Seth Williams: Hey, everybody, how's it going? This is Seth Williams from the REtipster podcast, and today I'm talking with Robert Howell. Robert is a mobile home investor and licensed mobile home dealer based in South Carolina. He owns 28 mobile home parks and has built a business focused on buying land, placing new manufactured homes on it, and then selling them to first-time homebuyers as affordable housing solutions. He's also partnered with Brent Bowers, who I had on episode 247. Together, they've been helping investors understand how to turn raw land into finished housing, something that adds real value and serves a pretty serious need in today's market.

Robert isn't a huge social media personality. I actually struggled to find a whole lot of information on him before we started talking here. Robert is an operator. He's in the trenches doing dozens of projects per year, building systems, developing land, and scaling a portfolio that most investors would never even attempt to build. Today, we're going to unpack how he got here, what's actually involved in doing these deals, what mistakes he's made along the way, and where he sees the affordable housing opportunity heading next.

So, Robert, welcome to the show. How's it going?

Robert Howell: Going great. I appreciate you having me today. I'd like to say I'm an aspiring social media influencer — how about that? But truth be told, I am an operator, so I appreciate you saying that. Really excited to have this conversation today.

Seth: Yeah, me too. So let's start from the very beginning. How did you get started in real estate, and what drew you into it in the first place?

Robert: I spent the first part of my career doing event marketing for Fortune 100, Fortune 500 companies all across the country, all across the world. In fact, I took off my junior year of college and worked on the Salt Lake Olympic torch relay, traveled around the country. We went to 45 states in 65 days. After college, I continued to do event marketing for Coca-Cola, Delta Airlines, around all the big events in the U.S. Then COVID hit. I was working in Tokyo at the time, and I was like, there's never going to be an event again. I've got to do something different in life.

So I started buying and selling real estate. I'd always had a passion for real estate. I owned some rental properties, always had some interest. I've been entrepreneurial for quite a bit of time. Actually, when I was in middle school, I started a snack shop in my basement and sold snacks to kids in the neighborhood. But anyway, COVID hit, and I started buying and selling real estate. Through that process, one of the guys I was buying from said, "Hey, my nephew owns a mobile home park. You want to buy that mobile home park?" I said, "Oh, that'd be interesting. I don't know anything about mobile home parks, but I know about affordable housing because that's what I was buying and selling."

So I bought that mobile home park, and that's how I really got started in the mobile home world. I've told this story before — that first time walking around the mobile home park, I was shaking. The guy walking me around to meet the tenants said, "Why are you so scared?" I said, "Man, I've never been in a mobile home park. Actually, I never even thought about driving through a mobile home park in the past." Anyway, I went through that experience and found out the residents actually are great people. People who live in mobile home parks want what me and you want. They just want a good life. They want somebody to take care of them and help them out, and have a good roof over their head. That launched me into investing in mobile home parks and into land home packages.

Seth: This first mobile home park — was it like single-wides or double-wides?

Robert: Combination of single-wides and double-wides. Actually, it was 115 lots, which at the time I didn't know was that big of a deal, but that's a really big mobile home park. A tornado had come through it. There was a lot of squatters, a lot of drug dealing, and so I had to kick all those people out. I think there were only 10 occupied houses. The rest — the tornado several years prior had come through and destroyed it all.

Seth: Are tornadoes naturally drawn to mobile home parks or something? Or is that just something I see in the movies?

Robert: Man, I don't know. Like I said, I have 28 mobile home parks. So whenever it's on the news and the newscasters are talking about tornado warnings, it does worry me. Knock on wood, I haven't had one go through any of my parks. But I think it makes for a good news story, right?

Seth: Yeah, probably. I am wondering — what exactly makes a property classify as affordable housing? I mean, this isn't just mobile homes, right? There's other types of housing that can be that, but mobile homes happen to be one of them?

Robert: That's right. There's lots of different types of affordable housing. The most affordable option is probably mobile home parks. But you could look at other affordable housing options, such as multifamily apartments that are priced lower, or houses that are Section 8 housing that offer a more affordable rate than your traditional rental houses.

Seth: When it comes to the mobile home thing, what was it exactly that made you think there's something here? Something unique and special — like, this is where I should invest my time and energy?

Robert: That's a good question. For me, starting out, it was: where can I buy a $20,000 or $30,000 house that's going to rent for $600 to $800? As an investor, that's what drew me to it initially — financially. There's nowhere in the market that you can get that kind of return. And especially as rents increased during COVID, financially it became a very good investment. So that really drew me to it.

