Mobile Home Closings Inside Mobile Home Parks

mobile home closings
Welcome back,
A common question I am asked is what steps are need to complete an accurate closing on a mobile home on rented land inside a mobile home park.  The answer is surprisingly simple by real estate standards. Mobile homes within parks may offer the single easiest form of real estate acquisition for cash-flow seekers.
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Unlike most forms of traditional real estate that require the chain of title be meticulously checked for correct ownership prior to closing, a free-and-clear mobile home within a mobile home park can forgo this cost/time and can close within minutes.
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Most mobile homes bought and sold inside of mobile home parks are done utilizing cash or owner financing. That is to say when you are planning to purchase a used owned mobile home in a park you are most likely paying cash, arranging conventional, and/or arranging owner financing to purchase your new home. In addition you will notice that many of the mobile homes you visit inside a park will be free and clear – without a mortgage or lien on the mobile home.
You will need the following:
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1.  Clear Title:
Does seller have clear title to sell home?  If the mobile home is free and clear of any liens or encumbrances the sellers will have the original mobile home Title(s) [except for VT, NH, and TX].  Look closely at the Title(s) and the seller’s identification to confirm the seller is the true owner and has the right to sell the home.
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If there is a “Lien” section on the Title make sure there are no existing liens. If this lien section is blank the Title is ready for signing by both the buyers and the sellers. Print and sign clearly.
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2.  Bill of Sale:
A Bill of Sale is the mobile home in a park’s version of a HUD-1 closing statement.  A Bill of Sale describes;
  • the terms of the sale
  • how much was paid today
  • if there will be any liens for the purchaser
  • if the home is warranted
  • which fixtures or appliances are included in purchase of the home
The Bill of Sale also includes the mobile home year, vehicle registration number, serial numbers, address, dimensions, make and model of manufactured home.
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3.  Unsecured Promissory Note:
This form is optional and is to specify in detail the payment instructions, seller financed amount, and payback terms. This form is only created if you are purchasing a mobile home via owner financing. When selling a mobile home with payments it is vitally important to follow the instruction we have for you in the Mobile Home Formula to ensure you do not violate the SAFE Act, Dodd Frank Act, and other Truth in Lending rules, or use a licensed licensed residential mortgage loan originator in your state.
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4. Personal Property Trust:
If you are an investor make sure you are purchasing every mobile home in a different mobile home Personal Property Trust. For the same reasons we almost always use Land Trusts to purchase traditional investment homes – we use Personal Property Trusts when investing in mobile homes inside rented parks.
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5. A Closing Location:
This can be performed at the subject mobile home. Be aware it may be wise to have a Notary available or drive to a bank for their free Notary services.
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If you have never looked at mobile homes for investment purposes, look here.  The opportunity and need for affordable housing and ease of use has never been greater.
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Love what you do daily,

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Leave A Reply (162 comments so far)



  1. Nate in Tx
    3 years ago

    Hi John, Do I need titles in Tx? If the seller doesn’t have one what should someone do to still purchase the home? – Nate


    • John
      3 years ago

      Hey Nate, Nope. Since 03 titles have been replaced with SOLs. A physical title is no longer needed in hand. Depending on how you will be transferring ownership you may need to apply for different forms. Easy as pie! here’s a link to see more about Tx’s SOL procedures. — John
      http://bit.ly/hYbFSF


  2. Joy c. Krejcarek
    3 years ago

    I was very aprehensive when the seller took out a piece of notebook paper to write up the contract. (used to purchase of houses)but I guess it’s ok? I will ask to see the title.
    Thanks.


    • John Fedro
      3 years ago

      Great job Joy!!! If you walked away with the Title then you’re the winner!


  3. Zac Coplan
    3 years ago

    Its tough to get a loan on a manufactured home, unfortunately banks did give loans on them during the boom, so there are many units in our parks that is really hard to sell. Do you see this same situation?


    • John Fedro
      3 years ago

      Hey Zac,

      I assume you say, “unfortunately banks did give out loans during the boom.” because now the sellers are stuck with mobile homes inside parks that have loans/mortgages attached for $30,000 to $120,000. There is very few cash buyers (and fewer lenders financing used homes in parks) and therefore many of these sellers are really having trouble finding buyers.

      And once they fall behind with monthly payments to the park… their time is very limited!

      I have been finding that in the nicer parks with newer homes this is the case for many of the sellers.

      Fortunately these over valued homes are not the majority.

      Have you have had any success working with the lenders to try and discount the note?

      - John


  4. Bob Thomas
    2 years ago

    I am selling my manufacture home in a community 55+. I am doing this by myself. I have no idea what to do in closing. I have a mortgage that will have to be paid off. If the buyer pays cash, what must I do with transfer title and paper work for Polk County and the State of Foroida? HELP
    THANKS and Have A Nice Day!


    • John Fedro
      2 years ago

      Hi Bob,

      Before I give you an answer I would like to mention to you and others that when it comes to investing mobile homes for cash-flow purposes in parks, I teach to stay away from sellers selling MHs with existing mortgages. Also, below I will make the follow assumptions about the deal – 1.) the lender is holding the physical title until you pay off the existing note/mortgage and 2.) you are using the sellers money to satisfy the existing loan. With that said please see the advice below for a fast and easy sale:

      If you don’t mind spending the money (under $200 at many title agencies in Polk county) I recommend and advise you to use a title agent as a 3rd party to close the deal if possible, due to the fact there is an underlying mortgage that needs to be paid in full before the lender releases the lien to you.

      If you choose to close without a title company you will have to understand that most sellers do not want to give their money to you with you handing them a title. It is for this reason you will have to call your lien holder and obtain money wiring instructions (for you to pay off the bank) and order an express turn around time for your titles to be delivered to you. Without a title agency or closing attorney the buyer will have to take your word and a “bill of sale” as proof he has paid for the home and is now waiting for the title from you. Once you receive the titles in the mail you may then sign and hand over the titles to your buyers where he will transfer them into his name at the local DMV. (Alternate method: Tell your lien holder about your situation and ask them for another solution. Few lien holders will transfer the ownership from them to you before mailing the titles with written permission from you and the buyer.)

      I hope this has helped you understand the process is the easy part, if the buyers trusts that you won’t just payoff the home and keep the home for yourself.

      John


  5. Elizabeth in AZ
    2 years ago

    . I am purchasing the mobile home in a park in Arizona through a real estate agent. There are repairs that the seller is liable for and the real estate agent tells me that I will need to give the agent a check for the full amount of the purchase price to be placed in escrow before the repairs can proceed so that the seller is protected from me backing out of the deal. The closing is scheduled for two weeks after the repairs are completed. Is this the usual procedure for the agent to have my check before the buyer will have the repairs done?


    • John Fedro
      1 year ago

      Hi Elizabeth,

      Congratulations on the new home purchase!! I hope this is a home you love and that you got a great deal. When it comes to real estate there is not too much that can not be written into a real estate purchase contract. This is not typical in any of the deals we are apart of and/or my past real estate agent experience however it doesn’t sound unrealistic. As I see it you have a few choices…

      1. Do nothing and simply hope all goes well.
      2. Almost everything is negotiable. Offer to put half in escrow (or any other amount), plus strong language that refunds your money upon extended time delays, repairs not correctly made, final inspection.

      If you are serious about the home (which I think you are) then simply voice your concerns and know that you have the “power” in this situation. As long as the sellers do what they promise then you’ll buy the home. Whatever has to be put on paper to make everyone sleep at night is fine (within reason) as long as you are protected as much as the seller.

      I hope this has helped.

      Best,
      John


  6. Elizabeth in AZ
    1 year ago

    Thanks, John, for the answers. I will keep in mind that I am the one with the power. :)


  7. Jennifer-Texas
    1 year ago

    I have a mobile home in a small park that I am trying to sell. I have a person interested however I’m not sure the steps I need to take to make sure this all goes smoothly. I owe a small amount on it and am only asking for the pay off amount. (I live pretty far from the mobile home and I don’t like being a land lord very much.. just looking to get rid of it) I think from what you wrote, he could pay off the loan via wire transfer to the lien holder and then we just do a bill of sale and I sign the title when it comes in and give it to him? Am I simplifing it too much? Thanks!


    • John Fedro
      1 year ago

      Hi Jennifer,

      You nailed it right on the head. Because you are not holding payments and only wish to satisfy your lien the process is very simple. The lien has to be paid, taxes brought current (if not already), bill of sale written out, and proper state forms notarized and filed with the state. You will want to get in touch with both the state of TX manufactured housing division at 800-500-7074 and your lien holder to review the steps to double check the closing process required as there is a lien on the home.

      When calling the TX department of MHs explain to the customer service agent what you want to do and that you are looking for the correct steps to take (to sell your home), that there is a lien, that the sale will be from private party to private party and listen to the steps and directions for your specific home. Walk through the step by step process with the Lien holder as well, if possible they may be able to transfer the ownership from you directly to the new buyer however this may not be likely.

      Congratulations on the sale.

      Best,
      John


  8. Aida Elsani
    1 year ago

    Hi John i’m in the process of investing in mobile homes for cash flow but i’m not sure of where to get the documents i will need. i will enter the deal by owner financing and exit by owner financing as well. I’ve heard that i could write my own which would be a purchase agreement, promissory note and a truth in lending statement. I dont want to get in legal problems so im being very skeptical about doing it on my own. What do you recomend? Also if i dont have a buyer i would need a purchase agreement and it will give me a certain amount of time to find one but what if i dont find one, is that information disclosed in this document so that im not attached to it if i cant find a buyer?


    • John Fedro
      1 year ago

      Hi Aida,

      Please see my thoughts below.

      Aida: i’m in the process of investing in mobile homes for cash flow but i’m not sure of where to get the documents i will need. i will enter the deal by owner financing and exit by owner financing as well. I’ve heard that i could write my own which would be a purchase agreement, promissory note and a truth in lending statement. I dont want to get in legal problems so im being very skeptical about doing it on my own. What do you recomend?

      John: Whether the mobile home is in a park or on private land you are right to be very apprehensive when it comes to writing your own legal agreements, especially a promissory note. I would not advise this unless you understand what you are doing and have been properly trained OR you are using correct paperwork as to not be involved with the Safe Act, TIL, etc. If you are creating a secured back mortgage I would advise you to consult with a local r/e attorney and/or loan originator. Does this make sense?

      Aida: Also if i dont have a buyer i would need a purchase agreement and it will give me a certain amount of time to find one but what if i dont find one, is that information disclosed in this document so that im not attached to it if i cant find a buyer?

      John: Yes this is disclosed on the Purchase and Sale agreement. Your thinking is correct however you should only write contracts knowing you can sell the home for a profit. In most cases in parks we always close on the home before we resell it. Keep in mind the way described above “owner financing to owner financing” transaction means that you will be owning the home and then reselling it [with a new purchase agreement] to your buyer. Does this make sense? If not please let me know where you are still confused and we’ll get to the bottom of it.

      Best,
      John


  9. Roger in Oregon
    1 year ago

    Hi John,

    I’m in the process of selling a park model mobile home in Oregon. It was built in 1967 and has a deed, not a title. I spoke with a company that sells real estate forms, and the rep there told me that it has to be sold as personal property, rather than real estate (its in a park on rented land.)

    I trying to find a list of forms that I need to able to sell this thing. It seems to me I would need to use non-disclosure forms at the very least, but do you know of anything else I would need to make the sale legal? I’m assuming I would need to file with the county for transferring the title and getting the new owners set up for paying the property taxes. I’m so glad I found your site because I can’t seem to find this information anywhere. Thanks for your help.


  10. Roger in Oregon
    1 year ago

    Hey John,

    Great site, thanks so much for your answers. I’ve never sold a mobile home before, and I had no idea what I was doing. Your site and your personal communications guided me in just what was needed. This has been a long process, but thanks to your help we’re signing papers tomorrow! Thank you again you’ve been a great help.


  11. Florence Chapman
    1 year ago

    John – do you recommend selling a manufactured home on your own? I wish to put mine on the market. I still owe a mortgage balance – my loan is assumable – who would do the paper work in the event I do sell it? Realtor or title company? Who pays closing costs? Please advise. Thanks you.


    • John Fedro
      1 year ago

      Hi Florence,
      .
      Please see my thoughts below. I have numbered your questions to make reading easier.
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      1. ) Do you recommend selling a manufactured home on your own? Yes, in most cases you can find a cash or payment buyer that will purchase your home without the help of a Realtor. A big benefit of using a Realtor is their ability to uploaded your property to the local MLS listing service, which will expose your property to all the cash/payment buyers working with a Realtor. An alternative method of listing your home in the MLS is to work with a flat-listing company, this will give you MLS marketing without paying a listing agent 2-4%, you will still have to pay the buyer’s agent if another Realtor bring you buyers.
      .
      2.)I still owe a mortgage balance – my loan is assumable – who would do the paper work in the event I do sell it? It is odd that your loan is assumable but I will base my answer on the fact that this loan is assumable… Contact the bank/loan servicer and have them walk you through the assumable loan process step-y-step – this will likely require bank paperwork whcih they can email or fax to you, and an approval process at the bank. Do this now to get your ducks in a row… it will be you who is taking charge and instructing the new buyer what to do should they opt to take over the loan as opposed to paying all cash.
      .
      3.) Realtor or title company? Use a Title company to close the transaction. They will make sure all the T’s are crossed and I’s are dotted.
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      4.) Who pays closing costs? This is negotiable however typically they are split. If the home is on private land the buyer will pay for the Title policy (which will be the bulk of the closing costs) and if the home is in a park then the closing costs will be minimal all around.
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      In the end – Decide how you want to sell; cash, payments, assumable loan, or all the above. Market for buyers online and in the papers, then work 1 on 1 with the ones most qualified and eager to purchase. The speed of the sale will depend on how much equity you have in the home that will determine whether you can sell this home for an inexpensive all cash price OR a higher price with an assumable loan and cash. Use a Title company and if you have any other questions don’t hesitate to email me or comment again.

