Mobile Home Dealer License Per State

Welcome back,

Did you know that many states have a CAP or limit to how many mobile homes you may buy and sell for a profit per year (12 months)? It’s true. Many states say that you must become a licensed mobile home dealer or mobile home retailer after “X” number of deals you close for a profit. See below to confirm your states number.

This “licensing” rule does NOT apply to mobile homes attached to private land. This only applies for mobile homes on rented land and/or considered personal property.

A “0” after the State name indicates a state that asks you to obtain your mobile home retailer or dealer license before you buy and sell any mobile homes for profit. Homes that are considered your primary residence or secondary residences do not count.

An “A” after your State name indicates a state that does not have a cap on the number of mobile homes you may buy and sell for profit without a mobile homes retailer or dealer license. Enjoy and get moving!

State: # per year without a dealer or retailer’s license

  • Alabama:1
  • Alaska:A
  • Arizona:3
  • Arkansas:A
  • California:0
  • Colorado:0
  • Delaware:5
  • Florida:1
  • Georgia:0
  • Idaho :2
  • Illinois:4
  • Indiana:11
  • Iowa:0
  • Kansas:A
  • Kentucky:1
  • Louisiana:3
  • Maine:A
  • Maryland:A
  • Massachusetts:A
  • Michigan:0
  • Minnesota:0
  • Missouri:4
  • Mississippi:3
  • Montana:A
  • Nebraska:0
  • Nevada:0
  • New Hampshire:3
  • New York:4
  • New Jersey 0
  • New Mexico:1
  • North Carolina:3
  • North Dakota:A
  • Ohio:4
  • Oklahoma:0
  • Oregon:3
  • Pennsylvania:3
  • Rhode Island: 0
  • South Carolina:4
  • Tennessee :1
  • Texas:1
  • Utah:2
  • Vermont:A
  • Virginia:1
  • Washington:4
  • West Virginia:6
  • Wisconsin:1

**If you see any error in the list above please leave a comment below so that the information may stay as current as possible.**

But John, do I really need a license?

Of all the people I trained to invest in mobile homes many end up getting their MH license to continue investing. Others do not get their MH license and continue investing anyway. By talking to every state’s Manufactured Housing division I have determined that many states do not police these matters. It is the burden of the State to prove you are purchasing and reselling your properties for profit or personal gain or not as a primary residence. In addition nobody is counting your transactions and waiting for you at the DMV, DOT, Notary, or other Manufactured housing division where Title is transferred in your state. With that said it is our opinion to start becoming licensed as soon as you realize this is a profitable, fun, exciting, and long-term business you wish to be apart of.

What if I continue without a license?

If you were singled out by a tenant-buyer or someone else for shady practices or screwing someone and were discovered to not have a license then you deserve to be caught. You will likely be given a cease and desist notice to quit investing until this 12 month cycle is over. In other states you may be given a fine depending on the severity of the matter.

Do Personal Property Trusts help hide our identity? or Can I simply buy/sell in my LLC or children’s names?

If it looks like a duck and quacks like a duck, it’s a duck. The methods listed above will give some anonymity to your business but if you were in front of a Judge and found out to not have a license it would be necessary to obtain a license to continue investing legally. If you are the mastermind and receiving the tax benefits you should become licensed once you realize you want to continue making money with mobile homes.

What are the Pros and Cons of becoming licensed?

In many states some negatives are that you are taxed at a higher rate typically then non-dealer status. Licensing also costs a yearly fee in many states. Some positives will be that you will now be more knowledgeable about mobile homes in your state and that you can network with other dealers and retailers more readily. Bottom line is the law is the law; if you love this business and are making $1,000+ cash flow per month with mobile homes then reinvest the money into your education to become a state licensed mobile home retailer or dealer.

What does my State require to become Licensed?

Good question. Depending on your State the licensing requirements will vary. Some states will want you to have an office (home or otherwise), dealer lot, become bonded, insurance, experience, pass written tests, etc. For exact license requirements call your local mobile home division. See numbers below.

