All Forum Posts by: Mike Reynolds

 You will need 4. One for each unit. Gas is better because you will need min (up to) 4 circuits for electric. May not have room in the box. 4 X 4 = 16 spares. 4 per unit. Do you have these? Could be even more. 

As to your actual question, Do you have kids? How many times do they turn on the water when you are in the shower? At my house it is about 6 times a week. But that 1 day I have a nice shower. 

I hear ya. 

 Doing a 60 million dollar job and an 80 million dollar job right now as I type. 

NO WAY do we get 70%  off of anything at all. Lowes gives 5% to everyone that has a contractor card. You can get one of these cards even f you are not a contractor. You can also show proof of a lower price at another place and Lowes will get lower than that. 

I have better luck with the lumber yards. They will try hard for your business. But never 70%. Big box will lull you in with essentials and get you with accessories. I call them Blowes and Home Crepo. 

 Not really rural. But what was amazing was the speed it happened. We first tried to buy a few for infill. Decided " hey, we will give these guys a call tomorrow." Nope, it was sometimes gone in a few hours. When we post one for sale we would have 5 calls the first day. Then we would vet those.

 We use FB marketplace for all the homes in our parks. Usually sell within 3-7days. This is in Little Rock area though. 

Crystal beach has good numbers. Stay to the beach side for family, weddings and high end. Bay side for hunt, fish and relaxation. You will stay rented all spring, summer and 50% fall, winter months.  Look to your target market. Bay side will rent to bird watchers, duck hunters in winter. Beach side, not so much. 

As an aside, Galveston county will auction property several times a year. They dont let you slide for very long. 

 I have found FB marketplace is the place for MHs. I buy, sell and rent from there usually within a 3 day period. 

@Tyler Deveraux I dont know the whole story, but coming on here and explaining your side goes a long way towards your credibility. 

 Bless your heart (really) it has been a bad year for Texas. First you move here and get snowed on like Montana. Power out and freezing your bee hind off. Then we pour on the heat a few months later and melt you into the pavement. I can see why you are having a hard time. My family has been in Texas since 1647 and it has been a rough year for me too. 

Buy an RV and find a PM to rent that sucker out. Move wherever you want to and work until you figure it out. 

I used to be homeless myself. Moved out from parents, partied too much and didn't wake up in time for work 1 too many times. I wasn't worried. I could easily find another job. I didn't realize who Jimmy Carter was though and what he had done to the economy. I also didn't know what inflation was. I learned real quick though. 

One thing I also learned was there are homeless, bums and addicts. We often lump them all into the homeless category. Most panhandlers are not homeless. I know this because I spent the night in a few of their houses. Why work when you can make it all in 4 hours a day? I spent the winter taking baths in the creek and looking for work. Mostly I just picked up change on the road and out of phone booths. Ate a lot of Quaker Oats made with creek water and nothing else. $.50 a week would buy a box of that. I would never stoop to panhandling though. Hate oatmeal to this day unless it's in a cookie. 

True homeless people didn't hang around the addicts. They are too dangerous. Bums are harmless but even they know better than to hang with the addicts. You cant help an addict. Only they can choose to help themselves. Until then, no matter what you do they will break your heart or your head. Ask me how I know. 

This program should be a good thing but be advised, please dont rent to an addict. We have a homeless program in town that is really good. There is zero tolerance though. One slip and you are out. They have 2 "bouncers" for every person there for just in case. They give them food, shelter and a paying job. Still, only abut 20% make it out. One poster had said 10 houses and 1 (maybe 2) were successful. That sounds about right. I help the local shelter and have for years. 20% success rate is average. 

Rentals are a numbers game so expect 80%  loss if you do this. Our homeless shelter has been in business for 40 years. I just didn't know about it when I was homeless. It's also why I like to help them because I know what it is like to be in that position. 

Dale, sometimes the numbers run in your favor. I closed on a park in Dec. last year contingent on true gross income. Seems the owner only liked cash ( for obvious reasons) and the bank wouldn't loan as much as he wanted. But he did want to sell. It only showed a real income of 5k gross a year. Heck,  I can get more than that on a section 8. 

Long story short, they would only loan on the value of the land. I counter offered the value of the land + 35k to the owner direct in his pocket at closing. I got a park for 240k that is now worth over a million. In 9 short months. Just because it shows an income now. We did do a lot of work to get it there though. Spent nearly everything the first 6 months on upgrades.  It took two extensions and 4 months but it was worth it. Both parties were happy. Stick to your guns and keep at it. Maybe there is a deal in there for you both.