Re: 1st park purchase…Help requested by all! - Posted by Karl (TN)
Posted by Karl (TN) on January 23, 2008 at 01:10:42:
Hey Todd,
I’ve been where you are. The one thing I’ve learned is that you can’t force a deal. Just Like Brett Favre can’t force a pass without increased risk potential. I don’t know who said it but “A good deal negotiated poorly is better than a poor deal negotiated well”.
Be patient, your day will come. Stock pile your cash. The deals are out there. Maybe not in MHPs right now. Look for a niche. When you find it ride it and be looking for another wave to jump on when that one runs out.
A word about risk. I love real estate. But some deals one person would take and another would not. They are both intellegent investors, but at different places in Life (experience, net worth, family situation, etc.). Ask yourself if this deal goes south are you belly up. An investor in a different position may see the same benefits of ownership as you do, but the worst case scenario won’t wipe him out. So how much risk can you afford?
I have done very few Lonnie deals, I wish I knew about them 20 years ago. My NW would be double today and I ain’t doing bad. So, Keep hunting Lonnies or find another niche or both.
As for MHP, I look for deals that I can add value too that the present owner hasn’t realized or doesn’t care. And remember you make money when you buy, you get paid when you sell. (I like Lonnies 10-10-10 rule). \
At the risk of being long winded, never trust a sellers proforma. It’s always cooked somewhere. So figure cash flows based on worst case scenario’s. You can also use proformas to find ways to cut existing costs and add value (eg- negotiate garbage service rates, seperate water meters, increase rents by adding carports or just because they are due, add spaces, etc. just think outside the box)
Good Luck to you. One day people will bring deals to you because they have an immediate need that you and your cash can fill.