Inventory reached 1.55 million homes, matching a five-year high — though still below pre-COVID levels.📊 Bottom line: These closings reflect buyers shopping back in July and August, before rates began to dip.

While you hunt, tour 2–4 unit deals to sharpen reps, line up a local attorney, inspector, and PM, and be ready to move when a clean T12 and inspection match your numbers.

Buyers are questioning new basement flooring jacks because "they don't match the old ones". 

I strongly recommend collecting the full security deposit before any approved tenant moves in!

Brick searches for properties that match their buy box, analyzes each one in the background, scores comps, estimates ARV, and surfaces only the deals that actually have potential.

I was told that since we are a pass-through entity, we would be safe from any litigation if it happens between the officers, except for depositions.

I'd recommend revisiting with the PM company & get feedback from all their showings, marketing stats (tracker - is it being seen by a lot of people online), review their marketing material, & maybe consider lowering the price or doing an incentive for move in (half month off 3rd month lease, look into reducing pet fees/rent, or offer a low move in too with security deposit insurance through Rhino or another company).

I’m considering a 1031 exchange and would like feedback from investors who have experience with mobile home parks, particularly smaller, park-owned operations.Current Property (Selling):Duplex purchased in 2021 for approximately $145,000; estimated current value around $210,000\Loan balance: about $90,000Gross rent: $2,400 per monthNOI: approximately $16,000–$18,000 annuallyCash flow after mortgage: around $750–800 per monthLow management requirements and stable tenantsReplacement Property (Under Consideration):Seven-unit mobile home parkAsking price: $395,000Rent: $750 per unit plus $40 for water (total $5,530 per month; $66,360 annually)100% occupied with long-term tenants, several in place four to five yearsAll homes are park-owned, purchased between 2016–2018 with metal roofs and Hardie sidingOwner pays water and sewer (aerobic septic); tenants pay electric and trashMaintenance handled by one individual for $400 per month using personal equipmentGravel road, well maintained; potential to add one or two additional homesMy Pro Forma:Vacancy: 5%Expenses: approximately 40% of effective gross income (includes water, insurance, taxes, maintenance, mowing, etc.)Estimated NOI: $37,800Financing assumption: $255,000 loan at 8% interest, 25-year termAnnual debt service: approximately $23,574Projected cash flow: about $14,250 annually ($1,188 per month)Cap rate: approximately 9.6%Cash-on-cash return: around 10% on $140,000 downDSCR: 1.6 (strong coverage)If the price can be negotiated to the $360,000–$370,000 range, the cash-on-cash return improves to roughly 11–12%.Pros:Consistent, well-maintained units with matching exteriors.

They take on a job and get a deposit. 

At this point, they'd only sent me 3 properties and I realized it might not work so I requested we stop and honestly thought it would be a really reasonable request to return the 20k deposit/finders fee.