HOW TO FIND BUYERS Mobile Home Mami PODCAST

What that song say? Pull up with my window and my ceiling missing Pull up with the window I pulled up to the mobile home park oh, please, please, y'. All I pulled up to the mobile home park. What's up, everybody? Welcome back, y'.

All.

We doing something a little different, as you can see. Get my Vanna White on. I have my girl with me. Coach Angel. Gross. I love Angel, y'.

All.

She started off as one of my mentees, and now she is the coach for my program. And y', all don't let her fool you. She acting like she camera shy, but she cut up when the camera is off.

Excuse me.

Hello, everybody. I ain't telling you.

Mobile home teacher.

Mobile home teacher followers. Mobile home mommy.

I'm super excited to be here today. Grateful for the opportunity. I absolutely love mobile home investing, and I am looking forward to sharing some gems with you today.

So today we're going to talk about how do you find buyers?

Oh, you gotta have buyers.

You gotta have buyers. No business equals no buyers. So I just want you to talk to the people today. How can I find people to buy my mobile home? I'm a newbie mobile home investor. I got this home under contract, but.

I can't find nobody to buy it. Can't find them. Well, the first thing I would tell you to do, you know, everybody is on what, social media. Okay, so you want to first do what we call a ghost ad. Remember teaching us about the ghost ad? So I would highly recommend you're saying, what's a ghost ad? It is not Casper. Okay, what you're gonna do is you're gonna find some pictures of a mobile home that you have Googled or you just saw some somewhere and you crop them. Please don't put someone else's photos from the marketplace up there.

And I got another YouTube video on how to do a ghost ad.

But continue.

Okay, continue.

Let me hurry up then. Okay, so you can put the pictures up, and you say it's for sale for a good price. And then all these people start hitting your inbox. They want to know, when can they come see it? They got the money right now.

But wait, it's not a mobile home that I own.

You're right. And that's okay. They don't have to know that because it's a ghost ad. Okay? Right.

Okay. So.

But whatever story you see, you got to stick with it, right? So if you say, hey, this mobile home has got tenants in it right now, it'll be available in 30 days. Let me get your name and Your number so that I can call you back when it's ready. So now you're building up your buyer's list so that when you do get a mobile home lead, you have your buyers already ready. Right.

That's good. I'm learning. Go ahead. I'm taking it in.

All right, so what would you say is another way to get some leads?

Another way to get buyers is I would say talk to people. So for me, I like to talk to people who are in the affordable housing space that is like Legal Aid. A lot of people sleep on Legal Aid. Okay, you know what Legal Aid is for, right?

I've heard of it. Go on and tell me some more.

Okay, so Legal Aid is for people who have any type of issues legally, and they reach out for resources, but they don't have a lot of income. Right. So you have a lot of attorneys, paralegals that work for discounted price or free, and they give advice to people by me partnering with Legal Aid. Every time somebody that comes in there that's being wrongfully evicted or somebody that has to move because of mold, and they're fighting their legal issues, they're like, well, actually, we have a girl that we partner with that rents out mobile homes. Maybe you could call her and she could get you see if she has anything available. So I like to work partner with people that's in the affordable housing space, Legal Aid. I will also partner with Laundromats.

Laundromats.

Laundromats. And I'm gonna tell you why. If you ever go into a laundromat, 12 times out of 10, they have a bulletin board, and there's always a bulletin board of, like, random stuff you could put up there. Well, I found this out on a whim because I walked in one day just to put the stuff on the bulletin board, and the lady said, oh, you buy mobile homes? Cause she saw my gear, and I'm like, yeah. She's like, oh, I live in a mobile home park, and it's about to close down. Her daddy just died, and now she talking about selling it.

Cha Ching.