  • Alabama: 251-574-1923/251-574-8794
  • Alaska: 907-269-3750 ask DLR Licensing
  • Arizona: 520-509-3555/ 888-431-1311
  • Arkansas: 501-663-8444
  • California: 909-987-2599/916-323-9803
  • Colorado: 303-866-4616
  • Connecticut: 860-584-5915
  • Delaware: 302-744-2500 Dover Office
  • Florida: 850-907-9111
  • Georgia: 770-955-4522
  • Idaho: 208-334-8664
  • Illinois: 217-782-2880
  • Indiana: 317-240-3751
  • Iowa: 515-265-1497/563-244-0573
  • Kansas: 785-368-8385
  • Kentucky: 502-223-0490/502-573-1795
  • Louisiana: 225-925-9041
  • Maine: 207-624-9000 ext 52143
  • Maryland: 410-767-1324
  • Massachusetts: 617-727-1977
  • Michigan: 517-241-9317/517-241-9328
  • Minnesota: 651-296-2977
  • Mississippi: 601-923-7229
  • Missouri: 573-636-8660
  • Montana: 406-442-2164/406-456-5460
  • Nebraska: 402-471-3918
  • Nevada: 775-687-2060
  • New Hampshire: 603-629-9369
  • New Jersey: 609-588-9040
  • New Mexico: 505-476-4770
  • New York: 518-867-3242
  • North Carolina: 919-715-7000
  • North Dakota: 701-328-2725
  • Ohio: 614-752-7671
  • Oklahoma: 405-634-5050
  • Oregon: 503-364-2470
  • Pennsylvania: 888-242-7642
  • South Carolina: 803-896-4682/803-896-5000
  • South Dakota: 605-223-2065
  • Tennessee: 615-256-4733
  • Texas: 512-459-1221
  • Utah: 800-368-8824/800-DMV-UTAH
  • Vermont: 802-828-3749
  • Virginia: 804-371-7000 (ask for MH dept)
  • Washington: 360-586-0491
  • Wisconsin: 608-255-3131/608-266-3151
  • Wyoming: 307-777-4850

Hope this helps you understand the nature and importance of eventually obtaining your mobile home license to continue making even more profits. Let me know your thoughts and questions below.

Love what you do daily,
John Fedro
support@mobilehomeinvesting.net

 

 

Related Mobile Home Dealer License Per State videos:

 

87 Comments

  • Dan Zman

    May 24, 2013

    Hi John!

    This is just what I have been searching for. This is an incredible source of info and you rock at always providing content. Again thank you for bringing clarity to my investing business. I’m in MS and love that my state lets me do 3 deals before I need to become licensed. This will be pleanty of experience to get me started and make some mula before getting my lic. I’m ready to get started with your formula. I’ll be emailing you later today to get started.

    Dan Z

    • Dawn

      October 1, 2015

      What about New Mexico?

      • Dawn

        October 1, 2015

        Fantastic info by the way!!!

        • John Fedro

          October 2, 2015

          Hi Dawn,

          So much for the kind words and support. Very happy to help.

          Additionally, thank you very much for the grammar correction made in another comment. 🙂

          Talk soon,
          John

      • John Fedro

        October 2, 2015

        Hi Dawn,

        I can’t believe New Mexico is not on the list. I apologize about this oversight in getting this on to the website. In New Mexico a nonlicensed mobile home investor may purchase and resell up to four mobile homes per year in their private name before becoming a licensed dealer. Here are some more information pertaining to the issue. http://www.mvd.newmexico.gov/vehicle-procedures-manual.aspx?1f7fcb5548ee4e17a47ff4e27e571a01blogPostId=ed1f0503db9a4a03a4e7344916a50e06. With that said New Mexico seems to not make the dealer process very strict or expensive. Once you understand that this is the right business for you and you are making a decent bit of cash flow I would encourage anyone in the state to become licensed as a dealer. Being a dealer will serve to help you understand your state a little bit better while giving you the chance to network and rub shoulders with other dealers, brokers, park managers, park owners, etc. I hope this helps and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach back out.

        Talk soon,
        John

        • Alex

          October 28, 2016

          So just wondering you posted the new Mexico amount about a year ago is it still 4 mobile homes per year?

          • John Fedro

            November 2, 2016

            Hi Alex,

            Thank you for reaching out and connecting with regards to your question. No, as you can see above this has been changed to “one” transaction bought and sold per year for a profit before and “dealers license” is asked for by the state. I hope this helps and make sense. The phone number to the state can be found above is well.

            Talk soon,
            John

  • David Holoboff

    May 24, 2013

    Fantastic resource – thanks!!!

    Definitely worth putting into the FAQ section, and thanks for your efforts with this!

    -D

  • Dr. Stephen Osi

    May 24, 2013

    Great information! Great newsletter! John thank you for giving me a new zeal to keep working to get one deal done then look into obtaining a dealer license. Thanks again.

    • John Fedro

      May 25, 2013

      Happy to help inspire you Dr. Osi.

      This business is very possible and profitable with motivation, persistence, and training. With that said I have helped train enough hard-working investors to know that human nature is predictable. If someone new closes his/her first deal or two and make good money he/she will want to continue, and if your state asks you to be licensed then it is a good idea to do so in a semi-timely manner.

      Thanks for your comment and your kind words.

      Best,
      John

  • Dave Bruton

    May 24, 2013

    Hi John
    Dave and Cindy here. I would like to thank you for a great program. I would like to add for the people reading this that we successful mobile home investors and owe our success to the Mobile Home Formula…

    • John Fedro

      May 25, 2013

      Thank you Dave and Cindy. You have continued to shine, close deals, and make a great name for yourself in your area. Also, thank you for taking such an active role and helping out with the private facebook group. The dedication, excitement, and eagerness you bring to MH investing is sincerely exciting to watch. I’m always here to help.

