Starting out in Mobile park, self storage, or RV parks
6 Replies
- 3moJimmy LieuBusiness MemberReal Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votesWelcome to BP, Kyle. Those asset classes can be great if you buy right, especially with seller financing from long-time mom and pop owners who may care more about monthly income and an easy exit than getting top dollar. A lot of those deals never hit the market, so direct outreach is usually where people find the best opportunities. Driving areas you like, calling owners directly, sending simple letters, networking at local meetups, and building relationships with brokers who specialize in storage or mobile home parks can go a long way. The key is consistency because most owners aren’t actively selling until the timing feels right for them. For seller finance specifically, it helps to target properties that are older, self-managed, or have operational issues that traditional buyers may overlook. On the investor side, a lot of people start by attending local RE meetups, BiggerPockets networking events, or partnering with people they already know who want passive exposure but don’t have time to source deals themselves. Just make sure you really understand operations before jumping in, especially with parks and storage, because management and occupancy can make or break those deals fast.
Quote from @Kyle Ilg:
Hey everyone!
I’m looking to start investing in either a mobile park, RV storage or a self storage facility. Looking to find the right off market deal from a mom and pop shop that will do seller finance. Any tips to sourcing these deals? Also finding investors?
Jimmy Lieu, Red 1 Realty4.9119 Reviews - Investor · Minnesota/Wisconsin/Iowa · Member since 2019 · 49 posts · 77 votes3mo
These are great assets. I was confident buying a MHP because it seemed the most stable. I recommend searching on www.MobileHomeParkStore.com Make offers below the list price on nice established properties. When purchasing mine in 2020 it seemed like 50 lots sold for $1m, now alot of sellers want $2m for 50 lots. Still, when the seller is motivated to sell they will start negotiating with your 25% discounted offers.
Things to look for:- Established manager (who is not the Seller, they continue to manage it after the sale)
- No park owned homes (you want all tenant owned homes)
- Call the local police department and ask them about the property
- When reviewing the finances, look for costs that seem too high or too low. And update this thread with those, we could provide experienced opinions.
In comparison to RV Parks, at least the RV park that I bought later on, they have variable demand and could make you more cash monthly, but the rising/falling demand and the quick service nature of the business leads to more risk for a first purchase. I added an RV park for the upside, I could absorb the downside.
In comparison to Self Storage, I don't have experience in these. They have historically done well during recessions. People downgrading lifestyles need places to store things. I think people sometimes would rather live in a cluttered house than pay for this so I have stayed away from them but that's just me. (Also, Uhaul is tough competition)
- Hinton, WV · Member since 2026 · 6 posts · 4 votes3moGreat niche—mobile home parks, RV storage, and self-storage are all strong “mom & pop seller-finance” plays if you source correctly.
Quote from @Kyle Ilg:
Hey everyone!
I’m looking to start investing in either a mobile park, RV storage or a self storage facility. Looking to find the right off market deal from a mom and pop shop that will do seller finance. Any tips to sourcing these deals? Also finding investors?
A few things that actually work in today’s market:
1. Direct-to-owner outreach (best for seller finance)
- Pull lists from county assessor sites (mobile home parks + small storage owners)
- Skip trace owners and send direct mail + cold calls
- You’re looking for older owners (late 60s+), long-held assets, low tech involvement
- Message focus: “I can close quickly, flexible terms, open to seller financing”
2. Drive for deals via operators, not brokers
- Brokers rarely have seller-finance deals anymore
- Build relationships with small park managers / on-site operators
- Ask who’s “tired landlord” or absentee owner
3. Storage-specific hack
- Small self-storage (under 50k sqft) is often owned by local contractors, farmers, or retired business owners
- These are the most likely to do creative financing if approached correctly
4. RV parks angle
- Seasonal parks in secondary markets = highest seller-finance probability
- Look for underperforming parks with deferred maintenance (owners usually want out, not max price)
5. Investors
- Small private equity groups in “Main Street CRE”
- Local syndication groups (Meetup, BiggerPockets, LinkedIn CRE circles)
- High-net-worth individuals looking for passive 8–12% cash flow deals
6. Key positioning tip
Don’t lead with “mobile home park investor.” Lead with:
“I acquire and operate small income-producing real estate with flexible seller financing structures.”
That opens more doors. - Member since 2026 · 11 posts · 3 votes2mo
Former GP and operator of 26 parks in 6 states with a sum of 2,300 sites +/-.
RV Parks and Marinas are the way to go. Mobile Home Park industry not the fragmented, mom & pop landscape it once was. I grew up in the industry, and I know plenty of people will champion MHC as a great opportunity, but it's just not the case. Highly consolidated industry, compressed cap rates, and very little arbitrage remaining. The upside is priced in by the owners who have been fielding multiple calls a week for the past few years from seriously big players who are looking for wealth preservation. This is NOT a wealth creation play anymore.RV parks and marinas have many of the hallmarks that made MHC investing exciting in the 90s and 2000's. Marinas more so than RV parks. Mom & pops aging out of both. Unsophisticated operators with poor management skills and inefficient back office setups.
Happy to discuss further if you'd like.
All the best!
- Virtual Assistant · Egypt · Member since 2026 · 51 posts · 15 votes1mo
On the sourcing side, the general principle is the same regardless of asset class — off-market mom-and-pop owners usually don't respond to mailers/portals, they respond to a real conversation. Pulling ownership records (county assessor data works for most property types, including mobile parks/storage) and calling directly, consistently, tends to outperform waiting for something to get listed. Seller financing conversations especially benefit from a real phone call — it's not something most owners will offer without trust being built first, which is hard to do through a listing.
- Lender · Phoenix, AZ · Member since 2026 · 55 posts · 17 votes1mo
I like that you're specifically looking for mom-and-pop-owned properties. Those can be interesting opportunities, especially when an owner has held the property for a long time and may be more interested in steady income and a clean transition than simply getting the highest price.
I’d start by choosing one asset class and one or two markets rather than trying to source mobile home parks, RV storage, and self-storage everywhere at once. Build a list of independently owned properties, research the owners, and start having conversations. I’d approach it more as relationship building than immediately asking, “Will you seller finance?”
I'd also get very clear on your acquisition criteria and how you'll evaluate the property before bringing in investors. Knowing your target purchase price, expected NOI, renovation or expansion opportunity, financing structure, and projected returns will make those investor conversations much easier.
And even if seller financing is your preference, I wouldn’t make it your only path. Sometimes the right deal surfaces with a seller who has no interest in carrying financing, so having multiple financing options can keep you from passing on an otherwise strong opportunity.
Good luck with it — keep us posted on which asset class you decide to pursue!
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