Exactly. So I just got me a whole mobile home lead by going into a laundromat to place my bulletin board stuff, and then what I do to reel her on in. Reel her in. Guess what I'm doing. What you doing? I'm like, well, listen, give me the park information. I will be interested in buying some of those mobile homes or buying the park, even if I'm not in a position to buy a mobile home park. Baby, I'M a wholesaler. Find a seed something to somebody in a space. Because there's too many Facebook groups where we have these people in it. Let's get back on task. So I'm reeling her in by asking for the information and telling her if you know somebody that's trying to sell or move out the park or give me the park owners information, I'm able to do a deal. I'm gonna give you a referral fee of $500 for every deal that I do in that park.

Did you get $500?

Absolutely. Y' all be playing on a referral fee. How much Your referral fee?

250 and up.

$500.

250.

People wanna move. People wanna do something strange for a little piece of change when it's a.

Nice piece of change. I hear you.

So 250 is good. But when you hit 500, 500. Now she's perked up. She's like, well, let me call her now. Well, Susan, call her now. So now she's calling the park manager, like, hey, the park owner, Hey, I got this lady here. She says she may be interested. This, this and that. Now let's keep her full transparency. She said, well, I'm still in the stages. I don't know if I want to do it yet. Just give her my number and I'll call later. What that song say? Pull up with my window and my ceiling missing Pull up with the window. I pulled up to the mobile home park.

I don't know that camera.

Oh, please, please, y'.

All.

I pulled up to the mobile home park and it just so happened she was out there doing grounds work. AKA she was doing things to let the homeowners know that it was going to be a transition. Keep paying rent to her. But she was in the process of thinking about selling. So on the phone she was like, well, give her my number. I don't know if I want to be bothered type of situation. Now she's like out there delivering the paper to stick on everybody's door. And I pull up. So again, I implant it. And so I'm going to connect with who I connect with, how I can connect.

Okay?

So that is why I go into Laundromats. So now I'm like any place with a bulletin board. I'm a go. Okay, Gas station sheets, sheets right by the bathroom.

Piggly Wiggly.

Listen, anywhere I can leave my marketing material, that's how I'm gonna get my buyers. What's another way you get your buyers?

So one of my favorite Ways of getting buyers is I join mom groups on Facebook. A lot of moms are always looking for affordable housing.

Smart.

So when I'm in the group group, if somebody asks, well, do you know somewhere that I can. That I can buy? Anybody know anybody who's selling a good home at this price? Hey, hey, hey, I'm your girl. So. And a lot of times, those groups also will have a day where you can promote your business. So on those days, I promote my mobile homes that are for sale and also that I am a mobile home investor, so that I buy in, sell mobile homes.

So have you had any success posted in the mom groups?

Yes.

Give me an example.

So, for example, I was. A lot of times, I would say the greatest success is rentals.

Okay.

I find that a lot of moms are looking for rentals, and then I partner with some of my mobile home investors that have rentals when I don't. Another thing I like is when I become. When they find out that you're posting not just about your business, but that you answer different questions questions, you become a trusted contributor. So one group, they even allow me to post weekly to advertise my homes. They said, angel, you just take it over every week. You just put out there that you got this available. So, yeah. So it's been pretty good.

Side note, men, don't be discouraged. I'm pretty sure you got a wife, girlfriend, baby mama, cousin, sister, somebody that can host in these moms in the mom groups for you. And guess what you're doing. If it's some girl that's like a cousin or sister, tell them, post in this group for me. And if I get people that buy it and say they found it out of the mom group, guess what you need to be giving them? You smart girl, not an angel. 250 referral. Give them a Nicole 500 referral.

I think $250 is pretty good in this damn shit.

To each his own. To each his own. I'm just saying that's a few ways how we get buyers. Any other ways you get buyers?

So believe it or not, the same way you get sellers, you can get buyers. So I post virtual bandit signs, and I also put out my regular bandit signs. And if you don't know what a bandit sign is, she has a video. But they will call my number, say, I know you buy, but do you sell? And of course I'm gonna say, what, Coach?

Absolutely.

Absolutely.

