it definitely was a good learning experience. The key was to be persistent (especially with the attorney’s office who needed to send out the paperwork) and to maintain a calm demeanor (not always easy when there are other parties calling you – i.e. the present sellers and the prior sellers, asking what is going on with the deal!).

In any case, once we did the paperwork – everyone was happy. The prior sellers had peace of mind this whole situation was finally taken care of and the present sellers were able to move (as they were already to go) and move on with their lives. Now, all we had to do was move the home.

(Note: I will say, the park manager of this park tried to convince me to leave the home in the park. Since we already knew each other, I really had to play it cool and stick to my exit strategy but at the same time maintain the peace. Again, this is a learned skill which is more of an art than an exact science – it’s not what you say but how you say it that counts).

So, I squared things away with the park manager – we left things on good terms. And, I was able to move the home without a hitch.

Here’s a pic of the home leaving the park:

Once we moved the home, we took the necessary steps to get the home in ready condition. There was not much work we needed to do, just cosmetic – mainly painting.

Here’s a pic of what we did to the kitchen:

Before

(Note: The blue tape you see above is painter’s tape which I use to secure all cabinets in a home to prepare for a mobile home move).

After

And, here are a few more pics after the fix up work.

Living Room


Kitchen

Hallway

Bathroom

Bedroom

After the home was put on the market, I found a nice family for it. They were eager to live in the park as they were already looking in the area – they just lived down the street.

They passed the necessary background check for the park as well as for me – I received $1500 down and it cash flows in the $500/month range for 10 years.

(Note: Due to the economic times, I had to take less down on this one as compared to previous deals. In addition to what is put down, residents who qualify still need to come up with first month’s lot rent and a deposit for the park. That’s a serious chunk of change for most folks. Though, the important thing is the home is in my favorite park with a good paying family).

Though this deal took a bit of time getting together the necessary paperwork and involved more parties to the transaction (i.e. prior sellers, present sellers, attorney’s office, etc.), all my hard work paid off. It made for another nice and relaxing cash flow payday for many years to come.

Happy investing!

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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Terminology Tuesday (Tricks of the Trade) – How to Drain a Hot Water Heater

Posted on November 22, 2011 by mobilehomegurl Leave a comment

(Note: I think it’s important to know the terminology and words used when learning any new business including mobile home investing. I came up with ‘Terminology Tuesday’ as a way to go over the terminology used in the mobile home business. It’s important to know the terminology when talking to people in the business so you’re all on the same page).

**** Tricks of the Trade is a new series I have started that will be included with “Terminology Tuesday” posts. The goal of this series is to share with you the “tricks of the trade” I have learned in the mobile home business.

When moving a mobile home, you always want to be sure you drain the hot water heater before the move. Why?

Well, as Murphy’s Law goes “Anything that can go wrong will go wrong.” And, let me just say – you definitely don’t want to have a hot water tip over and/or begin to drain itself in the middle of move. Believe me, it’s happened – I’ve heard the horror stories.

(Note: Despite what some may say, even if the hot water heater is secured – shifting does happen during the move, you definitely want to be prepared for the worst!)

Now, I’m going to tell you – the mover (in general) will not usually care much about the preparation on the inside of the home for the move. Basically, what they will be concerned with is the breakdown and set up of getting the home moved from one location to another.

It’s going to be up to you to do the prep work to prepare the home before the move. For me personally, I try to get this done the day before – it’s definitely not fun to be rushed with the prep work on the day of the move!

(Note: For those interested, I will be writing a follow up post down the road with more details on the prep work necessary for a mobile home move).

Since draining the hot water heater is one of the necessary items involved, I’ve decided to showcase how to do it here on an actual one I did.

First, you will need to find the location of the hot water heater. Usually, it will be behind a panel in the closet of the master bedroom (usually in newer homes) or behind a panel of siding on the outside (usually with older homes). Once you have located the hot water heater, you will need to remove the panel typically with a screwdriver (as it’s usually being held by screws).

Next, you will need to have a small garden hose (long enough to go to the outside of the home in order to drain) in order to attach it to the hot water heater.

Locate the attachment and connect the hose to the hot water heater.

Run the hose to the outside of the home (usually through the back door) in order to properly drain the hot water heater making sure it is draining water away from the home.

After attaching the hose and running it to the outside of the home, be sure to turn off the gas (if a gas heater) usually located on the hot water heater by a red lever or electrical switch located in the breaker box (if an electric heater). Once the gas or electric has been shut off, then locate the release valve on the hot water heater to start draining the water.

