Wholesaling Mobile Homes: The (ULTIMATE) Guide

Wholesaling real estate is one of the most effective ways to break into investing, particularly for new entrepreneurs seeking to generate income without requiring substantial capital or credit. But with traditional home prices climbing higher every year, many would-be investors are starting to feel priced out of the market.

The good news? You don’t need to target single-family homes to get started. Wholesaling mobile homes can be a smarter, more affordable alternative that still offers strong profit potential with less competition.

In this article, we’ll break down exactly how to wholesale mobile homes step by step. Whether you're brand new to real estate or just looking to expand your deal pipeline, this guide will show you how to tap into one of the most overlooked opportunities in today’s market.

If you’re serious about getting started on the right foot, be sure to download our FREE resource: The Ultimate Guide To Start Real Estate Investing. It’s free and will help you take action right away. In the meantime, here's what we'll cover in this article:

• What Is Wholesaling Mobile Homes?
• Wholesaling Mobile Homes: Step By Step
• How To Comp Mobile Homes?
• Wholesaling Mobile Homes: Pros And Cons
• Wholesale Contract For Mobile Homes
• Wholesaling Mobile Home Parks
• Final Thoughts On Mobile Home Wholesaling

---

Want to learn how to start wholesaling mobile homes—the right way?

Join our FREE live webinar to discover the exact steps to wholesale successfully—even if you’ve never done a deal before.

You’ll learn how to find motivated sellers, evaluate deals, structure assignment contracts, and build a profitable wholesaling strategy from the ground up—all taught inside the Ultimate Investor Program.

Spots fill up quickly—reserve your seat now!

---

---

What Is Wholesaling Mobile Homes?

Wholesaling has become a go-to strategy for real estate investors who want to get into the game without a ton of upfront capital. The concept is simple: find a property that’s priced well below market value, lock it up under contract, and then assign that contract to another buyer for a profit. It works with houses, condos, rentals, and yes, even mobile homes.

That last one—wholesaling mobile homes—is especially interesting because the entry costs are much lower than traditional real estate. You're not buying the property yourself. You're just securing the right to purchase it and passing that right along to an investor who actually wants to close on it.

One of the best parts? You don’t need a huge budget. Most wholesalers just put down a small Earnest Money Deposit to get a contract signed, which is usually held in escrow. Then it becomes a matter of finding someone who wants to buy the deal, typically a fix-and-flipper or buy-and-hold landlord.

What makes a deal attractive? It usually starts with motivated sellers. These are folks who need to sell fast—maybe they’re behind on mortgage payments, dealing with probate issues, or just don’t want to fix up the property. You’ll often see situations like:

• Pre-foreclosures or properties heading to foreclosure
• Short sales that need a quick offer
• Homes are in serious need of repairs
• Inherited properties the family doesn’t want to deal with

It’s worth pointing out that this is very different from flipping houses. Wholesalers don’t renovate or list properties. They’re deal finders. They’re connectors. And once they assign the contract, a cash buyer comes in to do the rest, usually rehabbing the home and reselling it for a profit.

If you're new to this, check out the quick video below on how to find cash buyers online for free. It’s a great place to start if you're trying to build a strong buyers list.

---

---

What Is A Mobile Home?

A mobile home is a type of prefabricated housing that’s built in a factory rather than on-site. These homes—also called trailers or house trailers—are constructed indoors in a controlled environment, then transported to their final location on a permanent steel chassis. That frame is part of what makes mobile homes different from traditional site-built properties.

Although they’re still commonly referred to as mobile homes, the correct legal term since 1976 is manufactured homes. This change happened when new federal standards were introduced by the U.S. Department of Housing and Urban Development (HUD). Any mobile home built after June 15, 1976, must meet HUD’s manufactured housing code, including requirements for safety, design, durability, and energy efficiency.

You can usually find a mobile home’s certification details on a red HUD tag attached to the exterior. This tag includes important info like the date it was built, the manufacturer, and a unique HUD serial number. If a home is missing its tag, there are ways to retrieve this info, such as checking past mortgage records or requesting a replacement through HUD’s contracted agency, the Institute for Building Technology and Safety (IBTS).