Okay, listen, y', all, don't forget these park owners. A lot of times you drive through these parks and these park owners, they have vacant lots, and they say, we don't. We don't need you around here. We're not gonna let you rent out in this park. Big Bob, I understand you're not gonna let me rent out in this part, but I do know that you have vacant lots. What is your criteria? What is it that you need that I can help you? Okay, so I found out what the parks criteria is. Okay. You only looking for three bedrooms, two baths due to your septic system. Okay, what year, bill of sale, title? Does it matter? Do you have a price range? Okay. I get the information and I go, y', all, I. I've told this story a couple of times before, but I'm gonna say it again. The reason that I did this in 2020, and I made $181,000. Nice. Because I didn't know how to wholesale. I was trying to figure that thing out. I found a park owner who owned almost eight mobile home parks at the time in the county that I live in. And with him owning all of those parts, he was 100% against letting me invest in his part. But he was looking to buy, and I showed him one property and we met. And then the second time, I showed him another property, and we met. And by the third time, he was like, just call me on that video chat, okay? Walk through it. He said, how much you want for it? I'll buy. I got 1, 2, 3, 4, 5. That's how I got so many. That's how I got a lot of money from that one park owner who now transitioned. I'm almost six years in the game. Year four, he was like, nicole, I buy so many mobile homes from you, and I gotta get them set up. Why don't you just move them in and. And.

And.

And you rehab them? And in my mind, I'm like, that's what I've been saying this whole time. But sure, let's do it.

That's right.

He. Not only is he one of my number one buyers now, he trusts me to go in his park because he understands how I vet people, and we have a partnership. So don't sleep on the park owners.

The park managers I even go to, I've had some salespeople from the mobile home dealerships in my buyers.

Yep.

So because the dealerships are a little bit more expensive, they often will say, hey, I know this lady who sells mobile homes that might be in your price range. And in fact, that's what made me remember, they sent me an investor. He needed some smaller well, I'd say less expensive mobile homes. And so they reached out to us. Whereas they're selling them for 40, 50 for you, we have some in the price range of 10 to 20. So don't sleep on your sales people making those relationships.

Absolutely.

All about relationships at the dealership.

So think about it, y', all the people that are in the space. What about mobile home movers? Oh, yeah, they know where the parks are. They know who's looking for used mobile homes. Who, who, who have larger parks. You can invest in smaller parks. I always call mobile home movers. And I'm like, hey, I got bed. Too bad. If you know anybody that's interested, they always know people that's interested because they're in this space. And I'll say, well, listen, if I can sell it to him, I'll be glad to pay you a referral fee. And I've even had some that say, well, just tell me what your price is. And I'll tell him. He's like, I'm gonna add my feet to the top of it. So now in the back of my head, I'm like, well, dang, how much could I have sold this for again? You learn from the experience. You learn from the experience.

That's right.

Any more buyers, you could think.

Oh, duh, other wholesalers, other wholesalers. That's very true.

That's very true.

We often sometimes look at other wholesalers as our competitors. But I always say, collaboration over competition. That's right. And I have a lot of wholesalers that I have collaborated with. When they see me post a particular home, they'll hit me in my inbox and say, hey, angel, I got a buyer. What's your bottom number that you'll take for this home? And that way I can add my fee on top of that. So, yeah, do not feel like they're your competition. They really are. Your collaboration, your relationships, maybe your next buyer.

That's right. So listen, we've told them laundromats, we said legal aid, we said mom groups, mom groups, Facebook groups, bandit signs, bandit signs, parks, parks, dealerships, mobile home movers.

We done gave y' all a lot other wholesalers.

So when I get these people on my list, how should they nurture these buyers? Like, are they contacting them every week? Like, what should they do to establish? Like, because they may have a slow month where they're not closing any deals. What does the follow up with the buyers look like?

I usually just check in from time to time and say, hey, you saying I have a slow Month or they're having a slow month.

I'm a newbie investor, okay? I'm asking how do I keep up with my buyers list? How do I nurture my leads? Should they be following up every month, every week, every day? Like, what does that look like?