      Best,
      John FEdro


  12. erin
    1 year ago

    hi, i have bought a trailor from the park on a slaes agreement. last yr i did my last payment. the sales agreement states that in 30 days after being paid off i would get the title. it has been a yr now and i still havent called. i have wrote letters to the park and even called them and got now where yet. one tile they say they have the title other times they say there is no title. i called called penn dot and they said their is a title and its in the parks anme. what can or do i need to do in order to get my title for my place. thanks.


    • John Fedro
      1 year ago

      Hi Erin,

      Before you agree to buy tip for everyone… It is important to see a mobile home title if you will be making payments to this seller for this Title. In a case that the owner can not provide them at the time you are signing your purchase agreement then you should understand where they are and when you will be able to see them. Bottom line: Know where the Title(s) are and confirm the owner is who they say they are.

      I am sorry and upset for you and the hassles that this park is causing you. This is not the first time I have heard of this situation happening. I am not sure your exact case however if this park really is ignoring you due to their own greed/negligence then I can say this is not surprising of some POS park managers and owners’s greedy mentalities. Good news is that these park owners don’t last long and are few and far-between.

      Also, there are a few paths you have to move forward as far as I see.

      1.) Bring all your paperwork, agreements, payment records, etc for the mobile home and the sale to a local real estate attorney that will give you a 1 hour free consultation. Make sure you know your questions before going into this hour free appointment.

      A affordable attorney can write one letter to the owners that may take you months to accomplish on your own. Perhaps this attorney can also get you discount lot rent for your troubles.

      2.) Remain on your current path. Demand action from the owner by yourself. Do not stop payments to the park as this could results in a termination of your lease.

      Keep us posted on your results.

      Best,
      John Fedro


  13. Marla
    1 year ago

    I’m selling a mobile home in California. It is in a mobile home park. Do I need to open an escrow or can I just handle necessary HUD paperwork?


    • John Fedro
      1 year ago

      Hi Marla,

      If you are looking to provide a HUD1 closing document to your buyers then “Yes” closing in Escrow is the way to go.

      If you do not need a HUD1 and are selling from private seller to private seller you can sell without the need of going through escrow.

      Either way congratulations on the sale. Hope this helps.

      Best,
      John


  14. isabel
    1 year ago

    john,is it just business for a park owner to sell mobile homes with liens on them?


    • John Fedro
      1 year ago

      Hi Isabel,

      This is concerning. The answer is it depends, but most of the time NO.

      I would be very curious if you wanted to email me just what is going on. Hopefully you are not caught in the middle of this. On many titles there will be a “Lien Holder” or “Liens” section. There can be liens here that are satisfied as long as they are signed off by the Lien holder as paid in full.

      Many times if the home owner (even if it’s the park owner) has a title in hand it means they own the home outright with no liens. I would advise you to ask why there are liens on the Title to the park owner.

      Best,
      John Fedro


  15. dave
    1 year ago

    hi john


    • John Fedro
      1 year ago

      Hi Dave


  16. dave
    1 year ago

    Hi John we are Canadian bought a place in vero beach village green. now we were shocked at the closing cost the agent told us it would be about 300 to 400 bucks. it ended up costing us so far 2,700 we dont even pay for this on a real home closing in Canada. Our closing for a brick home in canada would run about 1,800 she did not disclose this cost to us. And on top of that the bank is charging quite a bit of money on check transfer. like we wrote one check for 2000 grand they charged us 72 dollars because the money was coming from Canada. we did open us account with bank of America. But the money comes from the Canadian account to the us account. Any how we are pretty scared now because who could afford all these extra charges. And they also did this crazy back ground check on us which we found very stressful and we dont feel it was needed it was a criminal back ground check. They would never do this in Canada. And i talked to another Canadian i dont know them personally but they also own down here in Florida. They did not have to go though the back ground check nor were there closing costs any where near ares they were at around 500 to 600 bucks so how the hell could ours get to 2,700 They did email us the closing cost and it showed all the items taxes was quite a bit on the purchase price. We paid 28,000 for the unit it is a 1981 i just hope we are not getting screwed. Again in Canada the agent would have disclosed every thing about closing so you had no surprises. I dont think she had the experience to do a canadian sale i dont even know how long she has been selling for she told us she had never done a canadian sale. Any how any help on this matter would be great. We take possession mar 19 we have ask for another viewing. The other thing if they keep dinging us for the money transfer it might get more expensive then we thought our monthly hoa is 667.00 per month. I did read on line that in the states you have a five day cooling off period from the time you get the signed agreement. We have not got any paper work back yet. And i think by law we could kill the deal. But we do love it but it is all those unexpected costs the back ground checks it was and ordeal kind of lost your excitement when you have been put thought that. and funny thing we will be bringing our money and putting it into Florida state . if you can help at all that would be great thanks


    • John Fedro
      1 year ago

      Hi Dave,

      It sounds like you are moving into a great home in a great location. I am sorry to hear that the closing process is not moving as smoothly as you would like. Some agents may not be too familiar with mobile homes and manufactured home sales and therefore the Customers suffer.

      Without looking at the closing HUD statement I am unsure how many “Junk” fees you are being charged. Feel free to email me this separately.

      Florida does charge a 6% sales tax and on $28,000 this comes to $1,680 in State sales tax alone. Could this be part if the $2,800?

      The monthly hoa of $667 concerns me however if this is alright with you then I wish you the best of luck and warm weather in the future.

      Best,
      John Fedro


  17. Elijah
    1 year ago

    Hi John,

    I’m interested in buying a single-wide in southern California. I’m acquainted with the current owner and he is willing to sell me the unit for $25,000. He says he paid $50,000 for it 4 years ago, and has since invested another $10-15G in remodeling and repairs. He’s still fixing it up and it should be ready for inspection in a couple weeks. I’ve never bought a house or mobile home before but I’ve done a little research. We’re not going to go through an agent (no need), so I’ll be purchasing directly from him. I’ll be financing through my credit union. I know I have to get it appraised, get a health and safety inspection, and meet with the park managers. Is there anything I should be aware of or cautious of? Or is there any critical step I’m missing? Or can you give me any advice?

    Thanks in advance.

    ~Elijah


    • John Fedro
      1 year ago

      Hi Elijah,

      Congratulations on the upcoming home purchase!! It sounds like your intending to live in the home and make it your primary residence. I will base my answer to your question on this assumption. If I am incorrect and you are planning to rent or resell the home for profit then let me know as my answer will be much different as we typically do not pay that high of prices when purchasing as an investor.

      However, if you plan to live there then I hope you really love the home, park, park fees, and location because that is what you are paying for. If the home is a nice as you described it and with the upgrades it sounds like the home is well worth the price if you plan to live there. Plus when you resell the home you may likely be able to sell for more than what you paid.

      In California you will want to use Escrow when obtaining financing through your credit union to purchase a MH inside a park. Make sure that you can easily afford the monthly payment (PITI + lot rent) as lot rent will likely go up year after year. Remember that your seller will likely need a tax clearance certificate that can be obtained at your local County Tax Collector office, however the Escrow agent will likely do this service for the seller.

      Congratulations on the sale.

      Best,
      John Fedro

      P.s. Hopefully you are purchasing this MH for super cheap compared to other homes sold/listed for sale in the park. If the average comparable Mh for sale is also around the $25k price then you may want to reconsider the deal as this seller may simply have overpaid when he/she purchased.


  18. Gabby armstrong
    1 year ago

    Hi John! i bought a mobile home which is located in a park. I have had trouble with this park we have been to court and so on i have decied to sell my home and move. I had a buyer ready well the maintence man came up to us and said that they would be putting a lein on my home which is paid off. Can i sell my home and have it moved. I live in texas and dont know my rights please help thanks


    • John Fedro
      1 year ago

      Hi Gabby,

      I am sorry to hear about this situation and that it is obviously upsetting you. I too have been in legal battles with parks and it is never easy. Plus no matter if you “Win” you still have to live there and that relationship between the park and you will never be the same.

      It is odd that the Maintenance man told you about the coming lien and not the park or court or a letter. Check on this site to see if there are any liens on your mobile home. If not then sell quick and transfer ownership before the lien is placed. Use this link to enter your name or the homes serial number to check for ownership status and lien status… http://mhweb.tdhca.state.tx.us/mhweb/title_view.jsp

      As far a legal aid you should likely see an attorney if you do see a lien on the property you don’t recognize.

      All the best,
      John


  19. Holly
    12 months ago

    Question, I am in Vero Beach, FL and I am selling my mobile home. The buyer wants to give us $7-8000 up front and pay $500 a month on the remainder balance until we reach the total selling price of $13000. When do I sign the title over to him and what paperwork should i draw up to have this a legal binding contract that would hold up in court if need be? Can we just include the terms in the Bill of Sale? Like put $8000 for the home and $5000 for the contents including all new applicences and contents (washer, dryer, stove,refrigerator,microwave, TV, furniture). Any help would be so apreciated as i am doing this on my own.


    • John Fedro
      12 months ago

      Hi Holly,

      There are multiple ways to accomplish what you are aiming to do. I will try to give you the steps for the easiest and safest.

      Congratulations on finding a buyer that can bring $7k-$8k to close. This tells me that they are serious about owning the home and will likely NOT default with so much on the line.

      Please use the steps below as an outline for moving forward in FL.

      1. Make sure the tenant-buyers (TBs) are approved at the park. If the park is strict with their background checks then you may consider this TB safe to sell to. However if the park is brief on their background and eviction check you may wish to verify their employment, income, criminal check. Again because the TB is give you so much money down you will likely not have an issue based on my experience.

      2. Paperwork to fill out. Sign the Title(s) as seller and the buyers sign as buyers. On the bill of sale mention that the home was sold for $13,000. Only $X,XXX has been collect. Another $X,XXX will be paid to the seller per Promissory Agreement. Fill out your promissory agreement. I will email this to you in the next few hours. Take the Title, BOS, and Promissory Agreement to the local DMV, go with your TBs.

      3. You will sell the home and become the Lien holder. This is accomplished by transferring title from you to the TBs. The TBs will be listed as new owner and you will be listed as 1st lien holder. While at the DMV you will be handed a form to fill out based on the transaction. On this form or simply asked to you by the DMV clerk will say, “Is there a lien holder?” Yes, there is.. it is you. Give your name and address and you will receive the Title(s) to hold until the home is paid in full.

      4. When the home is paid in full you may sign the Title(s) and hand them to the TBs so they may hold the Title(s) and now, and only now, own the home “free and clear”.

      On a side note be firm with the TBs and do not allow them to miss a payment without a late fee included. If you do not have a lease agreement I can provide you one as well.

      I hope this helps.

      Best,
      John Fedro

      P.s. This does not constitute legal advice. Seek a professional always.


  20. Stefan
    11 months ago

    Hi John!

    My business partner and I are looking into purchasing discounted notes on mobile homes in mobile home parks. I was wondering what all is involved with a transaction of this type and what the major risks are?

    Thanks!


    • John Fedro
      11 months ago

      Hi Stefan,

      Will you be purchasing notes from larger corporations or small mom and pop investors or other??

      Mobile home notes in parks can pay like a dream or a nightmare depending on the purchasers inside the home. Mh notes in parks are risky because they do not include the land the home sits on as collateral (in most cases). Be prepared to step in as manager if needed to protect your investment. Be aware that if the buyer defaults, you or the original investor will likely be liable for the monthly park rent to protect your investment. My advice would be to make certain you are purchasing notes from a very seasoned MH investor with a track record of profitable deals.

      Hope this helps.

      Talk soon,
      John Fedro


  21. maria
    10 months ago

    HELLO JOHN
    I NEED HELP MY BOYFRIENDS FRIEND OWNS A MOBILE HOME AND OFFERED US TO TAKE OVER THE PAYMENTS ON THE HOME AND WHEN WE FINISH PAYING FOR THE MOBILE HOME TO SWITCH OUR NAMES TO THE OWNERS. WILL THAT BE ANY PROBLEM LATER ON WHEN SWITCHING OUR NAMES


  22. maria
    10 months ago

    OR IS THEIR ANYTHING WE NEED TO GET SIGNED OR NOTARIZED BEFORE TAKING OVER THE PAYMENTS


    • John Fedro
      10 months ago

      Hi Maria,

      What you are trying accomplish is easy in theory, but life is not so black and white.

      As I understand it there is an underlying mortgage that you plan to pay for and live in the home until paid off. At which point the owner will sell you the home for free? I will answer assuming this is correct.

      Is the loan through the park, bank, dealer, or other?

      Still be aware that insurance will need to be kept current on the home per many banks requirements.

      Now back to the deal: There are so many things your friend could do to back-out and not sell to you that would leave you with little to no recourse if he did not sell to you down the road.

      In addition depending on how organized and strict the park is they may require you pay off the bank loan prior to living in the home as the owner can not sublease in most parks.

      With all that said if the park does not care about what you are doing and you get approved you will want to create a contract and affidavit between you and the sellers, with a real estate attorney to protect all parties. It will cost $200-$500 but is crucial in my mind to protect everyone. I would stay away from creating your own contracts in this instance. I would even go so far as to pay a 3rd party note-servicer in your area that will collect and make payments from you to the bank and keep a record of this for tax purposes. this service runs $10-$40 per month. Also, if the attorney can add his info to receive the title once paid off, so that you know the title is coming to you.

      Even if this is your best friend you are helping and buying the home from I would highly suggest taking the inexpensive precautions to purchase this home creatively.

      Way to go thinking out the box btw!

      Let me know if you have any questions or need something made clearer.

      John Fedro


  23. Helen M Brown
    10 months ago

    Hello John, thank you for all the information :D*** my parents are seniors and are purchasing a mobile home by owner in a Senior Park I want to make sure every thing we have discussed is correct we do not have a title company involved but I assume everything needs to stay in the current owners name untill the unit is paid off. we have a Purchase Agreement/Bill of Sale that lists the terms down payment and Interest and principal payments etc…and will be notarizing the document do we need to file it? is there anything else I should do? I want to make sure my Parents are Protected.