Mobile homes can be placed on privately owned land, inside mobile home parks, or on rented lots. Because mobile homes are more affordable and can be placed on a variety of lot types, they’ve become a go-to option for many real estate investors. If you're looking for a lower-cost way to break into the market, wholesaling mobile homes is a strategy worth considering. They're often in steady demand and can offer strong returns without the same financial hurdles you'd face with traditional single-family homes.

Why Investors Should Consider Wholesaling Mobile Homes

Wholesaling mobile homes is quickly becoming one of the most overlooked but powerful entry points into real estate investing. Not only do mobile homes offer lower barriers to entry compared to traditional site-built properties, but the market demand and appreciation have been surprisingly strong.

From 2018 to 2023, the average sales price of new mobile homes in the U.S. surged by more than 58%, according to a LendingTree analysis. That’s a faster rate of appreciation than traditional single-family homes, which saw a 37% increase over the same five-year stretch. And even with that growth, mobile homes remain significantly more affordable, averaging around $124,300 compared to nearly $410,000 for new site-built houses.

This wide pricing gap makes mobile homes an ideal asset class for wholesalers. You can secure deals at a lower cost, assign contracts to end buyers looking for affordable housing, and still create strong spreads. Plus, with rising housing costs pricing many buyers out of the traditional market, demand for budget-friendly options like mobile homes is only expected to increase.

Wholesaling Mobile Homes vs. Traditional Single-Family Homes

While the core strategy behind wholesaling remains the same, there are key differences between wholesaling mobile homes and single-family properties that investors need to understand. The table below breaks down how these two property types compare in terms of pricing, regulations, buyer demand, and exit strategies.

 

Wholesaling Mobile Homes vs Traditional Homes: Key Differences Real Estate Investors Should Know

Factor	Mobile Homes	Traditional Single-Family Homes
Purchase Price	Generally low ($10K–$100K)	Higher price point (often $200K+)
Seller Motivation	Often high due to park eviction, aging homes, or relocation	Varies—divorce, foreclosure, inheritance, etc.
Title & Ownership	May involve a vehicle title or personal property paperwork	Standard real estate deed and property title
Land Ownership	May not include land (home in a park or on leased lot)	Land is usually included in the sale
Exit Strategy	Typically cash buyers, landlords, or flippers familiar with mobile homes	Broader buyer pool including retail buyers and rehabbers
Regulations	Varies by state—often treated like personal property	Standard real estate law applies
Assignment Fees	Lower on average ($2K–$8K)	Can be significantly higher ($10K–$30K+)

 

Want the Best Start Wholesaling Mobile Homes?

If you're serious about wholesaling mobile homes and want to build a strong foundation from day one, don’t go it alone. Our free Ultimate Guide To Start Real Estate Investing gives you everything you need to get moving in the right direction—step-by-step. Whether you're brand new or need help connecting the dots, this guide is the perfect starting point.

Click the image below to download it now and start your wholesaling journey with confidence!

Wholesaling Mobile Homes: Step By Step

Ready to dive into wholesaling mobile homes but not sure where to start? We've got you covered. Below is a simple, step-by-step breakdown of the entire process—from finding deals to assigning the contract and collecting your assignment fee. Whether you're flipping your first mobile home or looking to scale, these are the exact steps successful investors follow:

1. Understand Regulations
2. Familiarize Yourself With The Market
3. Establish Investment Criteria
4. Search & Locate Property
5. Negotiate And Execute The Contract
6. Exit The Deal

1. Understand Regulations

Every state sets forth laws and regulations governing real estate and business operations. Make sure you have a full understanding of the legislation and regulations that impact your mobile home market.

States require a real estate license to sell, list, or market real property unless you are a principal owner. Real estate law is usually strict and requires the licensee to be trained and to pass a state test to obtain the license.

However, wholesaling a mobile home (or any property for that matter) is the process of marketing a contracted ‘right to buy’ a property at an agreed-upon price within a certain timeframe.

Wholesaling does (and CAN NOT) include the marketing or sales of real property without a license.

While this may seem like a minor, innocuous distinction, it is not. This, among all investing tips regarding mobile homes, is the legal line in the sand.

The right to buy the property is awarded to the wholesaler when both parties execute a contract of sale. The ‘right to buy’ the subject property is known as one’s equitable interest, which is a marketable asset provided to the buyer by the Principle of Equitable Conversion.

If you remember nothing else, selling or marketing one’s right to buy a home IS NOT the same as selling real estate. This is an essential distinction and one that must be understood to stay on the right side of the law.

