10 Ways I Find Mobile Homes Before Anyone Else Does!

10 ways I find cheap mobile homes before anybody else does. Mobile Home Mommy. What's up everybody, it's Nichole Briscoe, aka the Mobile Home Mommy, and today I'm excited that you're here. And I know so many people want to get started with mobile home investing. Let me give you the top 10 ways I'm finding mobile homes. Okay, number 1, easiest way, Facebook Marketplace. Now I want you all to keep in mind when we say Facebook Marketplace what I mean, because I know you may have heard me say, oh no, we stay away from Facebook Marketplace. Facebook Marketplace is a hidden gem. But first you have to make sure you're searching the right terms. What does that mean? Do not type in mobile homes. You have to type in manufactured home when you're searching Facebook Marketplace, right? Key things that you're looking for is poor picture quality and poor video quality. Typically I do say, hey, let's stay away from Facebook because it's already listed. But where we come in at as mobile home specialists, We help families who don't know how to post properly. What I mean when I say post properly is you'll see the lack of pictures or the lack of description. Everyone is visual buyers. People buy with their eyes before they do anything. So with that being said, I will go and pick out listings that have poor presentation. And I have been able to close 2 deals that way. It was a gentleman, he had a mobile home posted. He said he was getting bombarded with messages And people weren't responding, and he was tired. Not tired, he was tired. Guess what I did? I came in, saved the day. I actually found that deal off of Facebook Marketplace. Number 2, driving for dollars. Y'all, please listen to me. Driving for dollars is so important because it is through getting out in the neighborhood that is where you're making the connections. For example, when you're driving for dollars, what you want to do is organize a specific list of mobile home parks in your area. And once you find those mobile home parks, plan out a route, right? Plan out a route. An app I use is called Spoke, S-P-O-K-E, and it helps me plan out my route from point A to point Z. Upon driving my route, I am looking for mobile home parks that have what? Vacant mobile home lots. I'm looking for distressed properties. I'm looking for trash in the mobile home park. My goal for when I drive to a park, I want to be a PPS, a professional problem solver, where I'm able to go out, assess any issues that they may have, and say, well, hey, here's how I can help. Would you like for me to get you a demo quote? Would you like for me to help you sell this property? So driving for dollars is very important. And always talk to the neighbors and people in the community because they will give you the inside scoop. Number 3, park managers. Y'all, we have to talk to park managers. Park managers typically are overwhelmed from dealing with mobile home parks, handling evictions, handling issues with the actual land. There are park managers that are Overworked and underpaid, and they will be glad to have our assistance. Just make sure when you're helping these park managers, you're not being a nuisance. And what I mean is, typically if I'm calling a park manager or I met one in person, what I'm letting them know is I'm listening to them, whatever it is that they need. I've been able to get a lot of deals that way. Prime example, I had a park owner Who his park was, he was shifting out all of the older homes and he was bringing in new homes. Well, with talking to the park owner and the park manager, I told them, hey, don't dispose of these homes. Let me move them for you. So it's no expense to you. Now, not only was it an expense to him, I did agree to give him $500 per mobile home, but that's more than fair for mobile homes I was selling for $7,000 and $10,000. At the end, I was able to help him with the permit and process because what? I'm moving these homes at a larger rate, aka I was selling them faster than I would allow him to demo. So make sure that you partner with park managers and park owners. The best way to gain relationships with them is to make sure you're a PPS, professional problem solver. Number 4, I stand by number 4. You know My favorite, bandit signs. Y'all, people talk about bandit signs so bad. Oh, it's old school marketing. No one is putting signs out. I love hanging up my 18 by 24, or if I'm cutting them in half, 9 by 12 sign that says, I buy mobile homes. That is still one of the main ways I'm making money, and here's why. You have to be strategic with placement, meaning I am placing my signs near, not in mobile home parks. Okay, I'm paying attention to way— to the way that you have to enter and exit the park. I'm making sure they're at the stop signs. I'm making sure that they're near grocery stores that I know people would shop at, right? So I'm putting them near Piggly Wigglys, Be-Lo's, low-end grocery stores. I love to put them near Dollar