    • John Fedro
      10 months ago

      Hi Helen,

      Thanks for reaching out. I would be happy to give my comments and thoughts on this deal.

      My questions:

      1. What state is the MH located in? Depending on the state the answers will vary slightly.
      2. How long is the repayment term?
      3. Are there any liens or mortgages currently on the property?
      4. Are taxes current?
      5. Have you verified the owner is who they say they are?

      Please see my answers below to your questions.

      1. Question: we do not have a title company involved but I assume everything needs to stay in the current owners name until the unit is paid off. Answer: No, the title should be titled into your parents name or their trust’s name, if using a trust. The sellers will be listed as Lien holder on the title and will hold the new title (with your parent’s name as owners) until your parents have paid his/her all monies owed. If the home is in Ca then the Lien holder is named Registered Owner on the title.

      2. We have a Purchase Agreement/Bill of Sale that lists the terms down payment and Interest and principal payments etc…and will be notarizing the document do we need to file it? Answer: Where will you be filing these forms? Unless the Title is in your parents name you will have little recourse if the seller tries something “funny” down the road.

      3. Is there anything else I should do? Answer: Yes, in addition to the other paperwork I would add an amortization table that shows all the payments, with interest, your parents need to pay and when. Have all parties sign this amortization table. You can create and print this for free online. Also, keep all payments with interest for tax purposes, at the end of the year your parents should receive an interest statement they have paid to the seller for tax purposes.

      In addition make sure the monthly payments are something that can be easily afforded by your parents. If there is any chance of future default renegotiate the terms. I assume you have already considered this however I have seen too many good folks miss one payment and then spiral out of control to lose the home entirely.

      Great job helping your parents find a nice home with affordable financing.

      Talk soon,
      John Fedro


  24. Helen M Brown
    10 months ago

    Hi John, Thank you so much for the quick response! Q#1:the state is California,Q#2: the repayment term is 8 years,Q#3: no liens, taxes are up to date &Q#$: the owner has lived on site at the Mobile Home Park and the park Manager has verified him to us…I did read on another comment& your answer to get it all transfered to my parents name with a 1st lien holder on the Title@ the DMV* very helpful as well :D*** I cant Thank you enough for your help!


  25. Confused in Michigan
    10 months ago

    Hi John,

    I’m getting my ducks in a row to buy a mobile home through a broker. I’ve identified a home that is priced right, right size, right condition, wrong location. I’ve found a park in the right location that will pay to move the home and set it up for occupancy, and I’ve submitted an application to them. I can pay the full purchase amount up front without financing.

    I brought a Cashier’s Check to the brokers office as my earnest money. The hitch came when I read the Offer to Purchase form they wanted me to sign. Two hitches, actually.

    Hitch #1 – in addition to purchase price, sales tax, and title fee, they want me to pay a $450 brokerage fee. Isn’t that a sales cost that should be born by the seller? If I was buying real estate, I’d expect the agent to be paid out of the seller’s commission fee.

    Hitch #2 – the seller wants to remain in occupancy for 30 days after closing. My idea of a closing is that the buyer and seller do a final walk-through of the vacant property to assure that all is as expected, the buyer hands over payment, the seller hands over title and keys, and the transaction is completed. Am I wrong?

    If I bought a car, I wouldn’t expect the seller to say “Thanks for the payment. I’m going to drive the car around for a month before you get the keys.” What makes taking title to a mobile home different from that? Why should the seller have use of my money and use of the property I paid for at the same time?

    I’m new to Michigan. Are things that much different here than they were in Connecticut?


    • John Fedro
      10 months ago

      Dear Confused,

      Congratulations on the find, both the new park and the home. Thanks for reaching out on the confusions you’re facing. Your concerns are justified. Please see my thoughts to your hitches below. My answers are in ALL CAPS.

      Hitch #1 – in addition to purchase price, sales tax, and title fee, they want me to pay a $450 brokerage fee. WAS THIS EVER MENTIONED OR SHOWN TO YOU PRIOR TO CLOSING OR IN ANY AGREEMENT YOU SIGNED? THEY SOUND LIKE JUNK FEES TO ME BUT THERE MAY BE SOME MERIT FOR WHY YOU (THE BUYER) IS PAYING FOR THESE FEES. PERHAPS THEY ARE CUSTOMARY FOR THIS COMPANY. DO THE FEES GO TO TAXES OR THE STATE? THIS FEE MAY LIKELY BE NEGOTIATED OR REMOVED COMPLETELY. Isn’t that a sales cost that should be born by the seller? YES. UNLESS OTHERWISE MENTIONED. If I was buying real estate, I’d expect the agent to be paid out of the seller’s commission fee. CORRECT. IF YOU STOOD FIRM AND WOULD NOT CLOSE UNTIL THEY AGREE TO REMOVE THIS DO YOU THINK THE SELLER OR BROKER WOULD BACK DOWN? IN MOST AREAS A BUYER WILLING TO PAY CASH IS A POWERFUL-PLAYER.

      IN ADDITION WHAT AGE AND CONDITION IS THE HOME? BE AWARE THAT MOVING OLDER HOMES OR DOUBLEWIDES CAN HAVE ITS DISADVANTAGES.

      Hitch #2 – the seller wants to remain in occupancy for 30 days after closing. My idea of a closing is that the buyer and seller do a final walk-through of the vacant property to assure that all is as expected, the buyer hands over payment, the seller hands over title and keys, and the transaction is completed. Am I wrong? YOU ARE CORRECT. I SEE A FEW OPTIONS. #1: DELAY CLOSING UNTIL THE HOME CAN BE PROVIDED CLEAN AND VACANT. #2 CHARGE THE SELLER MONEY PER DAY FOR RENT UNTIL THEY VACATE.

      WHAT HAS HAPPENED SINCE WRITING THIS COMMENT?

      Best,
      John Fedro


  26. diana
    10 months ago

    Hi, I hope you are still answering questions on this site. My husband and I are looking at buying a mobile home in Texas. We have seen several great deals, some in parks or on leased land, others that include acreage. We want a quick closing so we can relocate. We will be paying cash. One property owner said he did not have the title, I guess he needs an SOL? I have several questions. Do we need to do a title search? I suppose we can call the county to ensure all taxes have been paid? Approximately how much do we need to budget for closing/title transfer or whatever other fees are involved? On mobile home in parks, do we need to make sure the park will allow the home to remain or is that pretty much a given? We’ve bought regular homes before but had a realtor, title company and mortgage company that handled everything except signing our names, so this is a totally new experience. Any advice or pointers are welcome. We are buying the home for our residence, although at some point, we may want to turn it into a vacation spot and buy a “real” house. Thanks!


    • John Fedro
      10 months ago

      Hi Diana,

      Please see my thoughts below in ALL CAPS.

      Hi, I hope you are still answering questions on this site. HAHA, YES OF COURSE. EVERYTHING IS KEPT UP TO DATE AND I AM CERTAINLY HERE FOR ANYONE THAT NEEDS MOBILE HOME RELATED HELP OR ASSISTANCE. My husband and I are looking at buying a mobile home in Texas. WONDERFUL! WELCOME. We have seen several great deals, some in parks or on leased land, others that include acreage. PURCHASE WITH LAND IF AT ALL POSSIBLE IN YOUR BUDGET. We want a quick closing so we can relocate. We will be paying cash. EXCELLENT. CASH SPEAKS AND CLOSINGS ARE QUICK. One property owner said he did not have the title, I guess he needs an SOL? MANY MHS WILL NOT HAVE TITLES IN TX. AN SOL APPLICATION IS WHAT IS NEEDED TO TRANSFER OWNERSHIP. CONFIRM THE OWNER IS THE OWNER BY CHECKING http://mhweb.tdhca.state.tx.us/mhweb/title_view.jsp OR CALLING (800) 500-7074. I have several questions. Do we need to do a title search? WHEN THE HOME IS ATTACHED TO PRIVATE PROPERTY YOU WILL BE PURCHASING YES, ALWAYS. IF INSIDE A PARK OR ON LEASED LAND, NO MOST OF THE TIME. I suppose we can call the county to ensure all taxes have been paid? YES. YOU WILL NEED TO CALL YOUR LOCAL COUNTY. WHICH COUNTY YOU PLANNING ON MOVING TO. Approximately how much do we need to budget for closing/title transfer or whatever other fees are involved? IN A PARK WHERE THE HOME IS ALREADY SET-UP FIGURE ON UNDER PAYING THE STATE LESS THAN $100 TO OBTAIN OWNERSHIP. IF PURCHASING THROUGH THE PARK OR DEALER THEY MAY CHARGE YOU MINOR JUNK FEES TO PAD THEIR POCKETS. ALSO MOST PARKS WILL WANT A DEPOSIT, THIS IS LIKELY GOING TO BE THE BIGGEST COST. CONCERNING MOBILE HOMES ATTACHED TO LAND THE CLOSE COSTS AVERAGE 2%-4% OF THE SELLING PRICE. On mobile home in parks, do we need to make sure the park will allow the home to remain or is that pretty much a given? IT IS PRETTY MUCH A GIVEN, THEY WANT YOUR MONEY. BUT ASK THE PARK IF THEY WILL REQUIRE ANY CHANGES TO THE HOME ONCE YOU TAKE OWNERSHIP. We’ve bought regular homes before but had a realtor, title company and mortgage company that handled everything except signing our names, so this is a totally new experience. Any advice or pointers are welcome. We are buying the home for our residence, although at some point, we may want to turn it into a vacation spot and buy a “real” house. SOUNDS LIKE A GOOD IDEA. ARE YOU PLANNING TO BUY THROUGH A PRIVATE SELLER, DEALER, OR OTHER? Thanks! HAPPY TO HELP.

      Talk soon,
      John Fedro


  27. TESSA CLARDY
    9 months ago

    Hi John,
    I am selling a MH in Michigan. It is financed through a credit union, and I am asking only the amount owed, as I would just like to pay it off and relocate to another area. I have a title, listing the credit union as the lien holder. The possible buyer is concerned that she may not be able to obtain financing (yes, a bit of a red flag) and would like to proceed with owner financing. I have asked for $1800 down on a purchase of $12600. As far as I understand, the tenant buyer is responsible for maintenance and upkeep while in posession of the property. I plan on keeping insurance on the structure, and the buyer will be responsible for insurance on contents. What forms would you suggest I complete to make this a binding agreement? Would it be better to go through a realtor or attorney for this? I hate to pay the fees, but also want to protect myself.

    Thank you for your help. :-)


    • John Fedro
      9 months ago

      Hi Tessa,

      Thanks for reaching out to me about this. First off, well done that you have thought outside of the box and figured out a solution for your tough-to-sell MH. I hope the selling price includes a little profit for you, but if not then good sell anyway. This buyer is getting a good deal to own a home via payments.

      The tenant-buyer is the one taking the bigger risk here, not so much you. The Title will need to remain in the current owner’s name until the CU lien is paid off in full. For this particular case I would advise creating a Purchase a sale agreement that outlines the terms and price. Also create a Lease Option Agreement with the tenant-buyer to protect them and you. This Lease Option Agreement will have you both agree to sell/purchase the MH after the option period has come due. This will give you time to pay off the home. This Lease Option Agreement will allow you to evict if needed.

      Realize until you get clear title (when the CU removes their lien) you will not be able to transfer title. This means that you will not be able to sell the home or transfer title to the new buyer. This is why I recommend a Lease Option agreement.

      Depending on the park the MH is located in the park manager may want to see the Title switched to the new buyer’s name, OR the park manager may not need to verify this Title change. Some parks do not check for a new Title once the new buyer purchases, the park only need to verify the Purchase Agreement you created with the buyer and nothing more. If this second scenario is necessary from the park let me know and we’ll go from there.

      Keep me in the loop and let me know if you have any other specific questions.

      Talk soon,
      John


  28. Diane B
    9 months ago

    I’m selling my MH in Brandywine, MD. It is located in a community where I pay a lot rent. I have the title to the home, but am running into issues with lending. Is there a way to transfer the title to a deed to allow lending much easier? I have had several people with traditional approval from banks want to buy it, but they cannot get approved for the MH. Any thoughts? Thanks, Diane


    • John Fedro
      9 months ago

      Hi Diane,

      Thanks for reaching out to me on this.

      Because your mobile home is located in a park where you do not own the land there is little to no way to add the current land TO your mobile home title/deed. This is because the owner of the park owns the entire land and would not be able to section off a piece of land for you, nor would they likely want to. Unless the park is not completely rental and you do have the option to own the “land” under your home by paying $xx,xxx for the land value.

      In short the reason your prospective buyers are having trouble financing your mobile home is because very few banks lend on mobile homes in parks these days. I would recommend you to 2 nationwide lenders however neither lend in Maryland for some reason. I wish I had better lending news to tell you.

      Outside of simply looking for a buyer to pay cash or obtain bank financing you may want to try and sell for monthly payments. You will not receive all your money in 1 lump sum, but you will receive a higher profit over the next few years. See here for more info http://www.mobilehomeinvesting.net/how-to-sell-a-mobile-home-in-a-park

      Another strategy is to sell for payments and then sell the Note to a Note Buyer for 1 lump sum. Just FYI. If interested I can expound more.

      Hope this helps. Let me know if you have any further thoughts of questions.

      Best,
      John


  29. Yvette
    9 months ago

    I’m looking in to buying a home that has land on it I would like to buy a mobile home to put on the other side for my son and grand kids they are mobile homes in the hood but they are no hook ups on the land that I’m buying just a single family home ( not a mobile ) what is the best way to go for hook up electric /water /AC and moving the home and buying cash 3 bedroom under 10,000 cash in San Antonio Texas Thank”s for your time
    Sincerely with love for all Yvette Cantu


    • John Fedro
      9 months ago

      Hi Yvette,

      The first objective to overcome is the zone from the city. Will you be allowed to add a mobile home to your existing lot? Or will you have to subdivide the lad first? If you are in the county with will be easier than in the city, in most cases. Call the local code department of government to ask for your particular piece of property.