Oh, definitely not every day. I mean, you're gonna look a little different, right?

You right. But it has happened.

I believe it, I believe it.

But anyway.

I would definitely check in like monthly. And if you are having a slow month, that's when you also reach back out to your wholesaler friends and say, hey, do you have anything for sale? What you got on your books? And hey, I got some buyers that are looking for, for a three bedroom. So when they have something, you have something, you do the exact same thing and you say, hey, are you, I've got this three bedroom, two bath. If you're interested, just let me know. Or you can just say if you know anybody else is selling, please let me know. I have referral fees so you want to just drop at least once every 30 days. And sometimes you might want to do it just like once a quarter where you're doing an email blast or text blast.

Guess what? I already hear you thinking out loud. I live on the west coast. I'm in California, I'm in Utah. This is not going to work, baby. Listen, you don't have to live where you're investing. Side note though, I have six figure students in those two states that I just mentioned. You can do mobile home investing right where you live or you can do it virtually. It's so many avenues to mobile home investing. The best advice I give my students is be an octopus. Be the mobile home investor that's branching out and doing different types of mobile home investing. If you're looking at how to get started, where to get started, can I have contracts? Who can I ask questions to? You get all of that inside my community, where we meet in there. We're talking one on one. We're having group check ins all inside my school community. I hope to see you on the other side going back to what angel said. I want to go back to what you said as far as Ghost Dad. Now I know you're going to go to that video and you're gonna do everything that's in that video and somebody is going to inbox you and they gonna say, oh, I'm so excited, so excited. I got a three bedroom, two bath and I want it, I got cash, I want to buy right now. And you gonna say, oh my gosh I'm excited. Do not respond back and be like, okay, give me your phone number. Scam alert. Throw it on the screen. Scam alert. I'm gonna tell you why. If you're not having conversation with people on the Internet before you ask for personal information, they are going to flag you. They're going to report you. Trust me.

Trust me.

It's already bad. When we post ghost ads, we only have one picture. So the first thing gonna say is, why you ain't got no more pictures? Send me some more pictures. Why you can't give me the address? Why you give me the address? I said, I'm a cash buyer. Here go my money. You don't want it. So you're gonna have to say, hey, thank you for reaching out this mobile home. Remember, whatever the story is you told, stick with it. This mobile home still has tenants in it, so I can't give the address out. Here's my phone number. You can call me in 30 days, or if you want to give me your number, I'll call you. You see how I gave before I asked? Follow me. I gave my number before I asked, and I listen. That is going to help you become trustworthy, reliable. Can you relate?

I can totally relate. Scams out here, everywhere. People scamming. For real, for real.

Everything is scam. Everything is a spam. So before you ask for the information, make sure you give your information first. And if they want to call you, don't get nervous because they just want to verify that, one, you're a real person. Two, they want to verify that. I shouldn't even say verify, but they want to talk to you. Like, what's going on is, me and my Uncle Joe, we're moving out. We're going on. On the road, on our own. We need a house. You know, we got two kids, 16 dogs, and we're just looking for a new home. Y' all think I'm joking. These stories that people tell you will be all the way to the left. Like, I've had people calling before because someone had passed away. I had people calling before or because they just got evicted. Will you accept me with an eviction? Or I just got a tax refund. I'm looking for a new place to stay. And they wanted. They want you to just. They want to be able to talk and you relate.

So, coach, that brought to mind whenever you do do a go set or when you're having these different people who are your wholesalers, your investors, and you said, how do you nurture them? First of all you have to keep up with them. Right? And so what are some things that you recommend in order to keep up with my leads? Names, phone numbers if I need to put any notes, if they're investor, if they're looking for a three bedroom, what do you recommend for that?

