Most operators don't think about selling until they're ready to sell — and by then, they've already left money on the table. In this episode, we break down exactly what sophisticated buyers, their lenders, and their due diligence teams are scrutinizing when they underwrite your park, and what you can do in the 6–12 months before going to market to maximize your number.

We walk through the full financial package — your P&L, trailing NOI, rent roll, and expense detail — and explain why the way you present these documents is just as important as the numbers themselves. We get into utility bills, how master-metered vs. sub-metered electric changes your valuation, and why implementing RUBS before a sale is one of the highest-ROI moves an operator can make.

Then we go on-site. Roads, trees, signage, abandoned homes, common areas — buyers are doing a visual risk assessment the second they pull in. We tell you exactly what to fix and what to skip, and explain why a $8K road patch can be worth $50K+ in perceived value at closing.

We also cover the one document that kills more MHP deals than any other: home titles. If your park-owned homes have missing, incorrect, or wrong-entity titles, you could be looking at a delayed or dead closing. We explain how to run a title audit and how long it actually takes to get clean.

Finally, we cover the legal and compliance layer — permits, zoning, open violations, active evictions, and when you need a Phase I — and we close with the six highest-ROI moves to make before you list.

If you own a park and you're thinking about selling in the next 1–5 years, this episode is your playbook.

Visit treesidecapital.com for more details

What does it actually cost to find a mobile home park deal — and is it worth it?

In this episode, we break down the real numbers behind deal sourcing: the time you'll spend, the marketing dollars you'll burn, and the success rates most operators never talk about. Spoiler: the hit rate is low. But when you land the right deal, the math changes everything.

One good MHP acquisition can 10x your invested capital. A single wholesale fee can match what some people earn in an entire year at their W-2. So how do you structure a system that makes the math work in your favor — whether you're looking to wholesale a deal, bring it to a capital partner, or buy it yourself?

We're getting into the specifics: direct mail costs, skip trace lists, follow-up sequences, conversion rates, and what a real acquisition pipeline looks like from first touch to closed deal. If you've ever wondered whether the grind of deal finding is worth it, this episode answers that question with real numbers.

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Transparency sounds simple until money is on the line. In this episode, Miles breaks down the long game of building trust with sellers, partners, buyers, and brokers — and why cutting corners on honesty always costs more than it saves. From retrade conversations to partner alignment to telling a broker a deal won't work, this episode is a practical guide to having the conversations most investors avoid. If your reputation is your currency in this business, honesty isn't optional.

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Expecting 20% COC? Assuming your expenses will look like yours, not theirs? You're setting yourself up to fail. Miles breaks down the most common underwriting pitfalls — from modeling your operation over the seller's reality to ignoring vacancy, cap-ex, and management costs. Learn how to read a deal for what it actually is, not what you want it to be.

Visit treesidecapital.com for more info.

Expecting 20% COC? Assuming your expenses will look like yours, not theirs? You're setting yourself up to fail. Miles breaks down the most common underwriting pitfalls — from modeling your operation over the seller's reality to ignoring vacancy, cap-ex, and management costs. Learn how to read a deal for what it actually is, not what you want it to be.

Visit treesidecapital.com for more info.

The best deal you find might not come from the deal you're working — it might come from the conversation around it. In this episode, Miles breaks down a real example: while trying to sell an RV park, he discovered that his buyer was looking to sell a property of their own. One conversation. Two opportunities.

It's a simple principle that changes everything about how you show up in this business — talk to everyone. Buyers, sellers, brokers, operators, the guy at the chamber of commerce breakfast. You don't know what they're sitting on, who they're connected to, or what they're trying to move. Most people are transactional. The ones who win long-term treat every relationship like a two-way door.

Miles talks through how staying curious and generous in conversations — even ones that don't seem relevant on the surface — has led to some of the best opportunities in his portfolio. The pipeline isn't just built on deals. It's built on conversations.

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Every acquisition, every turnaround, every meaningful business relationship eventually arrives at a moment that tests your ability to say something uncomfortable — and say it in a way that keeps the deal, the relationship, and the trust intact.

