@TJ Sherrill @Bryan R. @Aaron Ramm
I used to do stick built deals. I've just completed my 27th mobile home deal. I have bought and sold several in ID and WA states. Currently, living in Vancouver, WA and doing biz there now.
Once you decide you want to do the deal and inspection is ok...
If you buy through a realtor, their office, or title company, will typically take care of the paperwork.
These steps are for WASHINGTON state, if you do it yourself. Other states, though most are similar, will vary. This is IF the mobile is in a park, and NOT on a foundation. Foundation and on land eliminates the title. In that case, it's real estate.
1 - Taxes - There is annual property tax and an excise tax on home sales in WA including mobile homes. Excise tax in most counties (but not all) of WA is 1.78%. This is the responsibility of the SELLER.
http://dor.wa.gov/Docs/forms/RealEstExcsTx/RealEst...
We just sold one for $20k and gave the buyer a check for $356 to cover excise tax to take to the tax assessor's office. $20k x 1.78% = $356.
Property tax on stick built houses is much higher, of course.
Mobile home taxes are $60-$200, for the most part, based on what I've had to pay for under $20k deals. This must be paid up front when buying a mobile home.
2 - In order to buy and transfer ownership in a park. Always get the sale cleared with the park manager first. Most parks require rehabbers, contractors, investors, who buy and sell, to qualify just as a resident homeowner would need to. If you buy before getting park approval, things can go sideways for you.
Then:
3 - I usually put $100 down with a contract having escape clauses in it. This gives time to research the deal. If you decide it's no good, you forfeit $100.
4 - Check with the county tax assessor's office. You can check for liens and make sure the prop tax has been paid or is due.
If tax is due, collect that from the seller, when you buy or YOU will have to incur that expense yourself. Assessors office will give you a form with the amount due to show seller.
5 - Once you are sure you want to buy it - Have them fill out, or do it with them, a
REAL ESTATE EXCISE TAX AFFIDAVIT form. This releases rights to the home.
http://dor.wa.gov/Docs/forms/RealEstExcsTx/RealEst...
The seller signs this document AND the title.
6 - You can go with the seller to the county tax assessor's office to do the paperwork. Or have them fill it out and you take papers to the assessor's office.
Once you pay taxes, prop and excise, the clerk will give you a receipt showing they are current.
7 - Take that receipt form, with the title, to Department of Licensing (DOL) where you get car licenses and tags. Currently $34 to register.
NOTE: Again, collect the excise tax from the seller or YOU will need to pay it in order to get the form to take to DOL.
8 - Register the unit and you are on your way. Title will arrive by mail in 4-6 weeks.
9 - NOTE: If you think you may do a quick flip deal, you can pay $50 and get the title issued immediately, instead of waiting 4-6 weeks.
Good luck and let me know if you have any questions.