So up until a little while ago, I was using Trello T R E L L O. Because I could code stuff. I could put it in different lists. I could say, this is my callback list. This is my 30 day, follow up, 60 day list. I have some students that simply use a notebook and a pen because they can't keep up with leads. Whatever you use, just be consistent. Do not be that type of investor. Cough, cough. That has a sticky note here, a notebook over here. And their biggest system is inside of their brain. I feel attacked. Listen, angel is going to get the job done, but she gonna have sticky note in her car here. And I'm like, angel, what's this? Oh, put that on the back seat. I need that for tomorrow when I go meet this man. And I'm like, angel, what happens when.

We listen and we don't judge?

Okay, don't do it, y'. All. We gonna be organized in 2026. I can't promise that. Y'. All, my girl just closed a deal today. Please hold while I go get this check.

He may not come.

When you wanna let me see your checks. What you got?

That's the one for Danielle.

So you're giving somebody a referral fee for 2,500?

That is correct.

January 30th. Okay, but how much money you making? Let's see. How much. How much money? How much money you making? It's more than that referral check. You heading to the bank. To the bank, to the five. Go, girl. Go on, girl. And at the end of the month.

Ain'T nothing like that last day.

That last day, you know, he was.

In school, school system.

For sure. Okay, check this out. Y' all see this? My girl just closed a check today. $14,000 January 30th of 2026. But the bigger goal, the bigger thing I'm trying to get to her systems is in her head. I'm helping angel in 2026 with scaling. She's made close to $100,000. But I know she can make even more if she scale and organize right? Because in this business to get bigger, we can't do everything ourselves. And I feel like even me with teaching people, I taught the hustle method. Like, go close a deal. Let's go. You should Be marketing. You should do this in real life. We don't have time to do it all ourself. Tell a little bit of her business. Can I tell your business?

Yes, you can tell my business.

She is a single mom, y'.

All.

She has a poor single dad.

Look at.

1-800- call angel big daddy. I'm just joking. Listen, y', all. She is single, though. She is a single mom. We can't keep continuing to do every single thing ourselves. The end. Okay? So we have to make sure that we are in order to scale, that we are putting systems in place, people in place to go up. One of my students, Tony. Let me tell you about Tony. Tony is scaling. Why he didn't grab somebody else and he's mentoring him and they're sharing profits on the deal, but he's also helping him with his marketing. Tony, put some signs out, B. Go put some signs out. So it's a collaboration, as angel said. Don't look at everybody as competition, y'. All. You not gonna grow if you're not willing to exchange. You got anything to add?

No. Just do what Coach tells you to do. I really, I can't say that enough. I know I toot her horn a lot because it deserves to be tooted, but I have this check today because I listen to what she's saying and I'm gonna do better in 2026 with my organization.

Listen, I was there. I was there. My mentors still get on me because a lot of people like, ooh, I want to be like Nicole Coats, baby. Listen, I'm still organized and putting stuff together myself because I'm a very direct person. Some may call it aggressive. I call it direct. I'm a very direct person and I like things done. I like things done the my exact way. I'm not going to be a multi millionaire mobile homes if I don't let it go. Let it go, let it go, let it go. In the words of Toni Braxton, everything's going to be all right. If I don't let it go and I want to put my hand on every single thing, I'm not going to grow.

That's true.

So, long story short, that's how you find the buyers.

Yes. That's how you take care of the buyers. That's how you take care of the.

Buyers, and that's how you scale your operations. So. And get the checks. Okay. Angel and I will be coming back to drop more content. If you are interested in getting started, y', all click the link below. Join our Facebook group. We're going to be going live inside that Facebook group, sharing strategies. And if you're like, no, I want to be able to talk to y', all, you better join our school group. The Link school is where it's at. We go live in that group about four, but we're logging that group for four times a week. We got a book club in there. We also have Dion. He comes on every Tuesday to teach about real estate investing. Y', all, I'm giving you everything you need in the school group for less than $47 a month. So hope to see you there. Comment below. If y' all like this type of video, this style of video, we'll have more content coming soon. We just want to know what it is y' all like. Till next time.

Till next time.

Till next time.

Go get that money.

There it is.