Wholesaling has been on the radar of many jurisdictions across the country that have enacted specific laws that define the actions of a wholesale real estate professional. These include Illinois, Philadelphia, and Oklahoma.

2. Familiarize Yourself With The Market

The real estate market plays a significant and influential role that inevitably impacts the larger overall economy. The real estate market is enormous and defined by many moving parts and essential market metrics.

So, to begin, review larger market metrics – the direction of prices, and the demand, based on statistics like ‘days on the market.’ These are easily accessible online.

Mobile home wholesaling beginners may find it beneficial to team up with a more seasoned colleague or real estate mentor who can help accelerate the time it takes to learn the essential market factors influencing the real estate market.

Real estate wholesalers interested in the mobile home market should be (and stay) current and well-versed in the markets they serve.

Market knowledge is crucial to understanding the quality of any potential investment. This is discussed next.

3. Establish Investment Criteria

The wholesale deal’s profit is equal to the difference that exists between the initial purchase price and the price of the subject property being paid by the end buyer. If the wholesale deal follows a double-close (rather than an assignment of contract route), the profit would be the difference between the initial purchase price and the sales price in a new real estate contract where the wholesaler is the seller.

Most wholesale real estate deals hinge upon the results of a simple analysis to determine if the deal makes financial sense.

Do the transaction’s details fall within an investment criterion that you have established for your wholesale business model?

Many wholesalers follow the 70% Rule, a basic industry standard to determine a potential wholesale deal’s viability. Here is an example to clarify how to use the 70% rule when analyzing a potential property -

A wholesaler contracts a mobile home priced at $30,000. The mobile home needs some work, but after some analysis, the wholesaler determines that this same mobile home could be sold for $60,000 if someone took the time to update and renovate some basic issues.

Note that the $60,000 estimate is known in the business as the After Repair Value (ARV) – the anticipated future market value of the home.

A fix and flipper, who tends to buy from wholesalers, may also use the 70% Rule. However, they do so with the intent of taking title and completing the updates. So, if the fix and flipper agree that the $60,000 ARV is a fair estimate, the maximum price tag for the flipper would be 70% of $60,000 or $42,000.

Essentially, the potential profit for the wholesaler in this deal appears solid and strong. Here’s why –

The wholesaler’s contracted price of $30,000 is more than 28% below the maximum price a fix and flipper would be willing to pay ($12,000/$42,000= 28.57%).

This analysis includes another important wholesale concept – the Maximum Allowable Offer (MAO). The MAO accounts for the expenses required to prepare the property for sale to a homebuyer –

• Renovation costs.
• Carrying costs.
• Closing costs, if applicable.

Ultimately, a fix and flipper will only be willing to pay the After Repair Value -MINUS- the costs involved in bringing the transaction to a successful conclusion.

In the above example, if the estimated costs to repair (and carry the property during construction) are $5,000, the MAO for a fix and flipper would be $37,000, which is simply the ARV minus the transaction’s expenses ($42,000 - $5,000 = $37,000.).

The Bottom-line, if the deal unfolds as above, a wholesaler has a potential $7,000 profit with little capital or time required to accomplish the goal.

4. Search & Locate Property

Real estate wholesaling begins with locating a property that fits your investment criteria.

Consider these tips for finding motivated homeowners selling underpriced wholesale properties:

• Online Pre-foreclosures, foreclosures, and auction sites.
• Family & Probate Lawyers.
• Paid Data Resources.
• Local marketing efforts, like direct mail.
• Get friendly with a mobile home park manager.
• The Multiple Listing Service (MLS)

5. Negotiate And Execute The Contract

When you work with a home dealer or seller, work from a position of integrity and choose to be transparent, as this ensures you begin to build professional trust in what is a relatively small and local industry.

When a wholesaler finds a property that meets their wholesale investment criteria, they enter a contract with the seller at a mutually agreed-upon price. A small Earnest Money Deposit (EMD) is typically provided as a measure of good faith.

Wholesaling requires the execution of a legally enforceable contract of sale, so if you are unfamiliar with the contract’s language (or legal consequences), it is prudent to reach out for legal advice regarding disclaimer options before signing. Allow the attorney to read and offer a comment on your legal obligations and consequences.

6. Exit The Deal

There are two primary exit strategies for wholesalers. Each requires another buyer, often sourced from the wholesaler’s buyers list.

