Finding Seller-Financed Mobile Homes Fast

A “for sale” sign in a mobile home park window can be worth more than a week of online scrolling, and we prove it by doing the work live. I’m driving the rows, calling owners, and making offers in real time, including a deal structure that protects cash and still gets the seller to say yes. If you’ve been trying to figure out how to find motivated sellers, buy mobile homes creatively, or build a consistent lead pipeline for mobile home investing, this is the boots-on-the-ground playbook.

We talk through seller financing like we actually use it: how I frame the offer, why I lead with monthly payment and down payment, and how I give the seller two clear options (less cash now or more if they hold paper). You’ll hear the numbers, the language, and the decision points that keep the conversation moving, plus why confidence matters when you’re negotiating. This is especially useful if you’re filling lots in a mobile home park or trying to scale a value-add mobile home park strategy without draining your bank account.

We also get practical about what kills returns: moving costs, setup costs, and the difference between a single wide and a double wide when you’re thinking about relocating a unit. I share the quick filters I use to walk away from overpriced deals, and why physically driving parks and looking for raised hands often beats cold calling.

If you got value from this, subscribe, share the show with a friend who’s into real estate investing, and leave a quick review so more people can find it. What’s your biggest challenge right now: finding deals, negotiating terms, or running the numbers?

Transcript

Accidental Double Wide And Quick Pivot

SPEAKER_00 0:00

All right, so I'm here at a mobile home park right now. Y'all are gonna laugh at me, but I came here to look at a mobile home and I screwed up and it was a double wide, not a single wide, but I just hopped in the truck because it looked clean and it was clean, but um ended up being a freaking double wide. However, I'm gonna give you some tips and tricks because I just made a deal with somebody else while I was here. There are for sale signs on tons of units in this park. All right. So here's the one I'm buying right now. Right? So the guy has 35,000 on the window for sale by owner. I call him, I'm like, bro, we ain't doing that. And he's like, Well, okay, let's make a deal. And I'm like, okay, it's the right tone. Because if they're like, well, I want my, you know, whatever. But he's like,

Negotiating Terms With Seller Financing

SPEAKER_00 0:50

no, let's make a deal. So I was like, look, I'll give you 500 bucks a month. And uh, but I'm at I'm at 20 G's. He's like, can you meet me at 25? It's all remodeled. I'm like, cool. 500 bucks a month, five grand down, and we go that route. And we just made a deal right now, like right now, because I need homes for my park. Like, it's a nice home, good shape, right? I'll go sell it, you know, for a lot more, you know, at 975 a month all day long. I'm probably actually that being said, I'll probably get them down to 450 a month. So I told him, send me pictures, videos, I'll come back and walk it or have somebody else walk it. But that's the first one.

Driving The Park To Find Signs

SPEAKER_00 1:34

Now I'm gonna show you if you're watching this. If not, I'll describe it to you over audio, but I'm gonna show you how to find deals. I tell people this all the time, but nobody does it. But like you see, it says for sale by owner, right? Okay, so now I'm gonna just drive around this park, right? And we're gonna look for signs on the mobile homes that say for sale. That's like their mail room. This is a nice park. I'm actually gonna call this park too and see if they want to sell the park. But let's try, we're gonna drive all these streets, right? And we're gonna see if there's any for sale signs. Man, this damn truck is making me put on my seatbelt and a mobile home park. We'll do it. Alright, cool. So here's the next street. I'm gonna show you if you're watching this. I think my podcast has it to where you could watch and listen. YouTube too. Oh, look, there's signs right there in the window. Look at that. Right there. Let's go check this out. Look at this. What does it say? We're gonna go check this out. This is how you find deals. People want to sell, they're raising their hand. They got signs on the dang thing here. What does it say? Alright. Oh, this says, okay, see, this says for rent. Alright. They don't say for sale, so I'm I might call them, but I probably won't. I just want to find people that want to sell. I don't feel like cold calling anybody. Used to, I would, but I already got one home. I'm looking for two for my park. I got one seller finance 5k out of pocket. I'm cool with that. I'll move it for 5k, 10 grand all the way out of my pocket cash, and then I'll get a good return on it. I'll probably go sell it for 50, you know. There's a vacant lot. We're looking for for sale signs though. Alright, so go to these parks and look for for sale signs and call the owners. I don't for the life of me, I don't understand why people don't do this. Alright, like what would you do if you lived in this park and you wanted to sell your unit? Well, one dude hired a realtor. I don't know why a realtor would take one of these listings because they're cheap, they're not gonna make any money, but whatever. Alright, so we're driving through here. Alright, we're looking for sale signs on the windows, um, like signs in the yard, anything like that. And we're gonna find them. This is actually the one I came to see, but look, it's a double wide. You see how it says for sale in the window? He was actually gonna finance that one to me for five or eight grand down. I made a deal with him over the phone. However, I didn't look close enough, and it looked like a damn single wide online, but I didn't look close enough. I didn't look at the statement of ownership, nothing. Oh, I did. My I just told my assistant, hey, check this. I'm on my way over here, make sure it doesn't have any leans. Because I'll probably make this dude a deal. And I got here, I was like, it is a damn double wide, right? All right, we're going down this next aisle here.