Here are two short videos on the process step by step:

Video Link

Second Video Link

I hope this “Terminology Tuesday” post has been helpful and has given you some useful information – it definitely has for me.

Happy Thanksgiving! :)

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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Investing 101: My Final Words on the SAFE Act

Posted on November 17, 2011 by mobilehomegurl 6 Comments

Recently, I’ve been receiving a lot of inquiries from folks regarding the SAFE Act and its implications on doing “Lonnie” deals. So, I’ve decided to do an “Investing 101″ type post to address the issue.

(Note: For those who missed it, feel free to check out my prior posts about the Act made awhile back).

Regarding the SAFE Act and its implications on doing “Lonnie” deals, here’s my personal take on the subject.

(Note: Again, this is commentary only. This post should in no way be construed as legal and/or financial advice).

In my own opinion, I believe the Act is a direct result of two main issues – 1) to regulate the unscrupulous dealings of several “investors” and “institutions” in the name of consumer protection in an attempt to create an entire new industry and financial source of income and 2) an effort from the banking industry to scare off and minimize the competition (aka “owner financing”). To sum it up, I believe the source of this Act originates from the two most powerful human emotions – fear and greed.

Greed in the sense of the consequences of unethical and immoral “investors” and “institutions” who have taken advantage of the general public, despite their ignorance, in the name of the almighty dollar. These are the folks who have ruined things for the rest of us. They are those who give the word “investor” a bad name. And, to be honest – there are a lot more of these types of people than the good ones.

If you think about it, what does the general public really think when they hear the word “investor?” Well, most times – they picture a person who is a crook and is out to get them.

I’ve said this before, I don’t even like using the word “investor” or being associated with that label myself. In fact, many of the park managers and folks in my network tell me time and time again – “Rachel, you don’t even act like an investor. You’re a very cool person and not even the way I picture investors to be.” And, you know what? That tells me a lot.

It tells me that investors (to the general public) are not cool. In fact, they are “uncool.” They are pictured as the kid in school you just don’t want to be around – the kid you want to avoid. Unlike the “uncool,” the cool ones are the kids you want to be around. And, that is the attitude folks have towards “investors” – they are just uncool.

So, in dealing with the issue of regulating the dealings of unscrupulous investors – the government has made a conscious decision to intervene. Though, at the same time – it seems to me this same entity has also seen opportunity in the ways of creating another industry and financial source of income. And, yes – these actions are a direct consequence and result of greed.

As to the topic of fear, I believe this powerful human emotion is being used to scare off investors (both good and bad ones) in an effort by the banking industry to minimize the competition. Despite the economy and the financial crisis, banks still need business – they still need to make loans. Sure, now they are being cautious as ever by requiring more capital invested. But, they still need to make loans.

Having a way for them to minimize or scare the competition (aka “owner financing”) is advantageous for them and for the banking industry as a whole. Even more so, it is advantageous for the mortgage industry as now even more jobs and a new stream of income will be created via the new licensing requirements and regulations of the Act. And, just like I’ve stated above – these actions are a direct consequence of fear.

So, you see how these two human emotions of fear and greed have played such a powerful role in the origination of the Act itself as well as it’s overall affect on those involved and who will be affected. As I learned from a very bright and talented attorney who had handled antitrust cases (when I was studying law at the Justice Department at a very early age) – everyone has a motive. Everyone.

In addressing the topic of the SAFE Act and it’s affect on “Lonnie” deals, you need to keep in mind why this Act was created in the first place. So many folks have contacted me with a “the sky is falling” type of mentality. No, the sky is not falling. The rules are just changing. And, in doing so – you have two choices. Either you play by their rules or you play by your own rules. For me, I opt for the latter.

When I was first getting into the real estate business, I had a mentor who once told me – “Never play on someone else’s field and let them dictate to you the rules of the game. If you want to be successful and in control, you need to play by your rules. And, that means playing on your own field.” To this day, I’ve taken that advice to heart and it’s worked.

So for those who are concerned regarding the Act and how it will affect your business, my advice to you is to either make the decision to play by their rules making sure you are 100% in compliance with the laws of your area or to create your own rules and play on another field – your own. Remember, keep the big picture in mind. As long as you understand the concept of doing “Lonnie” deals, there are other ways to legitimately structure your deals.

Now, many have asked me personally how exactly I have done this with the Act in place. And, my response is that I am not at liberty to discuss my own personal methods of structuring my deals in accordance with the Act as it is borderline legal advice as well as the fact that each area is different and what I can do in my area may not necessarily be compliant with what you can in yours and vice versa.