      Best,
      John

  • Steve W

    May 26, 2013

    Well licensing is thew next thing on my list…
    Thanks,
    John

  • Clinton R.Byrd

    May 29, 2013

    Great info John,Jerry never put this info in his E-mails to me

  • Paul Smith

    June 15, 2013

    Hi John,
    I believe Florida law now says that you must be licensed to sell even only 1 mobile home for profit.

    “Florida law states that any person, firm partnership or corporation that buys, sells, offers for sale, displays for sale or deals in one or more mobile homes in any 12-month period is presumed to be a mobile home dealer and must have an appropriate license issued by the State.”

    Source: http://ffdhsmv.custhelp.com/app/answers/detail/a_id/162/~/becoming-a-mobile-home-dealer

    I’m interested in doing some MH deals in Florida, so I’m curious if this is correct.

    • John Fedro

      June 18, 2013

      Hi Paul,

      You are absolutely right. Florida has been at 1 deal per year for a while now. Great catch on the misprint and thank you for helping to improve this site by commenting. What area of Fl are you planning to invest in? Are you already investing in SFRs?

      Best,
      John Fedro

  • Matt

    June 25, 2013

    John –

    The telephone number listed for Washington is for the Northwest Housing Association, a commercial association.

    The correct telephone number is 360.586.0491

    When I applied for my LLC I was sent a Dealers Application. I responded in writing that I would not be establishing a dealership and would not have a fixed place of business but rather I bought and sold to and from private individuals. While I did not receive a formal response my application for LLC was approved without a Dealers License.

    If you received your information from the Northwest Housing Association it is only in their best interest to tell you a license is required. Keeps down the competition.

    Great web site and information.

    The Northwest Pride – Northwest Housing Association
    1530 Evergreen Park Drive, SW
    Olympia, WA 98502-5903
    Phone: (360) 357-5650
    Fax: (360) 357-5651
    Email: info@nwpride.org

    Office of Manufactured Housing
    Dept. of Community Trade and Economic Development
    906 Columbia Street, S.W.
    Olympia, WA 98504-8300
    Phone (360) 586-0491
    Fax (360) 586-5880

    • John Fedro

      June 26, 2013

      Hi Matt,

      Thank you very much for taking the time to relay this valuable experience to us and other WA investors. That makes a lot of sense that this organization may offer liberal answers to help deter competition from entering the market. Wa is not the only state that this has happened to us. Sometime it has takes us 5 or more calls to the same department to get a clear answer on the subject from someone who says they know what their talking about. Thanks for looking out.

      Talk soon,
      John Fedro

  • Mac

    June 28, 2013

    Hi John:

    I will be investing in your mentoring program soon and am currently located in the West Palm Beach, FL area. I can commit 3 hours per day initially to ramp this opportunity up and am looking forward to making this a full-time business as soon as I can, hopefully within the next 3-4 months.

    Is this a realistic goal with hard work and your guidance?

    Thanks in advance.

    • John Fedro

      June 28, 2013

      Hi Mac,

      Thanks for connecting with me. The short answer is, it depends.

      This goal of yours requires hard work and long hours, but it will be worth it. Your goal of investing in mobile homes as a full-time income in 3 -4 months is not impossible, but a little improbable. If you dedicate the hours per days you say you will, then I believe in 8-12 months this can be a full-time business. I say this for a few reasons. 1. There are 23 mh parks in your city alone, you have a good supply 2. I’m not sure how much income you need to support yourself full-time, likely more than $3k-$4k per month, and 3. I do not know your available capital to begin or level of motivation.

      This is of course just my opinion on how realistic the goal is. Let me know if you have any other questions or thoughts.

      best,
      John

      full time business

  • Paul Smith

    July 3, 2013

    John,
    I’m an absolute begineer still looking to do my first deal, MHs or otherwise. Considering the overhead required to get licensed in Florida (application fee, $25k surety bond, office space requirement, etc), what are my options for getting a deal done without a MH broker license? The area I’m planning on investing in is SW Florida, including Ft. Myers, Punta Gorda, Sarasota.

    I’d like to eventually obtain a license but I think it would be a good idea to actually get at least a few deals under my belt before spending the money on the MH Broker license application. However, I still would like to go through the proper legal channels. What about contacting an established licensed broker in my area and asking if they would be willing to draw up a note for a MH sale in my name in exchange for a commission on the sale? Do you know if this would be legal and/or a broker would typically be willing to do so?

    Thanks in advance,
    Paul Smith

    • John Fedro

      July 5, 2013

      Hi Paul,

      Thanks for reaching out to me on this. Congrats for having the guts and drive to begin investing and building another income stream for yourself. As I read your comment I see you have 3 questions. Please see the answers to those questions below.

      1. What are my options for getting a deal done without a MH broker license? As I mentioned above you are in the driver’s seat when it comes to getting a mobile home “deal” done in the next few days or weeks. There will be nobody monitoring your investing until you become larger. With that said there is nothing physically stopping you from getting your first few deals. The state does want you to become licensed if you plan on buying/selling more than 1 per year in your state. You mentioned above there is a bond required (which can cost several hundred dollars per year) and other requirements that must be met. This is required if you plan to stay in this business and aim to build your MH investing business larger and larger.