      The next step is to call around and get references from experienced electricians, plumbers, movers, mobile home installers, and handyman that will install your mobile home and bring utilities out to the home.

      The next step is the mobile home. Be patient if possible and wait for a mobile home that must be moved. These homes are the least expensive often times because of the cost of moving the home and lack of buyers willing to move these homes once purchased. You are in a good spot as there are always MHs for sale in SA.

      Hope this helps. If still confused let me know where and we’ll get you clear on the subject.

      Best,
      John


  30. DC
    8 months ago

    John

    I’m looking at buying a mobile home on a acre of land. The guy says the title is clear, and ready to go.He wants 35,000 cash. I have the cash, and would pay that way, no loan/bank involved. What steps should I take, or will I have to take to purchase? What type of closing costs would be involved? I am in NC.. Thanks!


    • John Fedro
      8 months ago

      Hi DC,

      Thanks for reading and reaching out.

      Congratulations on finding a home and negotiating a great deal that you are happy with from your seller!

      In North Carolina and many other states you will want to have a Purchase and Sale Agreement signed between the seller and you. Once this agreement is signed you should take this paperwork AND your Good Faith Money (approximately $500-$2,000) to your local Title Company. From here they will preform the necessary checks and documents to transfer the home and more importantly land to you.

      A cost for this should be less than 5% of the sale price. Customary closing costs will have you paying about 70% of these charges. I highly recommend using a Title company versus closing over the kitchen table, which is also possible. Don’t cut corners here.

      Hope this help. Let me know if you have any follow up questions or confusions from my answer.

      Talk soon,
      John Fedro


  31. jynni
    8 months ago

    my boyfriend and i bought a manufactured home June 1, 2013 and have not received a bill of sale or title. Also the lady collects our mail and i am not able to get post office to change lock because I have no proof i live or own this home


    • John Fedro
      8 months ago

      Hi Jynni,

      Congratulations on the sale!! Is this from a private seller or dealer?

      When you say you purchased the home what exactly do you mean? Did you pay cash and they handed you only the keys at closing? Did you purchase this home located inside a park on attached to your own land?

      This is either a story of a woman selling you a home she does not own OR a mis-communication of how the sale was suppose to transpire OR the sale did go through and the transfer forms are currently at the state office being processed.

      My advice is to call the seller and gain more clarity as where exactly your Title and BOS is?? From there let me know. More than likely everything is alright and all parties are still moving forward as originally agreed.

      Talk soon,
      John Fedro


  32. Danielle Davis
    7 months ago

    Hi, john. If im buying a mobile home in new hampshire do I need the title in hand?


    • John Fedro
      7 months ago

      Hi Danielle,

      New Hampshire has some interesting laws concerning mobile homes that no other state has. A mobile home inside a park is considered “real property” and not “personal property” as it is in all other states. With that said you will not simply need a Title in hand, you will need to close the property at your local Title company or closing attorney’s office. Is this property an investment only or a personal residence?

      Let me know if you need further help or have any other MH specific questions.

      All the best,
      John Fedro


  33. Joni
    7 months ago

    hi, John
    just a quick question. I purchased a mobile home in a park for cash a few months ago and received a bill of sale. they said they would send the title along shortly but i still have not received it. now they are threatening legal action against me for my rent being a little behind. is this legal for them to do since they never gave me the title? I have given them written notice that i will be hanging onto rent until they deliver the title….i live in MI


    • John Fedro
      7 months ago

      Hi Joni,

      Without a doubt this sounds like something you should ask a real estate attorney who has experience with mobile homes. Organize your questions and call RE attorneys that offer 1 free hour of free consultation. Make sure they stick to your questions and don’t get side tracked – an hour goes by quick. If you need help with your questions or need feedback from this attorney conversation don’t hesitate to email me at [email protected].

      Now, with all that said I can offer my thoughts.

      In MI you can pay extra to have the Title expedited to the new buyer quickly within a weeks time. You should have received Title by now if everything was filed correctly. Something sounds wrong – either something they did or did not do OR a misunderstanding that you though you would receive the Title but really you won’t for some reason. However if you paid all-cash for the home then I can not see a reason for the previous owner to not have done this.

      Did you buy from the park? If you did then I can understand their bureaucracy to mail in everything, therefore slowing down the process. When a person buys a mobile home from a dealer or park, the dealer applies for the purchaser’s new mobile home title using the Retailer Application for Certificate of Manufactured Home Ownership.

      Did you buy from a private seller? When an owner sells their mobile home, they assign the title to the new owner. The new owner brings the assigned title to a Secretary of State Branch Office to have it transferred into their name immediately.

      Did you verify the seller was the owner?

      You are behind in lot rent payments to the park? As you already know whether you have the Title or not you will need to pay this lot rent or move the home. I would not expect this Title issue, even if they’re in the wrong, to stop the park from evicting you and/or the home.

      Hope this helps. Keep in touch.

      Talk soon,
      John Fedro


  34. Danielle Davis
    7 months ago

    The mobile home in a co-op park. And the guy is selling it to us for $6,500. Im just worried the title might not be clear and free and im not to sure on the steps to find out if it is or when I should… just really coinfused!


  35. Danielle Davis
    7 months ago

    If a deed on a mobile home in new hampshire is clear does that mean the title is too?


    • John Fedro
      7 months ago

      Hi Danielle,

      In most cases yes however this is best confirmed by your local title office or closing attorney in NH. The reason I say this is to protect you and confirm that there are no hidden liens on the home that do not show “on record” by you doing a quick check of the deed.

      All the best,
      John Fedro


  36. Colleen
    7 months ago

    I am looking at a home in a park located in Tampa, FL that the seller owns free and clear. The park mang said he will frown on pulling as it will leave an empty space. He went on to say he will make it difficult to pull, leaving the lot “messy? could cost me and the persons lot rent I may owe? Can you give me your thoughts on the best peaceful course of action?

    Colleen


    • John Fedro
      7 months ago

      Hi Colleen,

      I regret to hear that the park manager is claiming to make your life difficult if you pull the home out of the park. This does not surprise me as some managers really will play hardball and be vocal about you removing a home. Which is completely legal of you to do in every way! So do not fear.

      First of all let’s figure out what is best for you. Why not leave the home in the park? Are you going to live there or is it an investment only? Are you purchasing from the park or the owner-occupant? Moving to your land or another park? Is there a park incentive to move the home to this new park? Is the lot rent behind now? If it is then this is semi-standard to repay the past person’s lot rent.

      In retrospect if the park manager is this vindictive I would advise you against staying in the park.

      Now to help answer your questions. If you plan to remove the home from the park it will be stated what the park’s policy is for the removal process in the rental agreement, park rules, and/or park prospectus. Most parks will simply ask you to leave the lot clear of material and give a 30 day notice. You have every right to remove the home once owned by you or under your control, mobile home parks are simply long term parking lots. I am curious what park this is located in? If you are at liberty to say.

      Hope this helps. Keep in touch with this deal.

      Talk soon,
      John Fedro


  37. sharon
    7 months ago

    hi i am selling my mobile home because my mom passed away and i am on the title as owner..i live in pa. i have someone who is interested and wants to give a down payment and then 250 dollars a month to me until he satifies the amount i am selling it for..what do i do? how do i go about this? I HAVE NO CLUE.


    • John Fedro
      7 months ago

      Hi Sharon,

      Thank you for reaching out to me for this issue.

      First off I am so sorry to hear about the passing of your mother. In addition the added confusion of how and where to sell this mobile home is stress that you do not likely need in your life right now. With that said please see below as my advice on how to sell and your next steps.

      I am happy to say that your next few steps can be easy or difficult, depending on how you wish to proceed.

      I will already assume (and suggest) that you have pre-screened the prospective tenant-buyer fully. In the screening you should view their credit reports, background history, work history, past evictions, sexual predator status, criminal history, etc. I say this because if you sell to “low-risk” tenant-buyer that pays you a healthy Down Payment and has good history then you’re life will likely be easy when it comes to collecting your money and staying in-touch with this buyer. The opposite is true if you sell quickly to a “high risk” tenant-buyer.

      After you pre-screen your tenant-buyers make sure they are approved at the mobile home park you are selling your home in. Once your buyer is approved you may now sell the home via monthly payments and a down payment?

      Now comes the part where you transfer ownership and cover paperwork to protect all parties…

      The method I teach and use myself when purchasing and reselling mobile homes in parks is to purchase the home using a Trust, and then to sell the beneficial interest in said Trust. This keeps the owner of record the same, and therefore in your control until your buyer pays you every cent that is due. Once paid off the Title is then transferred into the buyer’s name. I do not expect you to know about Trust however they are very simple to use and I wanted to make you aware of this method to protect yourself against the seller defaulting on their payments to you. If you sell using this method you may evict rather than foreclose. I can help you more if you wish to use this method.

      The method I would recommend to you, a non-investor, is to sell by transferring ownership in the Title to your new buyer and making yourself “Lien Holder” on the Title. This will mean that you will hold the Title until it is paid in full from your buyer. The Title list the buyers as Owners day 1. In addition it can be valuable to have a local real estate attorney create your promissory note versus you creating this paperwork. This is a cost that should be paid for by the buyer.

      Who’s idea was it to sell via payments? If yours that is ok. If the seller’s idea than I would be cautious about this buyer being someone that hops from home to home defaulting on people’s notes in the past.

      This is likely a lot to process so please report back with questions or concerns or anything else. You may also contact me at [email protected]

      All the best and talk soon,
      John Fedro


  38. Paul
    7 months ago

    Hello John, Im Paul..I have been reading and looking at quite a number of your videos via, Youtube and your replys to some of the people here….You’re providing a Very Very valuable service and I commend you for it…

    Thanks for all your help.
    Sincerely
    Paul


  39. Maggie
    7 months ago

    Hi John, I am from Mississippi and my husband and I are purchasing a mobile home from a couple in our community. They are asking the payoff amount, it is still under a lien. My husband and I are trying to get a loan through the same company they have their lien with so we can build our credit. So there will be no actual trading of money. The mortgage company is requesting a signed sales contract. Could I just get a simple bill of sale, and consideration amount be the payoff amount on the mobile home?


    • John Fedro
      7 months ago

      Hi Maggie,

      Thank you for reaching out to me on this issue. Please see my thoughts below to each part of your comment/questions. My thoughts are in ALL CAPS below to help make it easier to read.

      I am from Mississippi and my husband and I are purchasing a mobile home from a couple in our community. CONGRATULATIONS ON FINDING AND NEGOTIATING A HOME YOU ARE HAPPY WITH! They are asking the payoff amount, it is still under a lien. YES, THE MOBILE HOME LIKELY STILL HAS A LOAN/MORTGAGE TIED TO THE HOME. THIS WILL MEAN THAT THE SELLER/OWNER WILL NOT HAVE THE PHYSICAL TITLE IN HAND. My husband and I are trying to get a loan through the same company they have their lien with so we can build our credit. BANK LOANS FOR MOBILE HOMES CAN BE DIFFICULT THESE DAYS HOWEVER IT WILL DEPEND ON THE HOME, YOUR HISTORY, YOUR INCOME, AND AMOUNT DOWN. So there will be no actual trading of money. THE BANK MAY NEED 10-20% DOWN AS THIS IS A “NEW” LOAN. The mortgage company is requesting a signed sales contract. Could I just get a simple bill of sale, NO. YOU WILL WANT TO PROVIDE THEM WITH A PURCHASE AND SALES AGREEMENT SIGNED BY THE SELLER AND YOU. THIS STATES HOW MUCH YOU ARE PAYING FOR THE HOME, ETC. IF YOU DO NOT HAVE THIS PLEASE EMAIL ME AT [email protected] AND I CAN SEND YOU A BLANK COPY. THIS IS DIFFERENT THAN A BILL OF SALE AS A BILL OF SALE WITH MENTION THAT THE HOME IS ALREADY SOLD, WHICH IS NOT WANT YOU WANT. and consideration amount be the payoff amount on the mobile home? YES, CORRECT.

      Hope this makes sense and helps. Let me know if any follow up questions arise.

      All the best,
      John Fedro


  40. Dana Smith
    7 months ago

    HiJohn, I am selling a mobile home that my mother own’s outright. I have power of attorney. The home is in a park and is actually listed as a condo since she owns the land as well as the mobile home. This is an all cash, as is deal. What do I need to do to? There will be no mortgage to satisfy. Do I do a bill of sale for the home and a warranty deed for the land and just sign the title over to the buyer after receiving a certified check from him. The buyer has agreed to assume all fees for closing but does not want to use an attorney or title company as he says they charge too much. We live in the state of Florida. Thanks for your assistance.


    • John Fedro
      7 months ago

      Hi Dana,

      Thank you for reaching out to me on this matter. Please see my thoughts below to your questions.

      Question: What do I need to do to?
      Answer: When a mobile home is attached to the land you also own the sale is very similar to a traditional single family home. One of the first steps is to verify that your buyer has the cash or approved financing to purchase this home and land. Like you said aim for a buyer with all cash opposed to financing. Once your buyer is in place they may need to be approved by some “park committee” if this is a senior park or very upscale-type park. During this time you will need to have a Purchase and Sale Agreement (PSA) between the buyer and you filled in, signed, and dated. This PSA will then be given to your local Title company, Escrow company, or Real Estate attorney, depending on your state. If you do not have a blank PSA I can provide you with one if you email me at [email protected]. From this point the closing agents will pull Title history, create needed closing documents, and even set up a time for you and the buyer to close on the home.