In this episode, we go deep on the art of the difficult conversation. Whether you're sitting across from a seller who's emotionally tied to a number that no longer makes sense, a lender who needs to understand why the proforma changed, or a team of employees who can feel the tension of a transition — the skill is the same. It starts with intellectual honesty about what's broken, grounds itself in the why behind what needs to change, and ends with a clear-eyed picture of where you're going together.

We break down how to frame hard truths without blowing up the table, how to lead with the vision while still honoring the reality, and how the best operators earn trust not by avoiding conflict — but by navigating it with clarity and intention.

If you've ever walked into a room knowing you had to say something no one wanted to hear, this one's for you.

Visit treesidecapital.com for more information.

Every acquisition, every turnaround, every meaningful business relationship eventually arrives at a moment that tests your ability to say something uncomfortable — and say it in a way that keeps the deal, the relationship, and the trust intact.

In this episode, we go deep on the art of the difficult conversation. Whether you're sitting across from a seller who's emotionally tied to a number that no longer makes sense, a lender who needs to understand why the proforma changed, or a team of employees who can feel the tension of a transition — the skill is the same. It starts with intellectual honesty about what's broken, grounds itself in the why behind what needs to change, and ends with a clear-eyed picture of where you're going together.

We break down how to frame hard truths without blowing up the table, how to lead with the vision while still honoring the reality, and how the best operators earn trust not by avoiding conflict — but by navigating it with clarity and intention.

If you've ever walked into a room knowing you had to say something no one wanted to hear, this one's for you.

Visit treesidecapital.com for more information.

Podcasts, books, webinars, Twitter threads… it's easy to get stuck in "education mode" in mobile home park investing. But the real question is:

How do you actually go from learning… to owning your first park?

In this episode, we break down the real-world progression from beginner to owner—and why networking and relationships are often the missing link.

We cover:

• The different levels of learning in MHP investing:
  • Education (podcasts, courses, underwriting deals)
  • Application (calling brokers, underwriting live deals, visiting parks)
  • Execution (making offers, raising capital, closing deals)
• Why who you know matters more than what you know
• How to build meaningful relationships with:
  • Owners
  • Brokers
  • Capital partners
  • Operators
• Practical steps to move from passive learning to active deal flow
• Common pitfalls that keep people stuck:
  • Analysis paralysis
  • Fear of making offers
  • Waiting for the "perfect" deal
  • Not adding value to others
• Real examples of how partnerships and connections lead to:
  • Off-market deals
  • JV opportunities
  • Wholesale fees
  • Equity stakes

This episode is especially valuable if you're:

• Still in learning mode and unsure what to do next
• Trying to land your first deal or first equity position
• Looking to define your niche (capital raiser, deal finder, operator, etc.)

Key Takeaway

You don't need to know everything to get started.

But you do need to:

1. Take action before you feel ready
2. Get in the room with the right people
3. Provide value early

Because in this business, your network becomes your net worth—and your pathway to your first deal.

Visit treesidecapital.com to learn more.

In today's mobile home park investing landscape, trying to do everything is one of the fastest ways to burn out—or go broke.

The game has changed.

Higher interest rates, tighter lending, and operational complexity have created a clear divide: the investors who win are the ones who know their lane and dominate it.

In this episode, we break down how to find your niche in the MHP space based on your strengths, experience, and current season of life.

We cover:

• The 4 key roles in today's MHP ecosystem: Deal Finder, Capital Raiser, Operator, and Finance Structurer
• What type of deals work best for each role (and which to avoid)
• How beginners can get in the game without signing on debt or raising millions
• Why experienced operators are more valuable than ever—and how to partner with them
• Creative structures (JVs, MLOs, consulting, equity splits) that allow you to play without doing everything
• How to stack skills over time to increase your equity and income

Whether you're:

• A high-income professional looking to place capital
• A hustler sourcing off-market deals
• An operator who thrives in the weeds
• Or someone trying to break into mobile home parks

This episode will help you identify where you fit—and how to turn that into real income and equity.

👉 The biggest mistake we see? Trying to copy someone else's model instead of building one around your strengths.

Visit treesidecapital.com to learn more.