For those who do have concerns, the best thing to do is to check around with the parks in your area to see how they are handling the situation. I will tell you, those that may be under more scrutiny with the Act are the ones with deeper pockets meaning the parks and those who are involved in real property transactions (as opposed to the average “Lonnie” dealer doing a couple deals a year as personal property).

Again, check with the parks in your area as they are doing deals on a much larger scale. Other than that, your best bet would be to consult with a good real estate attorney who is familiar with the Act and the laws of your area.

I hope this post has helped. Since I received so many inquiries about the Act and it’s affect on doing “Lonnie” deals, I really felt the need to address it. Despite these changes, make no mistake – there will always be a way to invest in mobile homes. Always.

As Albert Einstein once said, “The significant problems we face today cannot be solved at the same level of thinking we were at when we created them.”

Happy investing!

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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Mobile Home 101: Taking a Mobile Home Back (Before Video Walk-Thru)

Posted on November 4, 2011 by mobilehomegurl Leave a comment

(Note: I’ve decided to start this new series, “Mobile Home 101″ to highlight some of the important aspects of mobile homes in general).

Hi all!

It’s been pretty crazy lately. All I can say is that it’s been non-stop work. I just closed on another one recently.

This one is a 2000, 3 bedroom, 2 bath, 16×80 home (my favorite!). Here’s a pic:

(Note: I’ll probably do a video or write-up on it down the road).

In any case, I decided to put together another mobile home walk-thru type video for you. This is a walk-thru of an actual mobile home I recently took back.

(Note: If you’d like to hear the story of how I came to take this home back, feel free to check out this link).

This is the first of two videos, one before and one after video. The second video will be showcased in the weeks to come.

Hope you enjoy it, thanks for watching! :)

Video Link

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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Terminology Tuesday (Tricks of the Trade) – Clearing Up a Lot

Posted on October 25, 2011 by mobilehomegurl 2 Comments

(Note: I think it’s important to know the terminology and words used when learning any new business including mobile home investing. I came up with ‘Terminology Tuesday’ as a way to go over the terminology used in the mobile home business. It’s important to know the terminology when talking to people in the business so you’re all on the same page).

**** Tricks of the Trade is a new series I have started that will be included with “Terminology Tuesday” posts. The goal of this series is to share with you the “tricks of the trade” I have learned in the mobile home business.

When moving a mobile home out of a park, most times the park manager will request the lot be cleared. Usually, the park will hold the deposit from the seller (when they initially moved in) until the lot has been cleared according to their standards.

(Note: Most park managers will tell you upfront how exactly they want the lot to look once the home has been moved out. In some cases, they have gone so far as to show me an example of a lot that was cleared recently. However, I will say – there are park managers that may not be as particular. It really depends on the park).

So, who exactly is responsible for clearing the lot? Since the seller has signed paperwork with the park and (in most cases) the initial deposit is being held until the lot is cleared, technically the seller is the responsible party for the lot. However, being that I strive to create win/win situations – it definitely can be negotiable.

Most times, we try to work together – the seller, the park manager, and I, to make sure we are all on the same page in these types of situations. Once I negotiate a deal with a seller with the intent of moving a home out of a park, then we set a meeting together with the park manager to discuss the details and what is needed for a smooth transition. This way, we are all aware of the situation and everyone is kept in the loop.

(Note: Now, sometimes it gets a bit uncomfortable with some park managers when I intend to move a home out of their park. In some cases, the park manager will try to entice me to leave the home in the park at times offering incentives. Though, already knowing my market – I really do keep to my exit strategy being as polite and civil as possible).

In the picture at the beginning of this post, you’ll see a lot I had to recently clear. Now, I negotiated this into the deal with the sellers. They agreed on a couple of concessions if I agreed to to take care of the lot.

Now, my plan to clear the lot was just to ask my mover if he could have his crew take care of it. Since we have a good business relationship, I thought it wouldn’t hurt to ask. He said, “No problem.” And, that was that.

Well, come moving day – my mover got the home moved. And, his crew did stay for a bit to help clear the lot. However, they did not stay for the entire duration. At a moment’s notice, they were called to another job. And, guess who was left to clear up the rest of the lot? Yes, yours truly.

(Note: For those who missed it, you may want to check out this video about the person who has the most interest in your business).

So, here I was stuck with cleaning up the rest of the lot. Of course, I was complaining to myself the whole time. But, I knew I had to get this done as I’m one to keep my promises.

(Note: To really maintain a good reputation, I believe it’s extremely important to keep your word and do what you say you’re going to do. It’s unfortunate that investors have a bad connotation with the general public because of those who do not).

