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A blurry listing sat on the market, the seller was tired, and Mat Koym saw an opening that most investors miss: a small mobile home park where the upside comes from discipline, not hype. We break down how Matt closed on a 24-lot manufactured housing community, why the first month was smoother than he expected, and what he did immediately after taking over to protect tenants and stabilize operations.

We get specific on the numbers and the process. Matt shares the $315,000 purchase price, the 20% down structure, and how seller financing plus a negotiated retrade helped the deal pencil after inspections flagged sewer, plumbing, and electrical issues. Then we dig into the unglamorous fixes that move NOI fast: calling vendors, verifying bills, and walking the property. Trash went from about $600 to $125 for the same service, and the water bill dropped from roughly $1,400 to $846 by fixing leaks and getting residents to report running toilets.

You’ll also hear how he builds a long-term deal pipeline with a virtual assistant, why “the leads suck” is usually a follow-up problem, and what it really takes to get a park ready for an infill and refinance plan. We talk underwriting with real contractor input, breaking even while repairs hit, the insurance headache nobody warns you about, and the importance of clean books and systems if you want financing options later.

If you’re serious about mobile home park investing, seller financing, and value-add operations that actually hold up in the real world, hit play. Subscribe for more, share this with a friend who’s hunting their first park, and leave a review with your biggest takeaway.

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