Eventually, as I got more and more, and I learned about the tenants and built relationships with tenants and residents — yes, financial is part of it, but offering a good affordable house and a good affordable product to a person who's just trying to better themself in life is really what's drawn me to it and made me double down on it and continue to grow.

Seth: Yeah, it's interesting. I remember back when I bought my first house, which was in 2006 — just a very different world back then in a lot of ways. And pricing was one of those ways. This idea of getting a mobile home was just like, "What? Why would I do that? I want a real house." But now mobile homes are very attractive. And just considering how expensive a normal house is, why do you think there's not more people doing this? Or maybe there are more people doing it. Maybe people are flowing in this direction.

Robert: There's definitely been a trend recently in terms of investors pouring into land home packages, which is a little bit different than mobile home parks. But mobile home parks are very popular. I'd say over the last five to seven years, you've seen — seven, ten years ago, an institutional investor would say, "I've never touched a mobile home park." And now you've started to see institutional investors interested in mobile home parks, which then draws other interest, individual investors, into that world.

From a land home package standpoint, which is what I do day to day — when I started several years ago, were there people doing them? Of course. There've been people doing land home packages for a long time, but no one was really talking about it. And now, if you're online and you're in real estate investing and actively listening, you'll hear quite a bit more that investors are trying it out. Maybe they used to flip or wholesale or whatever it may be, and they say, "Hey, well, I can find some land. Let me go do some land home packages."

Seth: Sounds like you've got a mix of mobile home parks and these land home packages. Which one do you spend more of your time on?

Robert: Land home packages, really. Different investors look at it different ways. But for me, the mobile home parks are really a long-term investment. It's two things. It's a tax strategy — how can I reduce my taxes? I can buy mobile home parks. I can use bonus depreciation and write those taxes down. And then long-term, all my mobile home parks have loans on them. So when I tell people, "Hey, you own 28 mobile home parks, you must be making a ton of money," the reality is, right now today, I'm not making a ton of money because I have loans on all the mobile home parks. But in 10 years, when they're all paid off, I'll make a lot of money. That's really my long-term strategy. I probably only spend an hour or two a week on that. My day-to-day is the land home packages — I spend 40 to 60 hours a week developing land home packages. We did about 50 of them last year. Hopefully, we'll do 100 to 150 this year.

Seth: So with these mobile home parks, do you own the land and the houses, or just the land that they rent from you?

Robert: Typically, when I buy, I'm buying small and mid-sized mobile home parks — from three lots up to my biggest, which is 35 lots. Typically, when I buy the mobile home parks, I'm buying from an older owner. Maybe he developed the park or maybe he's just owned it for 20 years, and they own all the houses. Eventually, what I do over time is transition them to tenant-owned houses. I do that as we have tenants that cycle out — when that home becomes available, I'll sell that home instead of renovating it, and then I just rent the land. So right now, in my portfolio, I'd say I only own probably about 40% of the houses. Otherwise, the tenants own the houses and they just pay me lot rent.

Seth: Does that mess things up in any way if you still own the land but you sell the house to the tenant? Because what if they stop paying, but they own the house? Do you have to somehow force somebody to come and move the house somewhere else? Wouldn't it be cleaner to just own the house and the land?

Robert: From an eviction standpoint, for sure, it would be cleaner if you owned the house. I've actually got that situation happening right now in one of my parks. Somebody else owns the home; the tenant financed it from them. The tenant stopped paying lot rent, and so they're under eviction right now. It gets kind of messy in that situation. The tenant will be evicted from their own house that they own, which is unfortunate, but they stopped paying rent. At that point, once the house is empty, you have to go through a legal process with the county to obtain the title to that house. You can either obtain the title or you can demo the house, but you have to get court approval to do that.

Seth: So if they own that house free and clear but they don't pay their rent on the land, there is a legal way to take that house that they own from them?

Robert: Basically, it becomes abandoned property. Same deal if you own a car — because mobile homes are titled like cars. Let's say you own a car and you abandoned it, or it got towed and you never went and claimed it. The junkyard can claim the title to it through a process. But it's never happened to me where it reached that point. I've just gone through the steps and eventually there's a resolution. The resolution could be that person decides to sell their house to me, or the resolution could be they move the house off the land to another park.

Seth: These mobile homes, they actually depreciate in value, right? It's different than a site-built house. Is that accurate?

Robert: That's right.

Seth: If they depreciate in value, does that mean in theory at some point these things will literally just fall apart, like crumble to the ground? Or does that not really happen? Could you make them last just as long as a normal site-built house?