      2. What about contacting an established licensed broker in my area and asking if they would be willing to draw up a note for a MH sale in my name in exchange for a commission on the sale? I have never done this but I would imagine this would be difficult to find a broker willing to put his license on the line for you. However it is certainly worth calling around and asking. Are you trying to get this license mainly to create Notes? If this is the main reason there are other easier ways to legally create notes without being a dealer.

      3. Do you know if this would be legal and/or a broker would typically be willing to do so? I think it would be unorthodox and not typical, but some of the best business ideas have started out this way.

      Hope this helps. Let me know if you’re still confused and we’ll get to the bottom of the issue.

      Best,
      John

  • Paul Smith

    July 6, 2013

    Thanks John for your detailed responses. Can you tell me more about the other ways to create notes without being a dealer? The reason why I mentioned creating notes is because most of the literature I’ve read so far (Lonnie Scruggs’ Deals on Wheels) discusses creating notes. I’d be interested in learning about other methods as well.

    Paul

    • John Fedro

      July 8, 2013

      Hi Paul,

      If your state says you need a dealer’s license due to the fact you buy/sell “X” number of mobile homes per year then it would be wise to get this eventually no matter how many notes you create. If you sell a car, boat, coin collection you may create a note. With real estate there are laws in place such as the Safe act and Dodd frank that limit seller created notes when selling real estate. My strategy of selling mobile homes places most of the risk seemingly on the investor as we do not hold the subject property as collateral for the debt. Without going into my method further or the paperwork I do hope this helps clear up some issues.

      Talk soon,
      John

  • Anand

    July 25, 2013

    Hi John!

    I am from Southern California. I am new to this business and want to buy/sell mobile homes for profit. Before doing my first deal should I be getting the MH dealer license?

    I highly appreciate you providing this much information and experience for others to start their business.

    Thanks

    Anand

    • John Fedro

      July 28, 2013

      Hi Anand,

      Thank you for commenting and welcome aboard the MHDMF again.

      Becoming licensed is important. However not wasting money on education you will not use or benefit from is even more important. With that said make sure you complete your first few deals with ease and excitement and see a future in this business. Then once you prove you like this business and wish to continue you should become licensed to improve your State specific knowledge and business contacts.

      Have you singed up for our Member’s only Facebook group yet? If not the link is in the Mental Attitude Training module. Also, send me your Action Assignment results form module 1 once complete so I may review your progress. This should take no longer than 2 weeks, 1 week if possible.

      Best,
      John

  • Red Sherburne

    October 18, 2013

    I think this is among the most significant info for me. And i am glad reading your article. However wanna commentary on few common things, The site style is ideal, the articles is in reality nice : D. Just right activity, cheers

    • John Fedro

      October 19, 2013

      Thank you for the kind words Red. I am glad that you have received value from this site already. I will continue the good stuff coming. Check out the training tab above should you wish to learn more much rapidly and work directly with me.

      Either way here and happy to help.

      Talk soon,
      John

  • Guest

    December 7, 2013

    Hey there, I jumped over to your website page via Pinterest. Not some thing I ordinarily read through, yet I enjoy your thoughts none the less. Thank you very much for composing some thing worthy of reading through!

    • John Fedro

      December 7, 2013

      Thank you. I too am glad you stumbled on over to my site. Please don’t hesitate to ask any further MHI questions in the future.

      All the best, John Fedro

  • Karl in Kansas

    December 8, 2013

    Hello John,

    Great info. Thank you for collecting all of this information and giving of it so freely.

    Merry early Xmas to you and your family,
    Karl in Kansas

    • John Fedro

      December 10, 2013

      Hi Karl,

      Thanks for the kind words. I am here to help provide value and prevent others from making many of the costly mistakes I made in this business.

      Happy to help and don’t hesitate to ask any follow up questions you may have about this or any other subject MH related.

      Talk soon,
      John Fedro

  • Mary

    December 30, 2013

    I manage a mobile home park in arizona and we do in house financing. Our homes range from 500-8000. Do I need a dealers license?

    • John Fedro

      December 30, 2013

      Hi Mary,

      Thanks for commenting and reaching out to me about this. In short Yes, selling mobile homes inside your park will require that you and/or your company become licensed as a dealer. There are multiple types of dealer licenses that you may obtain in Arizona. See a list here at the following link. http://www.dfbls.az.gov/omh/licensing/dealer.aspx

      In addition you may be able to work under a dealer without obtaining your own license. For this I suggest you personally call the licensing office to ask a clerk, explain your situation, and ask for help. These folks at the MH division will also be able to inform you when the next class is and the procedure moving forward. I hope this helps and makes sense. All the best and don’t hesitate to ask any further questions you may have.

      Talk soon,
      John Fedro

  • Mary

    December 31, 2013

    Thank you John for your assistance. So I can work under someone who has a dealers license. That is great news!!!!!!!

    I was getting so many differnt answers from so many people it was confusing.

    Another question, if I decide to get a real estate license would I be able to work under my own license or do I still have to work under the dealers license?