Assigning The Contract Prior To Closing

In this strategy, the wholesaler enters into a purchase and sale agreement but never takes title; instead, they assign their Equitable Interest/Title to another buyer at a higher price using an Assignment of Contract. The difference between the purchase price on the original contract and the assignment is the wholesaler’s gross profit.

The Double Close

In the double close, a wholesaler enters into a purchase and sale agreement but takes title, if only for an hour or day, etc. The double close requires dual closing costs but offers a bit of legal protection because the wholesaler is truly the seller and needs no license.

---

*For in-depth training on real estate investing, Real Estate Skills offers extensive courses to get you ready to make your first investment! Attend our FREE Webinar Training and gain insider knowledge, expert strategies, and essential skills to make the most of every real estate opportunity that comes your way!

---

How To Comp Mobile Homes?

To determine the value of a mobile home, you must first know if it is a) real property or b) personal property. Those mobile homes that have been affixed permanently to a foundation are usually appraised as real property. A mobile home not permanently affixed to a foundation is personal property or chattel and is appraised differently. [This is discussed below, but an important concept because in 2021, 76% of new manufactured housing was titled as chattel/personal property.]

One of the most common ways to determine the value (and thus, MAO) of any type of property is to review similar or comparable properties (known as “Comps”) – usually located within a reasonable distance from the subject property.

A reasonable distance varies based on location -

• ½ mile within urban areas.
• 1 or so miles within suburban areas.
• 5+ miles within rural areas.

Comps can be pulled from a podcast or an online site like MLS, Zillow, Redfin, etc. but must be comparable in terms of the:

• Age
• Size
• General overall condition: It is best to do a walk-through because the condition is pertinent to the expenses used to calculate your MAO.
  • Interior inspection - check for water damage or floor holes. Also, determine water pressure and if electricity works, etc.
  • Exterior inspection – check the roof, siding, insulation, and the stability of the mobile home. This may require temporarily removing the home’s skirting.
  • Added-value features, like a great neighborhood or upgrades.

Comps, obviously, do not need to be an exact match, but very much need to reflect present marketplace conditions.

A professional appraiser (using Uniform Residential Appraisal Report, Form 1004C), realtor, or real estate agent generally requires at least three comps that have been recently sold and two that are currently listed.

Mobile Homes As Personal Property

Mobile homes that are not permanently affixed to their foundation are recognized as personal property, so they are valued differently. As personal property, a mobile home’s valuation uses the U.S. NADA’s Manufactured Housing Appraisal Guide, referred to as the "blue book".

Wholesaling Mobile Homes: Pros And Cons

Like all real estate strategies, mobile home investing offers both positive and negative aspects. The pros of a strategy generally refer to the rewards, while the negative aspects often refer to the risks associated with the rewards.

Pros Of Wholesaling Mobile Homes

• Even with recent price rises, mobile home wholesaling offers a lower-cost opportunity than traditional homes.
• They are often offered in specialized communities of summer homes or retirement communities.
• The mobile home sector of the wholesaling real estate arena tends to have less competition than more traditional site-built homes or condominiums, etc.
• Wholesaling mobile homes offers the potential to generate quick cash.
• Less than perfect credit is usually not relevant to the transaction.

Cons Of Wholesaling Mobile Homes

• The negative reputation of poor appreciation, which, as shown above, is not accurate in today’s marketplace.
• If the mobile home is not real property (and therefore recognized as personal property), it precludes your use of real estate law should the deal go awry.
• Mobile home potential buyers may be a smaller pool of buyers than traditional homes.

Wholesale Contract For Mobile Homes

The legal paperwork for a mobile home is contingent on its legal status. Let me explain.

Is It Considered Real, Personal Property, Or Chattel?

• Mobile homes without permanent foundations are considered personal property. They use a Bill of Sale, which legally transfers ownership and acts as evidence or a receipt of the transaction. The Bill of Sale and its requirements vary by state.
• Mobile homes that are affixed to a permanent foundation are considered real property and will, depending on the jurisdiction, require a contract.

In Arizona, for example, one can use a pre-written Mobile and Manufactured Home Purchase Agreement and Sales Contract. Check with your local jurisdiction after determining if the mobile home of interest is held as personal or real property.

Wholesaling Mobile Home Parks

At the end of 2021, there were more than 43,000 mobile home parks across the United States.