Robert: Yeah, if you take care of them, they can last forever. I had a mobile home park that I owned once, and the homes were 1960s, 1970s homes. They were in pretty bad condition when we bought it. But we renovated all 15 of them, and we were able to provide a really nice, affordable house to somebody that otherwise wouldn't be able to own. We put in new subfloors, new paint, new light fixtures, new plumbing, new electrical. The advantage to that — and a lot of people don't think about this — is the county is taxing me on that 1960s, 1970s home. So my tax is like $50 to $100 a year on that home, versus if I bring a new home in, my tax is going to go up to several hundred or thousand dollars a year. There's a lot of mobile home park investors that say, "Hey, I only want to bring new homes in," which is a fine strategy. But there are some old-school guys who will say, "I'm just going to keep renovating this one that's existing because it's going to save me a ton of money on taxes."

Seth: Is it true that a mobile home doesn't necessarily have to go down in value? Like if you actually kept it up, could it go up in value just like a normal house would? Or is it like, no, just because of the fact that it's old, that automatically makes it worth less?

Robert: If you look at the market today, the value of mobile home parks per pad has increased — what people are willing to pay for mobile home parks. I think you could say naturally that value has increased, not decreased.

Seth: When it comes to mobile home parks, how hard is it to manage these things? I've got zero experience with this, but every time I think of the idea of buying one, I don't know why, I just assume it's terrible to manage. Is that true? Or how do you do it? Do you have a resident manage it, or what's the process?

Robert: So I've hired a third-party manager to manage. Would I say it's harder to manage than a $1,500-a-month site-built house? Probably, just because of the tenant base. The tenant that's paying $1,500 is working a corporate job versus the tenant paying $600 a month — they may not be as stable in their employment. But otherwise, it can be very similar to a traditional rental in terms of the management, in my opinion. It all comes down to how you screen the tenants. Are you doing a proper job of screening the tenants to make sure they have the employment they say they do? That they don't have a bad background, no evictions? If you can do that, then you can have nice long-term tenants just like you would in a regular house.

Seth: When was the last mobile home park you bought? How long ago was that?

Robert: In 2025, I bought three mobile home parks. It wasn't enough. We're sitting here talking in April, right? Paid my taxes yesterday. That was too much. So I need to buy more in 2026, but I bought three in 2025.

Seth: How do you find these things to buy? Like if I want to go out and buy a mobile home park like what you did, how do I get started?

Robert: I do direct-to-seller marketing via mail. Like I mentioned earlier, most of these owners are older. So I'll send mail. I've got a nice two-page letter that tells my story, gives a nice photo of my family. It says, "Hey, our family wants to buy your mobile home park." I get a lot of calls from that.

Seth: And there's not a ton of these people out there, right? So where do you get the names and addresses?

Robert: You go to PropStream. If you want to spend more money, you can go to Reonomy — it's a good source, a commercial data source. Any data source will have it. Just to give you an idea, in South Carolina, there are about 2,000 mobile home park owners. So to your point, it's not a huge number compared to marketing to single-family or land, but it's a decent amount that own and are looking to turn over.

Seth: If you're going to PropStream, what are you looking for exactly? How do you narrow down those people?

Robert: PropStream has a filter for mobile home parks. Typically, I'm looking for length of ownership, I'm looking for the amount of equity, and I'll refine the list based on that.

Seth: Have you ever developed a new mobile home park from the ground up?

Robert: I have not. There's quite a few people that do that out in Texas. There's more land out there. In South Carolina, it's fairly difficult — just with regulations the counties have. If you're going to be on septic, you're going to have a half acre per lot, and land costs would probably deter you there. If you're going to be on sewer, it's difficult to find land that's suitable. But it is possible — there are people doing it.

Seth: Yeah, I won't ask any more about that, but it's always one of the questions — like, if I wanted to develop one, where do you even get started with that? From what I've heard, it sounds really hard, mainly because of zoning stuff and townships not wanting them, that kind of thing.

Robert: The people I've talked to who have developed it, it can be a very high-return opportunity. If you have capital that's patient enough to go through the process of approval with the county and so on, then the returns on the back end can be very high. But you've got to have very patient capital and the expertise to be able to do it.

Seth: With your mobile home parks, do they all have municipal sewer and water access?

Robert: The majority of mine — I think I only have one, maybe two, that have sewer. Everything else is on septic, but they all have public water.

Seth: Does that mean each lot is like an acre? Or I think you said a half acre? That's the new like today rules, right? The half acre.

Robert: Back in the day when a lot of these were developed 20, 30 years ago, it didn't have to be a half acre, right? They can be fairly dense, smaller footprints from 20 years ago. Those are just grandfathered in. If we have issues with the septic, we can just repair it as is.