    • John Fedro

      December 31, 2013

      Hi Mary,

      Glad to help. You will have to double check with your state to be 100% however many states allow this for the park managers and agents of the park.

      Concerning your RE license. I am assuming this is your standard Realtor license. You will need to work under a broker to act as a Realtor to others. In most states there is an extra short class you will have to attend to become a dealer of MHs, versus just a Realtor. Once you pass this class you will have both certifications.

      Talk soon,
      John Fedro

  • Tom

    March 8, 2014

    John,

    Wyoming is missing from your first list, there are not a lot of people in this state but I’m one of the few and am interested in the licensing requirements for Wyoming. I suppose I can call the number you provided and find out though right?

    • John Fedro

      March 11, 2014

      Hi Tom,

      Thanks for commenting and thank you for bringing that up. Wyoming does not have a Cap when it comes to purchasing and reselling mobile homes for a profit. There is no special license needed. Have fun up there 🙂

      Talk soon,
      John

  • Susie

    March 23, 2014

    Hi there!
    I have property in Greensboro, AL (Hale) county and my son recently put 3 mobile homes on the property for rental?
    Is he required to be licensed?

    Thanks!

    • John Fedro

      March 24, 2014

      Hi Susie,

      Thank you for commenting. Yes, Georgia does ask that you obtain a dealer license before you purchase and resell a mobile home for profit. For more info I suggest you call this number (770-955-4522) for additional info about licensing and moving forward. You are in a great area for his type of investing business.

      All the best,
      John Fedro

  • Sandy

    April 30, 2014

    I have a lot, in Tomball, Texas.
    I would like to help me, I want to know if I need a license to sell mobile homes?
    I am looking for mobile home factories, to work with various companies. Do you have a list of mobile home manufactorers?

    Thanks very much for your help

    • John Fedro

      April 30, 2014

      Hi Sandy,

      Thanks for commenting and reaching out on this issue. No, I do not have a list of mobile home manufactures. My advice is to Google search and look online for nearby factories and dealerships. To answer your question about licensing the state says you should have your “dealer” or “retailer” license if you plan to sell mobile homes for profits. If you are planning to act as a Realtor and help people sell their homes you will need your Realtor’s license as well.

      I hope this helps. If you have any follow up questions do not hesitate to ask them as well.

      Talk soon,
      John Fedro

  • David

    August 5, 2014

    I own 5 mobile home parks in Kansas. Each is a separate LLC. Kansas is an “A” state per your list. I am offering large discounts as incentives to get current tenants to convert lease-to-own homes and become home-owners. Do my parks need retailers licenses, especially since there is no limit to require a license.

    For states that have limits, do the limits apply to each park (i.e., each LLC) or in aggregate?

    Thanks for your expertise!!!

    • John Fedro

      August 7, 2014

      Hi David,

      Thanks for reaching out to me on this issue. Congratulations on the 4 parks owned. This is no easy feat and I commend you.

      It would be my guess that because the state does not have a cap to how many MHs can be purchased or resold in a year then no license would be needed. With that said I am not in the business of giving out my guesses so please call the number provided below and explain your situation to the state and ask them about your specific needs.

      Titles and Registration Bureau 785-368-8385 or 785-296-3621

      I hope this helps.

      All the best,
      John

  • Jacob

    December 16, 2014

    Hi John,

    Love the blog and podcast. How do you go about appraising a mobile home? Do you use any tools or services?

    Thanks,

    Jacob

    • John Fedro

      December 18, 2014

      Hi Jacob,

      Thanks for commenting and your kind words. Your questions are ones that are good for a podcast of their own. However, to not keep you in suspense I’ll answer your questions now. Concerning a mobile home inside a park we do not use appraisals and they are pointless unless you are obtaining a loan or some types of insurance. In parks we base our purchase offers on what we know the home can sell for by knowing what buyers will pay. This is a combination of testing your market and knowing your market from past experience with regards to 2 and 3 bedrooms mobile homes when selling for payments. If selling for all cash then Realtors and park managers will be a decent source to start getting resale prices and days on the market figures. When investing in mobile homes on land then an appraisal or comps are needed before you purchase. There is a lot more we can discuss about the topic so let me know if this makes sense and any further follow up questions you have.

      Talk soon,
      John Fedro

      • Jacob

        January 12, 2015

        Thanks for getting back to me John, that makes a lot of sense . I am looking forward to the podcast 🙂

        What do you think of the NADA GUIDES appraisal tool, I have heard good things from other forums.

        reference: http://www.nadaguides.com/Manufactured-Homes

  • Paul

    January 11, 2015

    I live in Iowa and attorney told me that you must have a retailers license even if you only sell 1 mobile home, per Iowa code.

    • John Fedro

      January 17, 2015

      Hi Paul,

      Thanks for reaching out and commenting. We always strive for the most up to date info here and since this is not what we have learned by calling the IOWA state MH departments I will call on Monday and confirm this may have changed. Thank you again for the good eye and mentioning this to us. If you notice anything else please don’t hesitate to mention it.