Tree, Food Lion, Family Dollars, right? The more affordable stores, or maybe I should say economical stores where families shop at. Placement of signs are important. Now, disclosure, in some areas they do not want your bandit signs up. So if you are going to place out bandit signs, you need to check to see if your sign is still standing strong. My preference is to use zip ties. The reason I prefer zip ties versus H stakes that stick in the ground is because I don't want to compete against Mother Nature. A bad rainstorm come, guess what? The sign is getting knocked out the ground. I don't want to have to worry about the man for the city that's cutting the grass. My sign is in his way, he pulls it down. Honey, if I put up my Banded sign with zip ties, guess what you're going to have to do? All my life I had to fight. You're going to have to have a knife cutter or something to tear my sign down. Another thing with banded signs, be frequent with your schedule. Make sure you're following up with how many you're putting out, where you're putting them at, where you're getting calls from. Always ask people, where did you see my sign at? Oh, I saw it at the corner of Lincoln and 52nd Street. 52nd Street, you need to make sure that if people keep calling you from the corner of Lincoln and 52nd Street, that your sign stays put. All right, number 5, networking. When I say networking, I'm talking about networking your butt off. I make sure I go to real estate meetups. Look, the easiest way to find networking events is to go on Facebook Marketplace, go to events, and see what free events are happening in your area. That is the quickest way to do— to market yourself. Have your apparel on and say, I buy mobile homes, this is what I do. Have some postcards in your hand, network with people. Do you all understand My favorite season. It's the most wonderful— Before we even get to Christmas, let's talk about fall. Every church, every county, every city want to have a fall festival. And in the words of Michael Jackson, I'll be there and I'm gonna make sure people know who I am. I'll even go as far as taking my nieces and nephews with me to make sure that they have a shirt on with auntie that say, I buy mobile homes. Because I want everybody to see what it is that we do. Let's say you're not a people person and you're like, Nicole, I really want to do this, but I'm an introvert and I'm afraid to go up and, and present myself as a mobile home investor. Well, you know what you can do? As the young children say, bando. You can bando the parking lot to those same events, put your flyer on every car. Put your QR code on every car, right, to let people know, hey, I'm here, this is what I do. When it comes to networking, again, those real estate meetups, there are 10 times out of 10 no other mobile home investors in the room. Everyone else is talking about traditional real estate. I had a gentleman call me the other day from Mount Airy about a mobile home. He told me he's a real estate wholesaler. And he just wanted to give it to me because he wasn't interested. So I educated him some, right? I educated him some on the potential profit he could make from getting the mobile home sold. Y'all, it is all in networking. Okay? So make sure when you, um, go out and you're wearing your apparel, you're letting people know what it is you're doing. Networking is very powerful. In addition to networking, You know who has been key to my business? Realtors. Realtors, because realtors typically only work with real estate. Mobile homes are personal property, so they don't know how to properly comp mobile homes. They don't know, especially when the mobile homes don't come without the land and they're just located inside of a mobile home park. Listen, realtors, traditional real estate wholesalers, those are some powerful players that you need to connect with. So you can be known as the mobile home lady or the mobile home man. Anytime a manufactured home question comes up, they can call you. Number 6, Craigslist. Please do not sleep on Craigslist. There are a lot of older people that post on Craigslist because they're unfamiliar with Facebook's territory, rules, and regulations. Trust me, I see it all the time. I will go to Craigslist And just type in used mobile homes for sale and they will pop up. And what I'm doing is I am connecting with the seller via email on Craigslist. Once I set up my appointment, I'll go out and ask the important questions. How, how much are you asking? How long has it been listed? Pay attention to the listing as well on Craigslist. It'll let you know. Has been listed for 3 months. If that home is sitting for 3 months, something is wrong. Is it because of poor presentation where they don't have proper pictures and videos? Is it because it's priced too high? That's where I come in because we have— you see that? We have buyers for mobile homes. They don't. That's why they need our help, right? So make sure you're checking Craigslist for used mobile