      Question: Do I do a bill of sale for the home and a warranty deed for the land and just sign the title over to the buyer after receiving a certified check from him?
      Answer: The above answer may be null and void if the home is not legally attached to the land as one property? Do you know if the home is joined to the land? Is a Title still present? When you look up the land in the county tax collector’s website is the home included in the legal description? Do you pay a yearly registration and receive a sticker for the home? If yes then the home is not legally joined to the property. If the home is attached to the land then a Bill of Sale is not needed. In reality you could simply use a Warranty Deed for the sale of the home without going to the Closing company process as listed above, this will mean the seller has to trust there are no outstanding hidden liens on the property.

      Question: The buyer has agreed to assume all fees for closing but does not want to use an attorney or title company as he says they charge too much.
      Answer: Well this makes my first answer null and void. I will keep it though for anyone else that has the same issue. With the fact that you wish to avoid a closing company and your buyer will pay all closing costs you can simply create a Warranty deed to convey interest for home and land (if they are legally joined together). If the mobile home is not attached to the property you should then proceed the way you mentioned with regards to a Bill of Sale for the home and a Warranty deed for the land. Either way go to the recording office yourself with or without the buyer to file the paperwork so that you know it has been filed correctly and timely.

      Happy to help. Let me know if you have follow up questions. Also if you need help determine if the home is real property or personal property let me know.

      Best,
      John Fedro


  41. Dana Smith
    7 months ago

    Hi John,

    Thanks so much for that information. The home and land are listed together on the warranty deed from when my mom purchased it. The description states Mobile Homes Vin: XXXX and XXX and RP decal numbers XXXX and XXXX

    That leads me to believe that this is considered real property and the home is attached to the property.

    So thinking I can do a warranty dead, basically use the same form as when my mom purchased, just changes names and dates or do you have or know where i can get this form? And then a bill of sale so we both myself and buyer have proof of the sale and cost. Does that sound right?


    • John Fedro
      7 months ago

      Hi Dana,

      Yes. That is exactly correct. Many folks will tell you that doing a “table closing” is risky, and they are right with regards to the buyer of the home. However since the buyer has stated he wishes to avoid a formal closing I say go ahead with the sale. The bill of sale is not necessary but completely fine to create and sign. Be aware you will need to use a notary and 2 witnesses on the WD or you will not be able to record the deed.

      Congratulation on the coming sale!

      Happy to help.

      All the best and keep in touch,
      John Fedro


  42. Eu
    6 months ago

    I need to clear my name from the title of a mobil home. I have a notirized bill of sale, but the person I sold it to left the country. What can I do to clear my name from the title, before there are any issues


    • John Fedro
      6 months ago

      Hi Eu,

      Thanks for reaching out to me on this matter.

      It sounds like you are still in control of the Title. Is your name is listed on the Title as “Owner”? If this is the case then I advise you to resell the home to someone else for a profit or break even sale. Make sure you go to the local government agency with the new buyer to verify the transfer ownership from you to them is complete. Depending on your state this gov’t office will be the DMV, DOT, county treasures office, or manufactured home division office in some states. If you let me know what state you are in I can advise your further if you need help locating this office.

      If you are NOT listed as “Owner” but rather as “Lien Holder” you have a few options. Go down to the state title transfer office (as stated above) and tell them about the situation, that the owner has defaulted and that you want to be the legal owner again. This will require a form and a fee and you should be the new owner again in a short time. You can then resell for a profit. OR if you do not wish to be the new owner you can simply do nothing. As the lien holder you will not be held liable for lot rents past due to the park, this is unless of course the park manager and you agreed to different terms when you originally sold the home. If this is the case the park manager may be holding you accountable for the lot rents until the their is no lien left on the home, this is not common though.

      Either way, is the lot rent being paid on the home? How about taxes? If the lot rent is past due then depending on the park you may be able to simply give the ownership to them and this will allow you to walk away from the home without paying back lot rents and fees. A park will do this to avoid going through the cost of legally taking the home back through the courts.

      Let me know if all this makes sense and/or if you have any follow up questions.

      Talk soon,
      John Fedro


  43. Carl Giauque
    6 months ago

    Hi John,
    We our jumping in buying our first park mobile, to repair and resell . I’m going down to the DMV/Treasure, soon to transfer title, we are in Idaho. I have seen you mention using a personal property trust ,I think you mean to put the title in? 1 .what is a personal property trust, 2 how does it work? I was going to just put my self in as 1st lien holder, when we get it sold, but it sounds like the trust is a better way.. thank you for all the great info !
    Carl


  44. Carl Giauque
    6 months ago

    John, I just read you blog post,,

    “Personal Property Trusts When Investing In Used Mobile Homes”

    I think this covers it pretty well, I will find the book , now It make sense, ,,
    Thanks again,,
    Carl


    • John Fedro
      6 months ago

      Hi Carl,

      This post is just the tip of the iceberg. With that said I am so glad this article has provided you real value. Let me know if you have any followup questions.

      Keep investing and talk soon,
      John Fedro


  45. Gloria LaHay
    6 months ago

    Hi John! Thank you so very much for all of the information !
    Mine is a simple sale, clean title etc. Buyer is paying me cash. After I sign the title over yo them and give them the BOS,, does the BOS have to be notarized? Thank you! Gloria


    • John Fedro
      5 months ago

      Hi Gloria,

      You are very welcome. Happy to help. No, the BOS does not need to be notarized.

      Let me know if you have any followup questions.

      Best,
      John Fedro


  46. Mich
    5 months ago

    Hi John, wonderful website! Thank you for giving so freely of your expertise. I am purchasing a park mobile home in California. I’m a cash buyer and the seller needs my $$ to purchase another place. While she seems to be in a hurry to sell she also wants to sell it herself instead of through a Realtor. So I am a wary buyer. I have yet to see ANY paperwork produced by her after giving her a deposit a week ago. I think I read on your site that CA does not have Titles, so what do I look for as proof of ownership? She seems to think she has a “pink slip” but I do not think they do this in California anymore, and that she also has to fill out disclosure forms and a few other docs for the state (not the DMV). I plan on living in this home but interestingly enough, I may be a good candidate for your program and will look into it further after I figure out this frustrating situation. Many thanks for your help and inspiration for a new career in my retirement. :)


    • John Fedro
      5 months ago

      Hi Mich,

      Thank you for reaching out to me on this matter. I am happy to help where I can. Please see my thoughts below. I have made your words italicized and my words normal so it is easier for you and others to follow along.

      I am purchasing a park mobile home in California. I’m a cash buyer and the seller needs my $$ to purchase another place. While she seems to be in a hurry to sell she also wants to sell it herself instead of through a Realtor. So I am a wary buyer. I have yet to see ANY paperwork produced by her after giving her a deposit a week ago. I think I read on your site that CA does not have Titles, so what do I look for as proof of ownership? this website makes a mention that Ca does not transfer Titles like many other states do however California does use Title to a certain degree to show home ownership. The seller should have a Title to show you with her name listed as Legal Owner. You will also want to call the state at 916-445-4782 to ask if the seller is indeed the owner, you will need the home’s serial number to obtain this info. Now, lets talk about the fact of working with a Realtor. As the seller she will be the one paying for the Realtor and not you. If you gave her a deposit this is not the correct move… The deposit, and purchase and sale agreement, is given the the Escrow agent closing the transaction. If you haven’t heard anything in a week something is likely very wrong. Get in touch with the seller and Realtor to bring clarity to where your deposit is and the next steps to close this deal using the Realtor. Additionally I am with you, I would rather not use a Realtor if possible. She seems to think she has a “pink slip” but I do not think they do this in California anymore, and that she also has to fill out disclosure forms and a few other docs for the state (not the DMV). Pink slips are old however may show valuable serial number and vin number info. She will have to fill out state docs to sell the home and for you to transfer ownership to your name however the escrow agent will alert her to everything neded. See this page here on Ca transfers http://www.mobilehomeinvesting.net/california-mobile-home-title-transfer. I plan on living in this home but interestingly enough, I may be a good candidate for your program and will look into it further after I figure out this frustrating situation. Many thanks for your help and inspiration for a new career in my retirement Happy to help Mich. Let me know if you have any follow up questions to my responses.

      All the best,
      John


  47. Mich
    5 months ago

    Thank you for your detailed reply, John. The plot thickens. It seems she purchased the home a year ago and has a pink slip as the only documentation, seems the DMV let this one slide by for some reason. And now it is FSBO. Her friend was a Realtor and will not be involved. Can I take the pink slip and register it in my name and forgo the rest of the stuff? Or get the pink slip and then go through the channels to have it properly registered in my name? With no realtor involved this makes it seem much simpler but I don’t want to get stuck with some legal/gov’t mess. Kind regards, Mich


    • John Fedro
      5 months ago

      Hi Mich,

      I see. Interesting. Is the pink slip in someone esle’s name? If it is then it will be tricky to get the home out of this owner’s name and into your name. If the pink slip is in the seller’s name and was transferred a year ago then it is highly likely that you can have it transferred into your name, however like you said it would be wise to ditch the pink slip and place the home in your name fully with the state of Ca. With the pink slip in hand and the seller nearby it is my advice to call the state and discuss what has happened in clear English. This way the seller will understand what is needed to be done as well. Make sure taxes have been paid and the chain of ownership leads to this seller. I would not worry about the gov’t mess because either it will be possible to have the home sold or very very difficult. Either way you’ll have your answer to moving forward. After all you don’t want a nightmare when you resell. Also, if it is difficult to purchase the home all the more reason to have the price discounted for you. Keep in touch and give me an update after you make this call. Alo, feel free to ponder any other follow up question. I hope you understand that I want you to get a crystal clear understanding with the state as to why you need based on this very unique situation. Curious to hear your feedback.

      Talk soon,
      John Fedro


  48. Gail
    5 months ago

    John,

    I would like to say that you are a wealth of info on this subject and am glad that I came across your site. The following is what I am dealing with right now and hope that you can give me some advice on this.

    I am in Oregon so that you can give me the correct advice.

    In November 2011 I purchased a mobile home from someone who agreed to carry the contract of payments. The following is what was done. The purchase price was $4500 with $1000 cash put down and monthly payments of $150 until the balance of $3500 was paid in full. The contract / BOS that we both signed states this. It also states that payments would end with 24 payments to stop in December 2013. I have each and every stub from all the money orders and cashier checks to prove that I have paid everything in full. When I sent the last payment of $350 which was the balance at the time to the person I requested that I be sent the papers to release them as a lien holder. I was informed by them that they could not accept my payment because it was only part of a payment. I explained to the person that with the purchase price and the down payment and that there was 15 payments of $150 one of $300 one of $600 and the final one of $350 makes full payment. There is nothing in the contract dealing with any late payments or pre payment penalties or for them to get any extra monies out of me. They are still refusing to send me the papers that I need to remove them as a lien holder. I have checked with the place that deals with the titles of mobile homes here in the county that I live in and have been told that the house IS in MY name as the owner and that they are the lien holder. They have also told me that they are gong to repo the house because they think I still owe them money. I also know that in the state of Oregon that since my home is in a park on rented land that it is treated as personal property and not real estate. I am at my whits end with this and now am waiting until tomorrow to see if they will be sending me the papers that I need to release them as a lien holder. I want this cause I want these crazy people off my home title and out of my life. They are under the thinking that because it says 24 payments and that they are suppose to stop in December of 2013 they tell me that they have legal right. What legal right I don’t know but all I know is that I have paid the full asking purchase price that we both agreed on and now they are in breach of contract with me and I want it over.

    What I would like to know is in the state of Oregon just what can I do to make them give me the release that I am entitled to or as they say have legal right to. Any suggestions that you can give me would be appreciated very much.


    • John Fedro
      5 months ago

      Hi Gail,

      First off thanks for the kind words about my site here.

      Now, let us get to the bottom of the situation. I am sorry to hear about this nightmare. From what you have said you have many options and rights. Also, know that I am not an attorney of any kind. With that said see my thoughts below.

      Two things can be going on as I see it. The first is that this company does this often and is trying to scam you out of money OR that there is an accounting error on their part or yours. Either way you are not going to let them repo your home without a fight.

      The process to take the home back will require you both to go to court so do not worry about them showing up one day and kicking you out. In fact in front of a judge is where you can bring your bank deposit stubs to show as proof the entire $4,500 was paid. You are current with your lot rent correct?

      It sounds like you have been rational and logical with them. Have they provided you with an account summary of your payments these last few years? Is this a company or a single seller that has the lien? Are you holding the Title or are they (I assume they are)? Is there interest on this note? Is there any other paperwork involved besides the BOS?

      Let me know the above info. My immediate thoughts are to make sure all parties understand what was paid and what was not paid. From this point of clarity legal action can be taken or a civilized conversation can happen.

      Let me know and talk soon,
      John Fedro


  49. sue
    5 months ago

    I am selling a park model and the pad rent is paid to the end of july. am i intitled to collect the rent pad from date of sale to the termanation of the rent pad


    • John Fedro
      5 months ago

      Hi Sue,

      Great question.

      I have seen both scenarios. The park will usually have had made it’s decision on this before you agreed to the arrangement. If you did not hear anything stating otherwise than you should be well entitled to pocketing the lot rent as your own profit through July, that is if you are selling on payments, if you are selling for all cash than you should sell for a great amount. Does this make sense?? … if you did here otherwise OR if the park is greedy than they may be thinking that they will begin receiving lot rent as soon as you resell. The final answer will come from the park manager. I would encourage you to ask like, this, “When we agreed to free lot until July that was tied to the lot right, so it is for me or if I sell right??”.

      Best of luck and keep in touch.

      John Fedro


  50. Karen E.
    5 months ago

    I’m selling my lien-free mobile home in Farmington, MN to buyers, who are financing their purchase through the trailer park. The park manager wants me to sign the title and then send me the cash – because he needs to get the cash through the corporation, and that takes time. I’m really leery of signing over my title without getting payment in kind. Should I have them sign a promissory note? I don’t trust this arrangement. PS. LOVE your site John! Thanks!