      Best and talk soon,
      John Fedro

      • John Fedro

        January 22, 2015

        Hi Paul,

        There is an update. It took me being shuffled around to 4 different nice folks before we got the answer that you should have a Retailers license to buy and resell any mobile homes in the state of Iowa. The exceptions are if the home is your primary residence, its family member to family member or you’re executor of an estate. The fee for the license is $100 and there is a bond required.

        Thanks again for helping to make the site even better.

        Best,
        John

  • Vick T

    February 11, 2015

    Hey John, I just ran across this site by accident and really like what you got going on here. I’ll be having more questions I’m sure soon.

    Best wishes,
    VickT

    • John Fedro

      February 15, 2015

      Hi Vick,

      Thanks for commenting and stopping by. Glad you found us. If you have any questions don’t hesitate to reach out and ask.

      Talk soon,
      John

  • Moe Deeko

    February 24, 2015

    I needed this posting. Thanks John!

    • John Fedro

      February 26, 2015

      Happy to help Moe.

      Best,
      John

  • Joey

    February 25, 2015

    Hello John,
    My name is Joey Owens and my wife and I have a double wide in upstate New York. We’re motivate sellers. We want to get out of New York and move to Fla. We have another mobile home that we own out right in Fla. We still have a mort. on the house in a park in New York. We do owe 28k on it. It’s fully furnished and we are motivate to sell. WE DON’T WANT TO GIVE IT AWAY. I’m a little afraid to carry the paper without getting something decent down…….any suggestions.

    • John Fedro

      February 26, 2015

      Hi Joey,

      Thank you for commenting and reaching out. First off, I am happy that you are almost on your way down south to a warmer area.

      Concerning selling your MH, it sounds like your back is against the wall at $28k (or higher if using a Realtor), unless you want to bring money to the closing table. Make sure you are advertising in print media as well as online, such as Craigslist. I say this because if you are not correctly marketing to the masses this is step 1 to drive calls and foot-traffic to your door. If you do consider holding payments I agree with you that you should wait until you receive an amount down that will make you most comfortable. When dealing with payment-type buyers they can be very flaky and may default on you, which means you may have to come back to NY to resell the home.

      I hope this helps some. If you have any follow up questions please don’t hesitate to ask.

      Talk soon,
      John

      Talk soon,
      John

  • Marco Not Rubio

    May 3, 2015

    Thanks for the list. Too bad my state, New Mexico, isn’t on the list! (We’re used to being forgotten. When I moved here, a phone rep in the place I was leaving said, “At least you’ll have some nice beaches!” Uh, no.)

    • John Fedro

      May 3, 2015

      Hi Marco,

      Thank you so much for pointing out this oversight. I have no idea how New Mexico did not end up on the list. Your state asks for you to obtain a dealer’s license for any mobile home you plan to buy and resell for a profit. If you plan on living in the home that is completely different, however being an investor the state asks that you pay your $200 fee and take a test in order to become a licensed “dealer” in New Mexico. With that said my thoughts in the video still remain very much the same for you.

      If you have any follow-up questions or concerns don’t hesitate to reach back out. Thank you again for pointing out that your state was not on the list. I apologize about that. If you have any other questions I’m always here to help.

      Talk soon,
      John

      • JHall

        May 28, 2015

        Hi John,

        I too am a Neuvo Mejicano. I just wanted to say thanks for answering the question concerning what was required for my state.

  • Junco Nercer

    May 5, 2015

    Much thanks for your article John.

    Very helpful. love the site.

    thank you.

    • John Fedro

      May 7, 2015

      Hi Junco,

      Thank you so much for your kind words and commenting. I’m very glad that this article has been helpful. If you have any specific questions or concerns don’t hesitate to reach back out. I’m always here for you.

      Talk soon,
      John

  • Nikki Juarez

    May 13, 2015

    Hi John,

    This is the information I’ve been searching for all over the Internet. Thank you so much for all of your help. Keep up the great work and thank you again. You have helped me more than you know.

    • John Fedro

      May 13, 2015

      Hi Nikki,

      I am so happy that this information has already been a value to you. If you have any specific questions about this or anything else mobile home related never hesitate to reach back out. Always here to help.

      Talk soon,
      John

  • Marvin Ghul

    May 15, 2015

    Hi John,

    Thank you so much for doing all this research. This is exactly what I’ve been looking for online but couldn’t find until now. I’m so thankful I stumbled upon the site. Keep up the great work please

    sincerely,
    Marvin Ghul

    • John Fedro

      May 15, 2015

      Hi Marvin,

      I’m so glad that this article has been helpful to you already. If you have any additional questions or concerns never hesitate to reach out and comment back.

      Talk soon,
      John

  • tammie

    October 7, 2015

    Hi John,
    My husband and I are licensed installers in Texas. We have the bond already in place. How much more would we encounter to become a dealer?. I know we would have to get license, but what are the hidden costs? There are alot of overhead in the Installing part that we were not aware of before we started. We have a manufacturer wanting us to set up a lot and sell for them, just kind of nervous about doing this.. any suggestions?