In any case, I came prepared (just in case!). Here’s a picture of my gear used for the clean up:

So, I continued on to clear the lot. Slowly but surely, I was bagging up insulation left from the move and raking rocks and dirt to make the lot look like it once was.

Here are some pics of my progress:


Finally, after a few hours of hard work – I was completely done. Here’s a pic of the finished project:

So, what did I learn from this situation? Well, I’ve learned to be prepared for the worst. In reality, I should have had a back up crew planned for the project. I had relied too much on one person – my mover. Though it’s nothing personal – things do come up.

Going forward, I now handle the cost of clearing a lot (if need be) with the mover beforehand or I contract this out with a junk removal service. Either way, I now plan and figure out this cost and work it into my calculations.

Looking back on the experience, I will say – it was not a complete waste of time. I learned a great deal from it. And, by far – learning is half the battle.

I hope this “Terminology Tuesday” post has been helpful and has given you some useful information – it definitely has for me.

Happy investing!

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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Investing 101: Taking a Mobile Home Back

Posted on October 20, 2011 by mobilehomegurl Leave a comment

In this business, there are times when you will have to take a mobile home back. It’s just part of being in this business – not everything always goes according to plan. But, why?

Check out the video to find out more, thanks for watching!

Video Link

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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Terminology Tuesday (Tricks of the Trade) – Flashing for Front Stairs

Posted on October 11, 2011 by mobilehomegurl 2 Comments

(Note: I think it’s important to know the terminology and words used when learning any new business including mobile home investing. I came up with ‘Terminology Tuesday’ as a way to go over the terminology used in the mobile home business. It’s important to know the terminology when talking to people in the business so you’re all on the same page).

**** Tricks of the Trade is a new series I have started that will be included with “Terminology Tuesday” posts. The goal of this series is to share with you the “tricks of the trade” I have learned in the mobile home business.

Recently, I had to get flashing installed for the front stairs of a home I recently took back.

(Note: Yes, there will be times when you will have to take homes back. In my experience, I’ve only had this happen once before . Though, it is part of being in the business. I’ll be doing a video soon on my most recent experience).

In any case, it was not that big of a deal because of my network. Since I have a good relationship with the maintenance guy in the park, he offered to do it for me. Good thing as I had no idea how!!

(Note: Parks have rules and regulations they have to follow which include monthly inspections to keep up to code. In actuality, the park issues notices for certain items to be fixed up and/or tended to in most cases to be in accordance with the city rules and regulations. If they do not keep up to code, the park will get fined. This is why parks have to issue these notices and fine their residents should these items not be followed. It’s nothing personal!)

In any case, we had to get some materials together. Here’s what we came up with:

Apart from the materials above (i.e. wood, top rail, bottom rail), we bought some screws (for the wood) and one panel of skirting. As for the skirting, we had to wait a few days for it.

One thing I didn’t know was that skirting could be bought at the local Home Depot near the park but only at that particular Home Depot in the entire area. This was something the maintenance guy had pointed out to me. (See the power of networking and being local!) I had no idea. Otherwise, the only other place I knew was a mobile home supply warehouse that I’ve worked with in the past – 2 hours away!

However, when we went to buy the materials all of the skirting had run out. Though, it only took a few days. One other thing, since I do not have a truck – we had to use the maintenance guy’s truck to transport the materials back to the park.

(Note: I have seriously been thinking of purchasing a truck for this business. Before going into this biz, I never pictured myself in a truck. Though knowing what I know now, it sounds kind of cool! Not to mention pretty practical).

In any case, once we had all of the materials together the maintenance guy was able to start work on the project. One thing I forgot to tell him was that I did not have power to the home. Though, it worked out in the end as a neighbor (which he knew) let him borrow electricity to cut the wood for the project.

(Note: Once you get more involved in the business, it’s best to work with contractors who have access to power. My handyman owns a generator and brings it along with him when working on projects for me).

Here are some pics so you can see step by step how the project progressed:

Before (side view)

Wood boards over stairs (using screws, not nails)

Side view (top and bottom rails installed, need to cover with skirting)

Side view (top and bottom rails installed)

Side view (skirting installed)

Finished project

Overall, the project did not take very long to complete. I was very pleased with the final outcome.

Now, the park wants me to paint the stairs (where the wood was installed). The maintenance guy offered to do it for free for me if I supplied the paint. But, I’m pretty sure I can handle it! :)

I hope this “Terminology Tuesday” post has been helpful and has given you some useful information – it definitely has for me.

Happy investing!

p.s. Feel free to leave comments on any post either here and/or my Facebook Page. Comments are always welcome, thanks for reading!


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