    • John Fedro
      5 months ago

      Hi Karen,

      Thank you for reaching out to me and thank you very much for the kind words.

      First off Congratulations on selling the home. Things will likely work out as everyone has verbally agreed however I understand your apprehension. I too would not likely sign my Title over without receiving money in hand for it.

      If I am understanding this correctly then the buyer is taking a loan out through the park to pay you your selling price? If this is the case then ideally the park should have the money for you when the loan is taken out, this would essentially be the closing and all parties will be there. At this point you would then sign the Title over to your buyer with the park listed as lien holder. Transfer of the Title and adding the park as lien holder is done at the local DMV in MN.

      How long did they tell you it would take for you to receive the money? Is it coming to you or your bank account or the park manager? If the park does finance many homes they should have some sort of agreement for this exact situation. It is not likely that you are the first person to be resistant to signing away your Title without any funds in your hand. Does the park have any agreement they are providing you? Has anyone else had a bad experience that you have heard of through this park with regards to selling their home this way? Have you spoken directly with the corporate office yourself?

      My thought is that if you trust this park then proceed only after you insist they have the money for you at the time you sign over the Title. If you where selling a car and your buyer went to the bank you would receive your money at the same time as you sign over the Title.

      If the park continues to say this is not possible and you want to proceed with the sale then without a doubt get something in writing from the park and the seller. As the primary owner you can create a Promissory note however if the park doesn’t come through or something happens to the home in the meantime it will be an uphill battle to get your money. Any agreement that states the outline of the terms of the deal and is signed by all parties (including the MHP corporation) will be fine in my opinion. You can also contact an attorney to have them draft something however this will take both time and money, and this is not needed in my opinion. With all this said I am not an attorney or legal council of any kind.

      I hope this helps give you some outlines of how to move forward and protect yourself. Let me know how what happens and any follow up questions you may have.

      Talk soon,
      John Fedro


  51. Lauren Robin Monpier
    5 months ago

    hi my name is robin…so glad i found ur site i let the moble guy hasn’t told me about the bill if sale or tile and escrow closed they never sent the inspector like I requested.. and closed escrow…now they said they will fix problems…said no..

    I bought a 1965 double wide 29000 I put 10,000. I did AGLE price because I THOUGHT inspected was comming out..

    any thing to look out for I feel like that took my money there is a lot of wrk
    thanks robin Monterastelli


    • John Fedro
      5 months ago

      Hi Robin,

      Thanks for reaching out to me on this issue. I am glad to have you here as well.

      I would love to give you as much detailed info as I can however I can unclear as to the exact situation you are having? Are you looking to resell or purchase your mobile home? Are you selling or buying the home through a Realtor or brokerage company? What state are you located in?

      Talk soon,
      John Fedro


  52. Jennifer
    5 months ago

    Hey John,

    I’m also really glad I found your site, and glad you are so knowledable about this. I am purchasing a mobile home in Texas, owner financed. It’s in a park but I am purchasing the home from someone not affilated with the park. I am almost done with the payments and asked him when he can sign the title over. The owner stated that I need to obtain a Release of Lien. To me that doesn’t sound right, I would think that would be his responsibility as he is the one that agrees that it was paid off. Any thoughts on this? I already have the title but it’s not in my name yet.

    Thanks for your help, Jennifer, TX


    • John Fedro
      4 months ago

      Hi Jennifer,

      Thanks for reaching out to me on this issue. The answer to your question has some if/then scenarios attached. First of all let me say congratulations on owning your own home and having it just about paid off.

      You mentions the Title is not in your name? In Texas mobile homes have not used Titles for a few years now. Texas uses Statement of Ownership and location, is this what you currently have as proof of ownership. In addition you mentioned that their is a lien on the home but not owned by you. Who owns the home? Who has the lien? These 2 names should not be the same. You should be listed as owner if there is a lien on the home. Unless there was a previous lien that the current owner is still paying off too. I only bring up all of this to gain clarity on the issue and help give you the best advice for moving forward.

      With all that said here is a link to the Release of Lien instructions through Texas. They have a list of other forms on their website as well. If you wish to let me know some of the answers to the questions above I will be happy to help more. http://www.tdhca.state.tx.us/mh/docs/LienReleaseFlyer.pdf

      In short this release of lien and obtaining the ownership in your name will not be too expensive $50-$100. If it was not clearly stated in the beginning of the relationship who would pay this I would advise you to ask for him to pay it, or to at least split the cost and deduct if from your final payment to the lien holder.

      Talk soon,
      John Fedro


  53. Cindy Campbell
    4 months ago

    Hi John, Like everyone I am so glad to have found your site. I have entered into a P & S agreement on a mobile home in a park in Rhode Island. We are working with a Realtor and the seller has a Realtor. It is a cash sale and subject only to being “approved” by the park. My Realtor keeps pushing the idea of getting a lawyer for the closing. What would a lawyer do for me that I can’t do? Do they just sign the title over to me and i take it to the DMV myself? As in buying a used car?


    • John Fedro
      4 months ago

      Hi Cindy,

      Thanks for reaching out to me on this issue. After reading what you have written about how you are purchasing the home and the fact you are already using Realtors my non-legal opinion is you should not need an attorney for this closing. You asked a question about what the attorney would do for you that you could not do and I can not think of a single “needed” thing that an attorney would be needed for.

      Assuming the taxes are current and there is no land being sold with the home then yes, take the signed title(s) and bill of sale and head down to the local DMV in Rhode Idland and transfer ownership. Personally I try to avoid using Realtors in these transactions as they are so simple most of the times. I am truly curious as to why the Realtor wishes to have the attorney working with you, is it to make a kickback or simply ignorance of the selling procedure with regards to a mobile home in a park? Feel free to comment back if you ask your Realtor a specific reason why an attorney is needed.

      Congratulations on the home purchase!!!

      Talk soon,
      John Fedro


  54. Claude Moore
    3 months ago

    Great feedback John. Love this site! Thanks for helping.

    Claude


    • John Fedro
      3 months ago

      Hi Claude,

      No problem. Happy to help. Thank you for your kind words.

      Best,
      John Fedro


  55. terry
    3 months ago

    my trailer court would only give me copy of my trailer is this legal. they also want met go bmv and pay $10.00 transfer fee why is this?


  56. terry
    3 months ago

    my trailer court would only give me copy of my trailers title is this legal. they also want met go bmv and pay $10.00 transfer fee why is this?


    • John Fedro
      3 months ago

      Hi Terry,

      Thank you for reaching out to me on this issue. I would be happy to help shed some light on this issue for you.

      If I am understanding you correctly then you have already purchased the mobile home from the park and they are withholding the original title from you and only supplying you with a copy. If the copy is a “duplicate title” then this will be enough to sign as buyer, and the seller sign as seller and then you will be able to transfer the title from the previous seller to you. However this will be more than a $10 fee if this is the first time this title is going into your name.

      In short there is likely some information I am missing. Are you making payments to the park? Did you purchase the home from the park? Will the park be handling the transfer for you? What state are you located in? If you wish to fill me in on more of the details I’ll be happy to discuss this further.

      I would also contact the park and ask them again how to proceed ahead in clear language so that your name will be on the title.

      Talk soon,
      John Fedro


  57. terry
    3 months ago

    yes i have purchased it from trailer court im from indiana and this copy of title is a zerox they kept origanal.yes i did make payments but is payed off now no they wont help transfer title $ wise will find out tommrow at local bmv when opens


  58. Mary
    3 months ago

    First of all thank you for this website and all the great information here!

    I am considering buying an older small mobile home in a well established, clean, safe, 55+ park for myself. I want to purchase it with cash (and by doing so perhaps buying it for less than what they’re asking, which is $5,900.00 for a 624 sq. ft. home, built 1969). I am unsure what other costs would be involved with the purchase. What are typical closing costs for the cash purchase in Tucson, Az?

    Also where can I look or research the value of the home and if the price they’re asking is a good value or not?

    Thank you,
    Mary


    • John Fedro
      3 months ago

      Hi Mary,

      Thank you for commenting and your kind words.

      Concerning the NADA or Bluebook value of a particular mobile home you can go to this website. There is a cost of $20 to run a search and they will tell you the value of the home based on the model and age. http://www.nadaguides.com/manufactured-homes

      With that said as an investor we almost never use these value guides unless we plan to obtain insurance or sell the home with bank financing. In reality I have seen mobile homes from the 1960s that are in better shape and “worth” more than homes built in the 2000s. The previous owners pride of ownership and condition of home is what will determine the value.

      As a mobile home park these folks are in business to make money. In Tuscon there are many senior parks and I believe you can negotiate the price down some. Remember that this park wants to buy your money in exchange for their home. You are in a powerful position as buyer, unless there are seniors flooding into this particular park and fighting over this particular home.

      Some added costs to close are state and local taxes, sales taxes, any junk fees the park may charge (such as the cost for them to mail off or drive to the MVD office in AZ to transfer title into your name). Figure less than $500 to transfer title into your name.

      Please feel free to ask any further follow up questions you may have.

      Talk soon,
      John


  59. Amy
    3 months ago

    Hi John,
    I paid cash for a mobile home located in a privately owned mobile home park in IL during March of 2012. I never received a title to the home, only a receipt. The park was purchased by a larger corporation in November of 2012 and the management is now becoming hostile about everything in the park; I no longer enjoy living here. The home is older and is starting to fall apart and need major repair. I am ready to get out of this place and go back to an apartment. Do you know if I have any recourse to reclaiming some or all of the purchase price since I never did receive title to the home?


    • John Fedro
      3 months ago

      Hi Amy,

      Thanks for reaching out to me on this issue. Also, thank you in your detailed comment so that I can understand what is going on. The below advice is only my advice based on my investing and helping others.

      First off I regret to hear that this new owner is making things so terrible for everyone. In 2012 you should have demanded a transfer of Title from the park owner at the same time you were paying for the home. I know you know this now however I say it for the benefit of anyone else reading this comment.

      So moving forward there are a few ways to proceed. First, in Illinois call your local DMV office and find out who the owner of record is currently. Explain your situation and what has happened. Additionally make sure the taxes are current. The clerk over the phone may have added advice for you as to how this can be solved with a particular state form he/she can provide.

      One option is to track down the current owner and have them sign the Title, assuming they have an original copy, as seller and you will sign as buyer. Bring this to the DMV and transfer title to your name so you can resell with ease. If the owner does not have an original copy they call get one for a few dollars at the local DMV.

      If you can not track down the previous owner then you can still sell your interest in the mobile home using a Bill of Sale. The sale will not be enforceable and if the owner of record ever came back they could take this home, however based on what you have said this is not likely. This method I am sharing with you right now will not be approved by the state as technically you don’t own the home as far as the state is concerned. If you do go this route you will have to sell for a discounted price to attract a buyer that understands they will not be receiving a title to this property. Additionally the park may have an issue with you selling the home without transferring title. If they are as picky as you alluded to they will likely confirm title is in the new buyer’s name after the sale.

      A third option you have (besides what the state will suggest when you call) is to contact an attorney and have them do the work for you to track down the previous owner and register a new title.

      Does all this make sense? Let me know if you have any other follow up questions.

      Talk soon,
      John


  60. Lorraine Harding
    3 months ago

    Typically how long to close on a mobile home at a retirement park in the State of Florida?


    • John Fedro
      3 months ago

      Hi Lorraine,

      Assuming the financing is in place (such as cash or approved bank loan) then the closing can happen in a day or less. In retirement parks sometimes the park committee has to approve everyone who lives in the park, this can take some time. In addition the park will want to do their own background check, this only takes a few days at most.

      I hope this helps. Let me know if you still have concerns.

      Talk soon,
      John Fedro


  61. Kris
    3 months ago

    Hi, John,
    I have just purchased a mobile home from an individual. I asked them to clear with the park were it is located that we move it and it is cleared. After paying cash and the deal is complete, the park is trying to hold us liable for the contract that the individual signed. They are trying to get us for fees and also stating we have to pay a months rent and leave it for 30 days. The total comes to 800.00 and we live 2 hours away. Is it legal for them to hold us liable for a contract we did not see or sign? Is there anything we can do?


    • John Fedro
      3 months ago

      Hi Kris,

      Thank you for reaching out to me on this matter. I have been in the same spot as you and there is a legal answer and another real world answer. If you signed a lease agreement or prospectus with the park then you have agreed to their terms and lease agreement. Did you sign such an agreement with the park manager? It is obvious that the seller did not clear the move with the park manager OR the park manager is trying to get extra money out of you.

      In reality you should have brought this up with the park manager yourselves prior to purchasing the home. Do not blame yourself as there was no way for you to know living far away and not planning to leave the home there. Some parks have incentive programs to move the homes into their parks on the condition the owners sign a 2-10 year agreement to keep the home in the park. This is not your case but it is still good to know.

      In short if you did not sign a lease agreement with the park then you can move the home out without recourse. This advise is not legal advice but my experience owning in dozens of parks and helping others. The reason I say there is a legal answer and a real world answer is because you could go through legal means to take the home by calling the police or have an attorney draft a letter asking for proof as to why the park is holding up the move. However it is my advice to organize with your mover to move the home and do not regard the park manager’s words. The mover should see proof the home is yours and proceed to move the home. If the park manager stops them from moving the home then you should consult an attorney and demand this nonsense stop. However if they can show reason for why you owe the money then this is a different story.

      You are the owner and if you didn’t sign anything and they don’t have your social security number than they can not likely come after you, besides if they did it would be ridiculous over $800.

      These are my thoughts and advise on how to proceed. Please keep me in the loop as I hate to see greedy parks and park managers go after good people.