homes. Craigslist is still around. Number 7, direct mail. Now, mail campaigns, y'all, is very costly, but it has been very profitable for me every time that I've done them. My largest deal has come from a direct mail campaign. I believe I made like $62,000. It is definitely on my Instagram page. Um, it was a wholesale deal, super excited, but that came from a direct mailer campaign. Um, there's a few companies I will put on the screen that I have used before where they can blast it out for you. But when I did my direct mailers, it was more cost efficient, and I preferred to stuff the envelopes myself. I just created a Soul Train line with my family. We watched a movie. You had one person with the letters, you had someone else with the envelope, you had someone else with the labels, and somebody else with a stamp. And we were making sure that everything was signed. Time to deliver. I'm yours. Put it in the mailbox. We needed it. Okay. My goal with mailing those out was to get people to reach out to me to say, hey, yes, I need to sell. Or actually I'm not selling because, but I know someone that is selling. Now you may get cussed out a few times, but it comes with the territory. Y'all know how we act when people send us stuff. How'd you get my address? Just tell them it was, it's public information. You got it from the county. You were just interested that they know has somebody that you You was just interested if they had somebody that was selling. And this, you got to have a little tough skin, okay? Right. I done got cussed out a few times. But it's very profitable. And if you have the money to upfront, with the upfront cost, I would advise you to do it. When it comes to direct mailers, know that you're going to spend money with the printing. Know that you're going to spend money on the envelopes. Know that you're going to spend money on the stamps. The stamps is what's the most costly at this point. Um, to get them mailed out, right? To get them mailed out. And, and just a little side note, I like to do things to make my stuff look different. So when I do my mailer campaigns, I'm not sending out plain white envelopes. Oh baby, I want to make you feel like it is a, a wedding invitation, right? I do smaller envelopes that are typically colorful. I'll never forget I had a gentleman that called me and he said What made you do this type of marketing? He said, you know, I was just a pallbearer at a funeral, so I thought this was a thank you letter for my services. You really fooled me. And we laughed about it. And it found— come to find out, he used to be a licensed mobile home dealer. And we talked for almost an hour and he just gave me so much information. So direct mailer campaigns can be profitable, but you will need to have at least, at least $1,500 up front to send off all of your, uh, letters. Now, number 8, the county tax delinquent records. Gold mine, y'all. I'll never forget, maybe 2 years ago I went to a tax sale with one of my friends. She is a tax deed, tax lien expert. I am definitely going to introduce you to her. And she told me she was going to South Carolina to this auction. I'm like, can I go? She's like, absolutely. It's so many mobile homes. Well, I proceeded to go with her and it was just so exciting hearing the auctioneer call stuff off. Everybody bidding and going back and forth. $25, $35, $75, $45, $85, $35. Sold to the man with braids in his hair. You know what? It was exciting until they, a couple hours in, said, now we're transitioning to personal property, mobile homes, boats, and, you know, personal property stuff. When I say the people flee like roaches when the lights come on, everybody left. So I'm looking around like everybody is done, um, betting on the commercial properties. I heard a gas station being sold, a laundromat, the houses. But when it came to personal properties, it was maybe 7 people left in the room, and the same 2 people were bidding on the remaining mobile homes. You all, people don't understand the value of mobile homes is in the cash flow. is in the flip. You are 100% right when it comes to equity. I'm not gonna fight you on that. There's no appreciation in them. But guess what? People are always going to need affordable housing. Therefore, you will always have a renter. Therefore, you will always have a cash buyer for these mobile homes. And the county tax sale is the best place to go for these properties. Now, do your due diligence. Some states are tax deeds, some states are tax lien. You want to make sure just because the property is $500 that you know exactly what you're getting, right? I was taught this by Lady D. She explained to me, you want to pull, pull the property up on Google Maps, drive by the property, make sure you're getting a view of what type of condition it is in. Because a lot of these properties, you cannot go inside. You are purchasing them Sight unseen. Small hack, she even taught me that in some states there is a redemption period where they can go back and