Pricing Rules And Moving Cost Math

SPEAKER_00 4:46

Like, this is like taking candy. Uh you know, like this so easy, y'all. I called one other one in here a minute ago. He wanted 55,000. I just said thank you for your time. So you also learn that if they're asking something outrageous, like, I'm not gonna even waste my time. But if it's like in the 30s and I know I need to be from 15 to the 20s, you know, because think about this. I need to be 25k all in cash for any spot that I fill. All right, so if I move one from San Antonio down to Beeville, it's like five grand move. And usually I'd have setup costs, but I already have some lots that are already ready. Alright, let's keep going. So

Protecting Cash With Seller Finance

SPEAKER_00 5:33

anyway, I'm protecting cash. I love seller finance deals. Makes my dollar go way further. I just uh I just got some more uh we just got some more funds to get a few more units, but um I'm building I'm building out that park. I'm building out two parks value add right now. One's like it's just flying. The income is going up like crazy. I'll be at 40 grand a month on this other one we have. On the one at B Vill's taking me a little longer because there's been a lot of infrastructure stuff that I've had to cure. Oh, oh that one's for rent. Alright, but it's a double wide. You see, can you tell that's a double wide because it's wide as hell, right? There's two spots. So on a double wide, it's like way more expensive to move. So imagine if I gotta spend five to six grand to move a single line, I gotta move two of them, right? So I gotta I gotta do double. So it's just not I don't I don't like double wides for that reason. I have spots that I could put double wides. Sorry, let me put this seat button on. We're just going down these aisles right now. And if y'all are just listening to this, I hope you're getting something out of it because you don't have the full visual. Damn. These people are about to back right into me. Hang on. You're not getting the full visual here of me driving through these lots, but at least I'm explaining it. So we're

Work Ethic Confidence And Closing Ask

SPEAKER_00 6:58

going row by row in this mobile home park, and this is kind of what it takes to find deals. I mean, I just made a deal with a dude right now. I needed a home, I went and got it. So, like, people that are like wholesaling mobile homes for a living, there's no excuse. No excuse, no reason not to get a deal a day. None. This is so easy. Like, if you're not getting deals, it's because you're not putting in the work. That's it. Or when you talk to people, you don't sound confident, or you don't know how to make deals. And that I guess that comes with reps, but you gotta just put your best foot forward. Like, I might pay a little more. Look at this for sale. Look at that one. Let's see what they want. We're gonna drive, we're gonna go check this out. Watch this. All right. I'm gonna walk up here now. Probably in this one because I need to see what they want. Hang on. All right. This is the Property Profits Podcast. Travis Wells. Follow us on socials, share my podcast. I would love it. It would mean the world. I'm gonna go up here and look at this sign so you see exactly what I do today, right? If I want to go get homes, I go get them. I don't go buy stuff from the lots. I'll go find sell their finance deals, I'll go negotiate with people, cheap homes. I told the dude that I just made a deal with I'll give you 15 grand cash or I'll give you 20 grand if you hold paper. It's like give me 25 and I just give me the 400 or 500 a month, whatever you want to do. Cool, no problem. Anyways, till next time, keep rocking.