    • John Fedro

      October 9, 2015

      Hi Tammie,

      Thanks so much for reaching out and commenting concerning this issue. Since doing our primary research and figuring out our licensing needs we have not revisited this issue with the state. For this reason I would suggest you call the Texas manufactured housing and community affairs at 512-459-1221. These folks are always very nice when I call them up and will be happy to answer any questions you may have. These are the real folks that will be able to tell you where exactly the hidden fees are and how much you can expect to pay for this additional licensing. I hope this helps and points you in the right direction.

      On a more personal note, if you are already installers you have absolutely nothing to worry about. This is an awesome new chapter an additional phase of growth in your company. Keep up the great work and effort moving forward.

      Talk soon,
      John

  • Glen Knoll

    October 23, 2015

    We own a mobile home park in Minnesota, can we offer financing to possible buyers?

    • John Fedro

      October 24, 2015

      Hi Glen,

      The short answer is, it depends. As long as you remain within the scope of the law you may absolutely finance mobile homes to qualified buyers. I know this is very general answer however it is completely accurate and I hope encouraging that ou can find a solution to your problem. You may utilize the help of a loan originator, or become loan originators yourself, or many mobile home park owners are now switching over to a “rent credit” type of program to resell homes. Google search for “Rishel consulting group”. These guys have a good understand of what park owners need to know with regards to seller financing in their own parks. I hope this helps and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Cheryl

    November 8, 2015

    In Oregon, although this chart says that you can do 3 MFH sales a year without a license, in reality, this doesn’t shield you from possible issues. The DCBS that runs thet MFH licensing program has told me that ANY sale of a MFH that was done with the intention of making a profit (flipping) requires that you have a dealer’s license whether it’s your “business” or not. The rules talk about a limit of 3 for people who LIVE and establish residence in their home and sell their home. In their opinion, even if you live and reside in a home and then just so happen to move out and sell it for a profit, 3 is their limit per year then it gets suspicious. At that point they definitely consider you a business.

    • John Fedro

      November 9, 2015

      Hi Cheryl,

      Very very good point. Thank you for reaching out and addressing this concern. I’ve spoken with a number of folks over the past few years in Washington state. You are absolutely correct that Washington would love any mobile home investor, with a track record of buying and selling mobile homes for profit, to be licensed as a dealer within the state. While you are also correct that a person can purchase and resell three mobile homes in a year, this may look suspicious if done for many years in a row. With that said it is always wise to obtain a license when you know you will be mobile home investing for the foreseeable future. This way you will learn more about your state laws, rub shoulders with other dealers, investors, and park owners, and much more. Thank you again for bringing up the difference between the different “caps” given to mobile home buyers/sellers in Washington state. It is important that every investor understands what their state wants moving forward. Keep in touch.

      Talk soon,
      John

  • Bert

    November 26, 2015

    Excellent article! Was looking for this exact information. Thank you Jon.

    Cheers!
    Bert

    • John Fedro

      November 30, 2015

      Hi Bert,

      Thanks so much for reaching out and commenting. I’m very happy that this information has been helpful to you already. If you have any follow-up questions or concerns never hesitate to reach back out anytime.

      Talk soon,
      John

  • Red Hawk

    February 7, 2016

    Hi John–

    As a MH newbie, I’m wondering what the actual implication is w/r/t a state’s requirement for dealership status; is it the varying taxation/gov’t oversight/BS hoop jumping? or more….

    Also, do you have info for New Jersey dealer status anywhere?

    Thanks much!

    Red Hawk

    • John Fedro

      February 9, 2016

      Hi Red Hawk,

      Thank you for reaching out and connecting with regards to your questions. First things first, great name. Concerning New Jersey and your mobile home dealers license. In New Jersey I am working with three individuals who are actively investing in mobile homes. One of these gentlemen has his dealer’s license and the other two folks do not. In New Jersey the state will ask that you become a dealer before you purchase and resell any mobile home for profit. Obtaining this license is a very good idea. The manufactured housing division in your state has been very helpful to me in the past when I had asked them normal and unorthodox questions. You can reach them at 609-588-9040. I hope this helps answer some of your questions and at least point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out to me anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Kelly

    March 7, 2016

    Hi John,

    First of all I’d just like to say THANK YOU for your amazing blog, podcasts, and information. I’m very new to this and actually found MH investing through a different program I’m doing, however I find your information to be presented much clearer, simpler, and in a way that makes it FUN. After I finish with my other program I plan on coming here and learning from the best!

    I’m from Washington State and I just got off the phone with someone from the Dept of Licensing and asked them as an investor how many times per year I could buy and sell mobile homes without a license and I was told four AND that as long as we work within the constraints of a dealer’s license, we can work with them and be represented.

    Just thought I’d give you an update. Thank you so much for your valuable expertise and information.