say, never mind, I'm gonna pay my taxes, but you can make interest off the money that you put down. Come on, that's like a high-yield savings account. Anyways, don't sleep on the county tax records because it is an amazing way to pull these leads. Number 9, mobile home dealerships. Y'all, you have to get in with these mobile home dealerships. Why? Because they are looking to sell their brand new mobile homes. Most dealerships are not looking for trade-in mobile homes. They, they don't want anything to do with used mobile homes. They can't resell them. They don't want anything to do with them. So it is to your advantage to do what? Go and partner with these dealerships, uh, Clayton Homes, Oakwood Homes. You want to go and partner with these big manufacturers. So when they get people to come in to purchase the new mobile home, they can call you when they need to get rid of the current mobile home that they're living in. One of my students, her name was Michelle in South Carolina. She went to a dealership in South Carolina. And I remember she said she was talking to the guy and he was so busy, but she heard him over talking about how he loved pecan pie and he hadn't had a slice in a while. So she tried to talk to him and he was like, yeah, I'll take your card. But he kind of brushed her off because he was busy. She said she knew a bakery up the road that had pecan pie. She went, bought him a miniature pecan pie. She came back, he was gone. She put her card on it and asked to put it on his desk. He called her back maybe an hour later and was like, oh my gosh, where'd you get this from? Thank you so much. Hey, listen, I know I didn't get a chance to talk to you earlier, but I had 3 families coming in this week. One, I've already got them approved for financing. They need to get rid of their property, and 2 more coming up. I would love to partner with you to see how much you can offer them on their house, because unfortunately we don't take trade-ins. Y'all go and build the relationships with these dealerships, okay? Go and build the relationships with the dealerships. And the final one is 10, apparel. Y'all know I won't gonna forget to mention apparel. Wherever, anywhere I go, I am always dressed in my mobile home, uh, I Buy Rent Sell Mobile Homes t-shirt. I got t-shirts, I got hoodies, I got hats, I got everything. Because wherever I'm at, I want people to know. So when my church is having represent your team Oh, I am the team. I'm the, I'm the quarterback, the tackle man, and the point guard. I'm all of that, right? I don't have on my UNC and my Duke gear. I'm always wearing this because I meet so many people that are like, oh, are you interested in the older home? Yes, what is it that you have? So make sure that you're always rocking your gear so people will know what it is that you do. Now listen, earlier on I mentioned about tax deeds and tax liens, but boy, do I have something in store for you. Say it with me, September 26th, it's going down in person. I am having a Mobile Home Wealth Summit where you're not only going to be taught by me, where I'm teaching you strategies on mobile home investing, walking you through and making sure you're leaving with a blueprint, I brought some experts along with me. This is Lady D. Lady D is a tax lien, tax deed expert. She lives in Georgia, but she invests all over. She's going to teach you all how to find these mobile home properties, the best state to do these deals in, okay? Because she does some virtual deals as well with tax deeds and tax liens. This is just another strategy for you to have in your pocket to get these mobile home homes that's less than $500. Okay, then you have my sister Lynette, Miss Lynette Wheaton, the number one group home expert in the country. She is why I have 4 mobile home properties that I have turned into group homes where I'm renting the rooms out, right, to elderly people that need affordable housing. She's going to teach you the strategy of how to do this inside of mobile homes, how to do it inside of traditional single-family homes, because there so many people that need affordable housing. Did you know that the average nursing home room stay, shared room, is about $3,000 a month? A lot of our elderly people barely get $2,000 a month for Social Security, and that's where we come in at. So I'll be glad for you all to meet Lynette. And then last but not least, Andrell Harris. She is a 7-figure real estate strategist. She owns mobile homes, she owns single-family homes, she owns group homes. And a lot of these homes, she does what? Wholesale the properties so that she is able to acquire other properties that she keeps. So look, uh, Andrell doesn't use loans, she doesn't use bank financing. She is wholesaling real estate to get To her wealth. Now, if you enjoyed this video, I would love to see you in person September 26th at our Mobile Home Wealth Summit. The link is below for you all to purchase your ticket, and any feedback that you all have, drop it below.