I’ve been tasked with sourcing off-market mobile home communities (100+ pads) in specific markets and MSAs, and I’m trying to be intentional about how I go about it rather than just blasting lists.

I understand the obvious channels (brokers, LoopNet, etc.), but the focus here is true off-market: owners who may be tired, under-managed, partnership fatigue, estate situations, or simply open to a conversation.

For those of you who’ve successfully sourced larger MHCs off-market:

• What channels actually produced deals for you?

• Did you lean more on direct-to-owner outreach, local relationships, or referrals?

• How important was local market presence vs centralized outreach?

• Any nuance when targeting 100+ pad parks vs smaller communities?

I’m especially curious what’s worked in:

• Secondary / tertiary MSAs

• Markets where parks are institutionally scarce but still sizable

Not looking for shortcuts — just trying to learn from people who’ve been in the trenches and have closed deals this way.