As a business, the mobile home park rents (or sometimes sells) lots to mobile homeowners, offering a set of services and amenities, like electricity, garbage and recycling services, water, etc. Often, they cater to a specific group, like an older crowd or a summer beach community. Some even have perks like playgrounds or pools.

Depending on the state, there are two types of mobile home parks – those that rent or lease lots and those that sell lots to mobile homeowners.

Where Are Most Mobile Homes Located?

Most mobile homes in the U.S. are found in the South, with states like Texas, Florida, North Carolina, and Georgia leading the way. These areas offer affordable land, warm weather, and a high demand for low-cost housing, which makes them ideal for mobile home communities. Rural regions and small towns across the country also tend to have a higher concentration of mobile homes compared to major metro areas. If you're thinking about wholesaling mobile homes, these states can be great places to find motivated sellers and eager buyers, especially in areas where housing affordability is a top concern.

Wholesaling Mobile Homes Vs Wholesaling Mobile Home Parks

A mobile home park is big business and needs to be analyzed as an investment from two perspectives –

• An investment in real estate, plus its attributes as
• An ongoing business entity.

Considering there are many variables and moving parts to a mobile home park/business, you might want to consider consulting a seasoned attorney or business broker. Consider:

• How many lots, and how much do they rent for?
• Who pays for water and sewer services?
• Are the utilities public or private?
• What are the historical occupancy rates for that mobile home park?

Until recently, most mobile home parks were owned and operated by a single owner without professional real estate experience. Given this unique history of ownership, many mobile home parks have great potential that, with a few improvements, could attract well-paying long-term tenants and impressive profits.

Frequently Asked Questions About Wholesaling Mobile Homes

Still have questions about how to start wholesaling mobile homes? Here are some quick answers to the most common questions investors ask when diving into this strategy.

What is wholesaling mobile homes?

Wholesaling mobile homes is a popular investing strategy where you get a mobile home under contract at a discounted price, then assign that contract to another buyer for a fee. It’s a low-risk, low-capital way to break into real estate without owning the property.

Do you need a license to wholesale mobile homes?

That depends on the state you’re working in. Some states treat mobile home deals like vehicle sales and require a dealer’s license if you plan to flip more than a few per year. Be sure to check your state’s mobile home or manufactured housing regulations before you start.

Can you wholesale mobile homes in parks?

Yes, but park approval is often required. Many mobile home parks have rules about who can buy, sell, or assign contracts. Building relationships with park managers can help you navigate the process and secure more deals.

What are the risks of wholesaling mobile homes?

Like any investment strategy, wholesaling mobile homes has risks. These can include hidden damage, unclear titles, or parks that don’t allow assignments. Doing thorough due diligence on the property, the seller, and the park can help reduce those risks.

How do you find buyers for wholesale mobile home deals?

Cash buyers are everywhere—you just need to know where to look. Facebook groups, Craigslist, bandit signs, and local REI meetups are all great places to build a buyers list. You can also connect with active investors who already own units in mobile home parks.

Final Thoughts On Wholesaling Mobile Homes

Wholesaling mobile homes is one of the most accessible ways to break into real estate investing. With lower purchase prices, steady demand, and the potential for strong returns, mobile homes offer an excellent entry point for both new and experienced investors. Whether you're looking to build quick cash flow or scale your business long-term, this strategy can open doors. Just remember—success comes from taking action. Start by learning the process, finding great deals, and connecting with cash buyers. The opportunity is out there if you’re ready to go get it.

---

Want to learn how to start wholesaling mobile homes—the right way?

Join our FREE live webinar to discover the exact steps to wholesale successfully—even if you’ve never done a deal before.

You’ll learn how to find motivated sellers, evaluate deals, structure assignment contracts, and build a profitable wholesaling strategy from the ground up—all taught inside the Ultimate Investor Program.

Spots fill up quickly—reserve your seat now!

---

*Disclosure: Real Estate Skills is not a law firm, and the information contained here does not constitute legal advice. You should consult with an attorney before making any legal conclusions. The information presented here is educational in nature. All investments involve risks, and the past performance of an investment, industry, sector, and/or market does not guarantee future returns or results. Investors are responsible for any investment decision they make. Such decisions should be based on an evaluation of their financial situation, investment objectives, risk tolerance, and liquidity needs.