      Best,
      John


  62. erek lyons
    2 months ago

    I have a qustion. I am buying a trailer house in washington state and i do have a criminal background nothing domestic or violent just some pot carges with i minor and its been 4 years sience then would that holed me up on the criminal background check and not be abble to move in to the trailer


    • John Fedro
      2 months ago

      Hi Erek,

      Thanks for reaching to me on this issue. The short answer is it depends. I say this because very park is slightly different. However from my deals with parks around the country I would say you are 95% fine based on what you just commented. Here is my advice when you get into the park office. Be someone the Park managers wants in their park. Be honest and clear about what happened in the past and who you are now. If you have decent income and do not have multiple credit cards in collections that is bringing down your credit rating then you will be looked as as someone who pays their bills on time. Additional no evictions is always what you want when getting approved.

      Once you discuss your history to the PM ask if she thinks it is a good idea to submit your application. If your application does come back negative for some reason then you can sometimes add a co-signer OR pay a larger deposit to the park. Again, be friendly and smile. Keep in touch and I would love to hear if this works out for you. Congratulations on finding a home you love.

      Talk soon,
      John fedro


  63. Billy Laden
    2 months ago

    Great mobile home selling information John.

    This rocks,
    Billy


    • John Fedro
      2 months ago

      Thanks for commenting Billy,

      All the best,
      John Fedro


  64. Robert Simms
    2 months ago

    Hi John,

    I am purchasing a mobile home in a park from a private owner, I am paying cash. I have been approved by the park, and we are ready to exchange money and title. What all is required? I assume I give him the money we sign the title, and he makes out a bill of sale, deal done, is it that easy?


    • John Fedro
      2 months ago

      Hi Robert,

      Thanks for commenting and reaching out to me on this issue. Congratulations on finding a home you love and want to own.

      The “what all is required” will vary from state to state. If you let me know what state you are in I can be specific to what you need within your state. However without knowing your specific state you are likely correct when you said the seller will give you the signed title(s) and keys and sign all paperwork. You will give the seller the cash and sign your paperwork as well. In most states a Bill of Sale and Title to the property are 2 forms needed. Your state may likely have another form for you (the buyer) to fill out prior to transferring ownership, this is given to you at the local title transfer office, whether that be DOT, DMV, Tag office, or other mobile home title transfer office in your state. Make sure the taxes are paid and current by calling the state or seeing a paid receipt for the current year’s taxes paid.

      Hope this helps and don’t hesitate to reach out for further help or let me know which state you are in.

      Best,
      John Fedro


  65. Robert Simms
    2 months ago

    Thanks John,

    I meant to include the state, but forgot and didn’t see a way to edit the question, I am in California.


    • John Fedro
      2 months ago

      Hi Robert,

      No problem. With that said disregard the last advice I gave you and see the link below. California has some different rules and procedures compared to the rest of the US.

      http://www.mobilehomeinvesting.net/california-mobile-home-title-transfer

      Let me know if this helps completely and/or if you have any follow up questions.

      All the best,
      John Fedro


  66. Michael Kopinja
    2 months ago

    Hi John,

    I live in a Florida manufactured home community and our park management company has announced that it is required to perform a background check on anyone wishing to rent a home from a resident/leasee while they are away during the summer as snow birds. This would apply again if the same people come back to rent again year after year. This requirement also applies if we would want to sell our unit that the buyers must undergo a background check. I would appreciate your response.

    Mike


    • John Fedro
      2 months ago

      Hi Mike,

      Thanks for commenting. After reading your comment I am not entirely sure of the question you are asking. In my experience many parks will not allow rentals, even seasonal parks in FL, will not allow rentals. So with that said it is a very good thing yours does so that you can offset the lot rent while away during the summer months. A background check on anyone living in the park is standard, as an investor I would want to know who is living in my communities. In addition a new background check will alert the park management to new crimes, defaults, sexual predator status, etc that the potential-tenants have on their record since last checked.

      If I did not answer your question please don’t hesitate to ask me again.

      Talk soon,
      John Fedro


  67. Karen Brown
    2 months ago

    Love the new blog layout John!

    Karen


    • John Fedro
      2 months ago

      Thanks Karen. Glad you noticed the little changes. :)

      Talk soon,
      John


  68. Justin Ivins
    2 months ago

    Hello John, I have a question and this is life changing for us and my wife is super nervous about doing this and I need some insight. I own a 2005 home free and clear, 2200 sq ft, nice home, in a neighborhood I hate due to my neighbors, but that’s beside the point. After I sell it, I will have about 110K and I was looking for a different home to purchase and them, BAM!, I saw all of these mobile homes for 5k to 10k and it dawned on me to sell this home and buy like 10 of those, rent them out, and after paying the lot rent, I should pocket about $500 per month each so that is 5k per month. I have health conditions so I can’t work (and am building an eBay business) and I am looking for a way to utilize my only asset (my home) to better the family and get some income and pay for college for my son in 4 years and start saving for retirement. I thought I could slowly upgrade, so i.e., I could maybe buy a 20k home next time, then 50k, then start getting Single Family Residences and end up maybe renting both types so I would have equity in the SFR’s building up also. So we would have to go from owning a 2200 sq ft home to renting, but have 5-10 mobile homes renting. Your thoughts? Thank you so much and please be honest and if you have any other resources I could read, etc. please let me know. I don’t even know where to start other than selling this home, renting an new one and then go shopping for cheap mobile homes. Thanks again, Justin


    • John Fedro
      2 months ago

      Hi Justin,

      Thanks so much for commenting and reaching out. In order for you to better read my comments below I will italicizes my comments and leave your words uninitialized for easier reading.

      Hello John, I have a question and this is life changing for us and my wife is super nervous about doing this and I need some insight. I own a 2005 home free and clear, 2200 sq ft, nice home, in a neighborhood I hate due to my neighbors, but that’s beside the point. I am truly sorry to hear that. everyone should be comfortable in their own home. After I sell it, I will have about 110K and I was looking for a different home to purchase and them, BAM!, I saw all of these mobile homes for 5k to 10k and it dawned on me to sell this home and buy like 10 of those, rent them out, and after paying the lot rent, I should pocket about $500 per month each so that is 5k per month. I love your ambition and decision to better your family’s life by undertaking this big change. I have health conditions so I can’t work (and am building an eBay business) You say you have health conditions… Can you get out of the house to go to appointments> Hire handymen? Oversee issues? Make calls daily? and I am looking for a way to utilize my only asset (my home) to better the family and get some income and pay for college for my son in 4 years and start saving for retirement. I thought I could slowly upgrade, so i.e., I could maybe buy a 20k home next time, then 50k, then start getting Single Family Residences and end up maybe renting both types so I would have equity in the SFR’s building up also. Almost 90% plus of my experience is with mobile homes I have purchased for the $5k-ish prices you mentioned above. You can and almost certainly will make these cash flow for the same amounts monthly as a comparable bed and bath. With all that said I personally would invest in as many nice quality and inexpensive mobile homes as possible. OR perhaps purchase a complete park of your own. What is your thought process and what would be the benefit with buying homes for the $50k price versus 10 for $5k? Is cash flow and security your number 1 goals? of So we would have to go from owning a 2200 sq ft home to renting, but have 5-10 mobile homes renting. Your thoughts? Thank you so much and please be honest and if you have any other resources I could read, etc. please let me know. I don’t even know where to start other than selling this home, renting an new one and then go shopping for cheap mobile homes. Make sure you are completely comfortable in your plan and moving forward before deciding one way or another. The information on this site and subsequent videos should help you validate your decisions. If you have any questions or concerns please do not hesitate to reach out. Thanks again, Justin Happy to help and talk soon, John


  69. Alice R Nelson
    2 months ago

    I bought a mobile Home and got the title in my name a month ago.The man who sold it to me said he would be out in two weeks so I could move in. However it is now a month and a week and he is still in the Mobile home I own,How can I get him out?


    • John Fedro
      2 months ago

      Hi Alice,

      I am truly sorry to hear that this deadbeat is still in your new home. It is for this reason that I teach and use an After Closing Agreement form that keeps out 20%-30% of the purchase price from the seller at closing as an incentive for the seller to get out when they say they will and keep the home clean. When they leave they will get the remainder of their sales price. However I know that you did not do this so let us proceed with getting this deadbeat out asap.

      In short “kindness” will do better in most cases than an eviction. If you have to evict then the seller may likely harm your new home.

      What has the seller told you when you spoke to them last? When did you speak to them last? Are the avoiding you? Do you have a key to the home? Is the lot rent for March current/paid by the seller or you? Is this home for you to live in or an investment property? What state is this in?

      If you can go to the home tomorrow to talk with the seller I would even go as far as giving him another $200 to leave in the next 24 hours, $100 to leave in the next 48 hours, OR $50 if he leaves in the next 72 hours. If he doesn’t leave or you can not have him agree to leave then an eviction will have to be processed to get him out. Most areas will not simply remove him as a squatter however it may be worth a try to call the non-emergency number to see if this is possible or show that you mean business.

      Personally I would be pissed and not want to give him any “reward” for staying longer than agreed. However the sliding scale of money incentive above may be your fastest and cheapest way to move forward.

      Talk soon,
      John


  70. Charlene
    1 month ago

    I purchased a mobile home for $22k 8 months ago. I put $11k down and have been making my monthly payments on time or early. Due to family circumstances I need to sell my mobile. This is an owner financed mobile with 2 documents (contract of sale and a promissory note). The couple I purchased the home from have told me that I legally cannot sell the home, are demanding payment in full by month end (in 2 weeks) and told me they are accepting an offer for less than what I am willing to accept and that I have no choice in the matter. I was told by the couple that I am in breach of contract because I am selling the mobile and that our contract is null and void. There is no verbage in the agreement stating that I can not sell the mobile, there is a clause that states I may pay the loan balance early without penalty. Is the sale of a mobile not the same as a vehicle or a home whereas you may sell the home and the balance due to the original owner/leinholder(s) is paid out of the monies recieved by the sale.
    Thanks Charlene


    • John Fedro
      1 month ago

      Hi Charlene,

      First off I am sorry that you are going through these headaches with the note holder. After reading your comment and questions I have a few thoughts that may help. With that said I am not an attorney of any kind so my advice only comes from experience.

      Based on the paperwork you mentioned it does not sound like you have ownership of the home through a Title or legal agreement that is recorded with the state. However what you have is some degree of ownership if the seller wishes to have you evicted or moved out. If you ever go to court you can show partial ownership. If the seller has ownership then he can resell the home to someone else from under you. It sounds unlikely that you will have payment-in-full for him before the end of the month so coming to a acceptable middle-ground is needed. At this point they sound as if they want to be cashed out and don’t care about your feelings. If they resell to someone else then these new buyers will have to evict you at that point. If you can show that your agreement is still current and not in default then the new owners would likely have to honor the old owner’s agreement to you.

      Are you in default with them on your monthly payments? This could be the only reason I see for default. You are right that “selling a home” clause is not typically in any agreement I have ever seen. Unless the sellers are purposefully trying to keep the home and simply resell to another buyer? This is not likely however I have seen it before.

      Yes, depending on your state selling a mobile home is very similar to selling and owning a car. What state you located in?

      My advice would be to seek a real estate attorney for legal counsel for some free advice on moving forward. Do not simply sit on the sidelines now. If you feel wronged then get some legal advice. If you have not been paying or are in default then that is another story altogether. Either way I wish you the best with this.

      In short I hate so see grey-area situations like this. Once one person becomes mad or belligerent it is often difficult to come to a reasonable win-win solution to make everyone happy.

      Hope this helps and please let me know what happens. Don’t hesitate to ask any follow up questions as well.

      Best,
      John


  71. Jacqueline Flores
    1 month ago

    Hello im looking to buy a mobile home but the seller says he well have to right me a bill of sale is that a document I can count on in haw doni know if his the real owner the mobile home is older model what can I donif I get a paper motorised but then wht if someone shows up saying is there’s well I lose my money in home
    Help plz


    • John Fedro
      1 month ago

      Hi Jacqueline,

      Thanks for reaching out to me. A Bill of Sale is only one of the forms that you should have when you buy a mobile home. A bill of sale can be a hand written receipt of the sale, the amount paid, any warranty, what is included in the sale, the make, model, year of the home, date, signatures, etc. In most states you will need an office Title that is signed by the buyer and the seller. Make sure to see the seller’s name is the same name on the Title to that home. If the mh is a doublewide there will be 2 titles. If the mobile home is located in a park you should check with the park manager to make sure this park manager knows the seller and is the seller.

      Please let me know if this answers your questions. If I did not please let me know or how you are confused.

      Talk soon,
      John Fedro


  72. shonda
    1 month ago

    Hi..I am selling my mobile home in Dayton Ohio. The buyers want to do a cash sale, I owe on home. What steps and also the fee’s will I need to pay.. who do I contact? I know I need to pay off mortgage and transfer title. Who else if anyone do I need to contact? I printed a Bill of sale for mobile home. I just don’t know what steps and in which order.thank you much..


    • John Fedro
      1 month ago

      Hi Shonda,

      Thanks for reaching out. I would be happy to give you some clarity about your home sale in Ohio.

      First off congratulations on the fast cash sale. If there is a mortgage in place then you may wish to use a title company to facilitate the sale and paying the mortgage company off. This can be a good idea if you are using the buyers money to pay off the loan. If you will be paying off the loan and having clear title when you sell the home to the buyer then a closing company is not recommended by me.

      It is good you have the bill of sale. Make sure you have the title to the home as well, if it is doublewide you will have 2 titles. Make sure all forms are properly filled out and signed by both buyer and seller. You will then accompany the buyer to the Title Office (There is one located in Hamilton, Fairfield, Middletown or West Chester) and transfer the title. You should not pay for this transfer, that is the buyer’s cost. The taxes for the current year should be paid by you though. You can call the Title office to confirm any other paperwork you may need at 614-752-7671.

      Hope this helps. Congrats again.

      All the best and stay warm,
      John Fedro


  73. Barbara Harris
    4 weeks ago

    Hi John,

    Hoping you are having a great day.
    I have a question, I think after reading all of your info and posts on your page, I’ve got it down, but want to be sure.

