The deal that almost fell apart

[Travis Goodwin]

The picture below is one of the mobile home on land deals I worked in the past, and it is a good example of why these deals require patience and solid due diligence. I was able to get this one at a discounted price because the seller simply wanted to be done with it and had no interest in removing the home themselves or putting more time or money into it. Early on, I had another investor lined up to purchase the contract, but it fell apart at the last minute because the home did not have a title. At that point, I had a decision to make. I could walk away or step in and buy it myself, so I chose to move forward. We had to switch closing attorneys, and the process took longer than expected, which caused delays. During that time, the seller was understandably getting frustrated, and the deal was close to falling apart more than once. Because of the age of the home and the lack of a title, I also called the county during due diligence to understand the rules. In this specific case, the county confirmed the home could not be moved and would have to be demolished to get it off of the property. That helped confirm the constraints I was already underwriting and reinforced how important it is to verify these details early. What this deal reminded me is that with mobile home on land deals, you are often buying the land, the utilities, and the zoning, while the structure may or may not add value depending on local rules. These deals are rarely clean or simple, but when you stay patient, communicate clearly, and understand the details, they can still turn into solid opportunities!

I am actively looking to do more deals like this moving forward, especially mobile homes on land where the value is really in the dirt and the utilities. I am also open to partnering with others who come across these opportunities or want to collaborate on similar projects.

Message me if you want to connect about it!