    Take care,
    Kelly

    • John Fedro

      March 9, 2016

      Hi Kelly,

      Thank you so much for reaching out and commenting. Additionally, thank you so much for your kind words and for updating the information about Washington on this page. This help and kudos means more than you know. Moving forward I am happy to help answer any questions or concerns you have with regards to mobile home investing whether you are a member of my training and coaching or not. Keep up the great work and daily action you are already likely doing. Keep in touch and have a great week.

      Talk soon,
      John

  • Philip LaMachio

    April 21, 2016

    Hi John….I have been excited about mobile home investing recently and have been reading/studying it here and elsewhere.

    My initial attraction was because of the low cost of entry (and I like a niche market).

    However my bubble was kinda burst when I realized I might have to get the Mobile Home Dealer’s license to do more than 3 homes in my state. The big issue for me is the 35K surety bond. I only have 10K to start this venture right now…

    But then I realized that between SC and Virginia, I could do another 9 in one year.

    I could buy/sell/finance 12 homes in one year (in all three states) and another 12 in the next year.

    If I saved at least half of the monthly cash flow for the surety bond, I think I could accumulate the 35K in a few years.

    Is there any legal reason you see that I could not proceed this way? (assuming Dodd-Frank compliance).

    Thanks,

    Philip

    • John Fedro

      April 25, 2016

      Hi Philip,

      Thanks so much for commenting and reaching out. Good job doing more than just thinking about this niche and hoping to one day move forward. It sounds like you are actively getting your ducks in a row and ready to work with local parks and sellers in the coming weeks and months.

      Assuming compliance with Dodd-Frank and other seller financing regulations, in addition to using correct paperwork that protects all parties involved, I like your idea about doing a small handful of deals in each state locally. Some argue that because we are purchasing properties in individual trusts that we technically do not sell the homes for five or more years. I do not prescribe to this as if it walks like a duck and quacks like a duck it is probably a duck. However, with that said you will be able to purchase an additional set of homes if you are able to do so in a significant others, wife’s, or family member’s name.

      The $35,000 security bond will likely cost you around $1000-$2000 per year. There are bonding agents within your state that offer this service regularly. Let me know if you have any additional questions concerning this.

      Lastly, even though you may not fill out the paperwork and pay the required fees to become a dealer, going through the education process with your state is absolutely a good idea to rub shoulders with local investors, park owners, and learn more about your states rules. I hope my answers have been helpful and made sense. As always, if you have any follow-up questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Terance Miller

    June 7, 2016

    Greetings John Fedro

    Do you by any chance know if South Carolina will ask that you become a dealer before you purchase and resell any mobile home(s) for profit or no profit.

    awaiting your response

    thanx

    • John Fedro

      June 7, 2016

      Hi Terance,

      Thank you so much for reaching out and connecting with regards to your question. Yes, as mentioned above South Carolina will ask that you get a mobile home “dealers” license if you plan to purchase and resell more than four mobile homes in any single name (person’s name, company’s name, trust’s name, etc) for a profit per 12 months. I hope this helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • mark

    June 10, 2016

    hi John great info,
    just wanted to let you know about Virginia, i talked to the powers that be today and at the federal level you can do up to 3 a year, but at the state level if you do 1 you are considered a dealer

    thanks for your help
    Mark

    • John Fedro

      June 12, 2016

      Hi Mark,

      Thank you so much for reading along and commenting. Additionally, thank you so much for your kind words and for bringing this error to my attention. I will make this correction immediately to reflect Virginia status. I will also call up the state directly to ask a few additional questions myself. Thank you very much again for bringing this to my attention. I do very much try to always have the most updated information as possible. If you ever see anything that is incorrect again please never hesitate to comment or reach out to me personally anytime. Keep in touch. Always here to help.

      Talk soon,
      John

  • Richard Specking

    August 31, 2016

    We are in search of someone who can relevel our 1999 manufactured home. Then tighten the anchor straps and repair/replace the damaged skirting from a severe storm we experienced on July 7, 2016.
    Hopefully you have or know of someone who can do this.
    Thank you

    • John Fedro

      September 1, 2016

      Hi Richard,

      Thank you for reaching out and connecting with regards to your question. I am not sure where you’re located otherwise I would be happy to give you specific names and numbers of people if I happen to know anybody in the area. With that said I would reach out and call or go visit local mobile home park managers. These park managers will know and likely be able to recommend re-leveling companies and experienced handymen for your mobile home. I hope this helps and make sense. If you have any additional follow-up questions or concerns never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Michael S

    January 1, 2017

    Hey John,

    I don’t see anything listed for Rhode Island. As I can see from the business regulations web-site there is only a license requirement for park owners. I don’t see anything about dealership licenses.

    Thanks
    M

    • John Fedro

      January 6, 2017

      Hi Michael,

      Thank you for reaching out and connecting with regards to your question. I apologize about this oversight. The state of Rhode Island does ask that you have a mobile home dealers license prior to purchasing and reselling any mobile home for profit. To learn more information and asked specific questions please feel free to call them directly at 401-462-9500. Asked for the manufactured home licensing department.I hope this helps and starts point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John