    We are purchasing a mobile home from our neighbor for 30,0000.00 cash.
    She is buying a “normal” home and the closing for her will be on May 22, 2014.
    We will be paying cash for the mobile home, and her real estate attorney wants a sales contract for this home. The mobile home is on rented land.
    We are trying to avoid the large fees to have her attorney write up the sales contract. The title is free and clear.

    Can we write our own sales contract and have it notorized. if so do we just follow the steps above, and must their be closing costs besides taxed that we must pay.

    We worked hard to get t he 30,000.00 cash and not sure how much more we can come up with.
    Any help is greatly appreciated.

    Ps. This is a great web site

    Thank you
    Barbara


    • John Fedro
      3 weeks ago

      Hi Barbara,

      Thank you for your kind words and for commenting. Congratulation on a beautiful home purchase. Yes, you can write a Purchase contract of your own. In fact a Purchase agreement is not even necessary. With that said it seems your seller is trying to have you sign one anyway. I would state that you want the seller to pay for all charges regarding the attorney. You will need to pay a transfer fee and transfer taxes however there should not be any additional payments if the home is staying in place and all property taxes are current.

      Hope this helps,
      John


  74. Nancy Goodenow
    4 weeks ago

    I am selling my mobile home which is on rented lot in mobile home park. The buyer is putting down $20,000. cash with a pay off in 12 months, no monthly payments, 4% interest on $8,000. due.
    Do I need a title company? How can I get a contract secured for the arrangement?


    • John Fedro
      3 weeks ago

      Hi Nancy,

      Thank you for reaching out to me on this matter. First off congratulation on the sale of the home. When selling a mobile home or any home with seller financing to an end-user that holds the subject home as collateral you will be falling under the scope of the Safe Act and Dodd Frank Act enacted/enforced this year. With that said many states do have a deminimus number of mobile homes you may sell with financing per year. You are basically creating a note and mortgage. this paperwork can be found online. You can use a closing attorney but it is not necessary. Make sure to have a lien placed on the mobile home, this will be done at the time of transfer. What state are you in?

      Talk soon,
      John


  75. michael
    4 weeks ago

    john im 56 yrs old at 52 I suffered a massive stroke leaving me forever in this life with a paralyzed left arm, my wife and I lost our 350000 home we had lived in for 8 yrs had to short sale it was under water, we have been savy on our credit repair butis not at a place that would put a home in our hands , wev decide with my handi cap and fix ed income to try to purchse a mobile home our monthly income of 3,500 supports our affording this typ home with paying rent and other bills on time we cant save the amount most home lender s require, were looking at a home the owner is looking for someone to take over the payments im operating on half a brain due to stroke so I fdo want to be cautious,she seem very honest and open what precautions would you advise us as buywers, this might be our only hope or chance of owner ship again after owning for 20 plus yrs renting is really the pits I look forward to your suggestions michael


    • John Fedro
      3 weeks ago

      Hi Michael,

      Thank you for reaching out to me on this matter. First off let me say that I would be proud to help you and your wife. With all the negative that has happened you are pushing through and not giving up. I will need to know some other information before I can fully answer your question. This is possible however it requires a little effort. I already know you are not afraid of effort so please answer my questions below and I”ll get back with my thoughts.

      1. What state are you in?
      2. Is the lender the mobile home park, a local company, or a big national company?
      3. Is the seller behind on her payments? If so how much?
      4. Can you afford the monthly payment, park payment, insurance and taxes monthly?
      5. Have you talked to the park manager about this yet?
      6. Would you be approved if you applied with this same bank?

      Talk soon,
      John


  76. Daniela
    4 weeks ago

    Your site rocks! Please keep this up. I am learning so much about mobiles here than ever before it’s crazy.

    Daniela


    • John Fedro
      3 weeks ago

      Hi Daniela,

      Happy to help and thanks for commenting.

      John


  77. Amber
    4 weeks ago

    so i am thinking about buying this mobile home with all cash but the thing is i never bought a home in cash before what steps do i need to take to make sure that there is no lien on the mobile home or its not in foreclouser?? and also is there closing cost when buying from the owner? also located in florida


    • John Fedro
      3 weeks ago

      Hi Amber,

      Thanks for reaching out. Congratulations on the first home purchase. Aim to buy one that you can improve and sell in a few years for a profit. With that said please use the steps below to make sure the home has no liens and all goes well. These steps are when purchasing from a private seller. If you purchase through a dealer then they will handle the process for you.

      X. Make sure the name on the title matches the sellers name and matches the VIN on the MH
      X. Make sure the seller has one title per section. Singlewides have one title and doublewides have two.
      X. If the “Lien section” on the sellers title is signed off by the lien holder or blank then no recorded lien are present. Exception is there could be tax liens.
      X. In FL make sure there is a 2014 registration sticker in the MH’s window. If there is no sticker or it is not current than you will have to pay any past due years prior to transfer.
      X. Use a bill of sale when buying.
      X. Get approved at the park.

      Hope this helps.
      John


  78. Rebecca
    3 weeks ago

    I recently bought a home in Largo, FL. I own the home but not the property. I signed a 12 month property lease and in there it states I could sell my home if the purchaser was approved by management and signs a lease agreement. However it also states that the lease cannot be transferred. That said if I find a buyer that is approved would I still have to pay the remainder of my lease? Or would the new owners lease cancel mine out?
    Thanks in advance for your response. ^_^
    RTD


    • John Fedro
      3 weeks ago

      Hi Rebecca,

      Congratulations on the home purchase. In every park I have heard of and been a part of the new owner ALWAYS cancels out the other’s lease. Rest assured this is true in your park too.

      Talk soon,
      John


  79. peter russell
    3 weeks ago

    Hi, I am buying a mobile home in Massachusetts this weekend with owner 100% financing. He has owned the property for 15 years and does not have a title. He informed me he bought it with a bill of sale only and will sell it with a Bill of Sale.. Do I need a title in Massachusetts .. I have been told I need one and I don’t need one.. I have explored the Mass Registry of Motor Vehicles site and it says a title is not required under certain circumstances Mass General Law c.140 32q Would you know what is correct. The unit is a 1987 Shamrock 12×42

    Thanks in advance, Pete


    • John Fedro
      3 weeks ago

      Hi Peter,

      Thanks for commenting and I would be happy to give my 2 cents on your issue. First off congratulations on purchasing a home you really like and also for structuring owner financing with the seller, nice job. Let me first start by saying that I do not know the circumstances you mentioned above. I have a few educated guesses but this has not happened yet to myself in MA or any MA investor I am training. For this info I suggest getting in touch with the Mass registry and title office at 617-727-1977 or 617-351-9550.

      With that said I can give you a possible way forward. The advice I am giving you is only advice based on experience and reality and the least resistance moving forward. This advice would likely be frowned on by the folks working as the Mass DOT.

      Find out who true owner of the home is. If he is the owner than obtaining a duplicate title should be no problem. Once you have the title you can use it. However if you can not find the owner’s info or the owner is not available then you can move forward with the sale of the home without a title, however realize this will not be an official sale because the title is what shows ownership. Has the seller been making the tax payments? Is the tax current? Is the park manager is alright with you purchasing and only having a bill of sale? If the taxes are current and the PM is ok with the sale and verifies the seller has been in the home as long as they can remember than you can feel relatively safe the actual owner will not come back and kick you out of “your” home.

      Does all this make sense? Feel fee to ask any follow up questions.

      Talk soon,
      John


  80. Tammy
    3 weeks ago

    John,

    Can you please give me some information on changing title? Our mobile home is on leased land. It was purchased as a partnership, us and another couple, only two names are on the title. There is still a loan on this home which both partners names are on. We need to remove one of the owners from the title. Not sure how to go about it or if we need to contact loan company being that the owner staying on the property will be making the payments and is the main person on the loan. Any advice would be greatly appreciated. Thanks!


  81. Tammy
    3 weeks ago

    Sorry forgot to let you know the property is in California and the loan is with a national loan company. If that helps.


    • John Fedro
      3 weeks ago

      Hi Tammy,

      Thanks for commenting and reaching out for this issue. Please do call your lender and ask them the procedure to change ownership. My educated guess is that the bank will not allow an owner to be taken off of the loan or title. I could be very wrong on this and for your sake I hope I am. If the bank does not give you permission to change title then you can retitle the home into a living trust or personal property trust for estate planning purposes. Call your lender and explain the situation first and if that does not work we can pursue the option to title the home into a trustee’s name. This sounds more complicated than it really is.

      Talk soon,
      John


  82. Amber
    3 weeks ago

    so i have a question im interested in buying this mobile home in orlando,fl but there is a $3500 lien on it that the owner owes from interest rates how do i ensure that the lien will be paid off in full after i take over ownership? the owner said she unable to pay the lien because she doesnt have the money right now


    • John Fedro
      3 weeks ago

      Hi Amber,

      Thanks for commenting. Congratulation on your almost-there home purchase. The only part of your question that has me a little confused is the fact that the lien on the mobile home is from “interest rates”. With that said if there is any lien on the actual Title, in the lien holders section, then a lien exists. Additionally when you go to the DMV to transfer title in Fl you may be hit with past due taxes if the seller has not been paying them yearly. You can check this out by calling the DMV and providing them the VIN and explaining you are making sure taxes are current. With all that said you will NOT be able to transfer Title into your ownership if there is A.) a lien on the Title that is not signed off by the lien holder or B.) if there is a lien then it is likely the seller will not have the actual title, it may likely still be with the lien holder. Have you seen the actual Title(s) yet?

      Talk soon,
      John


  83. Myron Mink
    2 weeks ago

    Quality articles is the main to interest the visitors to visit the web page, that’s what this website is
    providing.

    Myron


    • John Fedro
      2 weeks ago

      Hi Myron,

      Thanks for the kind words. I’ll keep it up. :)

      All the best,
      John


  84. Fisker
    2 weeks ago

    Thanks a bunch for sharing this material John. Very very helpful. Love the site.

    Fisker


    • John Fedro
      2 weeks ago

      Thanks for commenting Fisker. Happy to help.

      Talk soon,
      John


  85. Stephanie
    1 week ago

    Hello John,
    I thank goodness I found your site!!
    We are purchasing a mobile home (14×66) in a park. The price of the home is 20K, 10% down @ 8.5% over 15yrs. ( We got approved for mortgage through one of the few banks that still do mobile homes) Now come this Monday we have to go to the broker and sign a P&S and hand over the 10% down. Since we have NEVER done this before what comes next?? I have insurance for the first year set to go(1 year pre-paid as required by the bank ) I know an appraisal has to be done (but I think this is just a formality since we have been approved by the bank already?) , The park approval has to be done but I don’t see an issue there (no record of any kind). I’m just trying to figure out what comes next and how long this could take. I would really like to be in by the first of May. Oh we are in Massachusetts.
    Thanks you for your site and comments.
    -Stephanie


    • John Fedro
      7 days ago

      Hi Stephanie,

      Thank you commenting and reaching out to me on this issue. First off let me say congratulations on finding a home to purchase, and it sounds like your first home so an extra congratulations on that. :)

      With regards to the next few steps you will see they are listed below. If you have any additional questions or follow up do not hesitate to ask.

      1. Agree on a purchase price you and the seller are happy with.
      2. Start the financing process at the bank.
      3. Have insurance purchased or lined up prior to closing.
      4. An appraisal is subjective and depending on how much is being borrowed and depending on the condition/age of the home you should not have any issue. Only if you are financing a large amount and the home is in poor condition would you have an issue. The bank simply wants a 3rd party profession to evaluate the price for them. Just because you were approved based on your good credit does not mean that the home will qualify for the amount you intend to borrow. This is because the bank will not lend on a bad deal. I hope this makes sense.
      5. Like you said park approval is needed.
      6. A wise idea may be for you to hire a property inspector to walk through the home and point out any and all repairs or red-flags he/she may see. Use an inspector that works on MHs regularly. This is roughly a $300 fee and can be well worth it if they spot a big fix you missed.
      6. The Realtor (that is also working with you) should contact your bank and closing office and get everything lined up. This organization is part of their job.
      7. You will be paying yearly taxes and transferring title at the local MassDOT Reg of Motor Vehicles, OR the Realtor may do all this for a small fee.

      Make sure to walk through the home prior to closing to make sure the home is as you remembered it. If anything is odd do not hesitate to comment to the seller.

      All the best and talk soon,
      John Fedro


  86. tamara
    6 days ago

    hi my name is tamara and i am doing a rent to own a trailer in a mobile home park. the guy who lived there before died and didnt give the title to the park. he left the trailer to his sister and his sister gave it to the park. he paid off the lien and there is no record of there ever being a lien and now they said that they are having a hard time getting the title in California. What do i do?


    • John Fedro
      5 days ago

      Hi Tamara,

      Thanks for reaching out to me on this issue. I regret to hear about your trouble obtaining ownership of your home. In California if you know the serial number you may call the Ca housing and community development and registration office at 916-445-4782. This number is down try 909-987-2599/916-323-9803 and explain your situation. There is a reason why it is “difficult” and there is a way around this. Find out from the state exactly what needs to be filled our, filed, or completed. After that please don’t hesitate to ask. Hope this has helped at least point you in the right direction.

      All the best and talk soon,
      John


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Reviews of John Fedro and the Mobile Home Formula Training

Easy to navigate through, very informative, and pretty easy to grasp material. John makes himself available to answer questions which is a huge help.
Thank you for the useful information and the thoughtful approach to mobile home investing… Reading about someone who has crafted a business around helping people, and making a good profit at the same time, really resonates with me.
I am determined to make this work!
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Just bought our second home 3k cash 3/1.5. Thanks again for your help.
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We would like anyone considering buying John’s course to know our experience. John is very helpful, and is available for both email and phone calls. Within one week we were on our way to our first deal. With many more in the pipeline everyday.
Thank you John for being so helpful. Its nice to know that I can buy a program and they don’t disappear.