Seth: But you said there is municipal water access, right?

Robert: That's right.

Seth: Okay. Because that's kind of part of the crux of the issue, right? You don't want the septic to be too close to the well access — but there is no well.

Seth: So if you're focusing more on land home packages, tell me about the land you're buying — the size, location, what's on it already if anything, how much you're paying for it, all that stuff.

Robert: We market for land. Similar to mobile home parks, we're doing off-market marketing through direct mail, some texting, some calling. We're typically looking for a half acre to one acre between $20,000 and $40,000 per lot. We're doing scattered lots, so it could be one lot, but sometimes we're doing two or three lots together — maybe we're taking a five-acre parcel and subdividing it into five lots, or a two-acre parcel and subdividing it into two lots.

Seth: And how far are these things from a gas station, a convenience store, a city? Is it way out in the middle of nowhere, or is it within an hour of a big city?

Robert: That's a great question, and one we think about a lot when we're developing. Some of them are very close to the city. If we're very close to the city, we can do a half-acre lot. You're going to attract the person who was going to live in the city anyway, and they'll come out and live in a brand-new manufactured home that's going to give them a new house, more square footage maybe than they could have gotten otherwise. Typically we see, hey, they chose our manufactured home — their other option was a townhome or an old mill house or whatever — because we're an affordable product.

But in some areas, we're further out. When we're further out, we have to ask: what are we offering that's going to drive somebody to come live 30 minutes from town? Well, we're offering more acreage. We're offering a bigger house than they may have had otherwise. Maybe we can offer them a metal building or a carport. So sometimes we're close to the city and we've got to offer one product, and sometimes we're a little further away and we really need to be selective on what we're offering to draw somebody out to the country.

Seth: When you're buying these properties, is there ever something on it already that you have to tear down or just work around, or is it just raw land all the time?

Robert: Man, I love it when we find something that either has an existing single-wide on it or maybe had one in the past. That means the septic's there, the water meter's there — saves us a lot of money and time. Doesn't happen very often, but it does happen, let's say, 20% of the time.

Seth: So the septic and water meter — that's the real gold. Do you rehab the mobile home that's there, or do you just tear the thing down? Just haul it away or demo it?

Robert: Sometimes if it's in good enough condition, you can get somebody to buy it.

Seth: What does it typically cost for you to get rid of the structure that's there?

Robert: A huge single-wide to demo is probably about $3,000 to $4,000.

Seth: Does it kind of just depend on the size of the unit and how far they have to haul it to the dump?

Robert: Yeah, it depends on what's inside. Sometimes they'll be full of furniture, and you've got to get rid of that furniture. Sometimes it's empty. Typically, they'll tear the house up and try to save anything that's metal — they get a little bit of money for the metal.

Seth: Does that affect your offer price or your purchase price at all? Like, say it would have been vacant land that you'd buy for 40 grand, but oh, there's an old dilapidated single-wide on it with water and septic and that kind of thing — does that mean, okay, now I'm willing to pay more? Or is it like, nope, this is still the offer?

Robert: We can pay a little bit more. Our ultimate goal is, hey, it's the same price as we would have paid for raw land, and therefore our profit can increase, or we can be more competitive on price when we go to sell it. But we do consider it — if we get a piece of land in a hot area and it already has septic and water, we can pay a little bit more for it. The benefit becomes less about money and making more of it, and more about: if it's already got septic and water, we can move a lot faster once we close on it.

Seth: I know with the different options out there, you can either go bare-bones and make it just a super basic single-wide with nothing else special, or you could do a double-wide or a triple-wide and put a carport there and all this nice stuff. How do you decide how far to go, or how much to spend, or how nice to make the place before you resell it?

Robert: We went to a mobile home show down in Biloxi about a month ago. We went inside — I think it was a $300,000 or $400,000 double-wide. It was awesome. It was nicer than the house I live in. I would love to do every home like that, but we never do because the returns wouldn't be there. We decide what we're going to do based on the market. I was having this conversation yesterday with an investor. Sometimes we're going into a market and we're saying, "Hey, let's compete just on square footage." We can't compete on price — we can offer the same price as the competition. Competition could be a tract builder like a Ryan Homes, or it could be another land home developer. We're not going to compete on price, but we're going to give more square footage for the same price. That may be a more basic house. Or we may go into a market and say, "Hey, we're going to compete on finishing," and so now we're going to do a sheetrock house, we're going to do a glamour bath, we're going to do a nice farmhouse sink. We're going to come to market with that. Since I have a dealer's license, sometimes we can beat the price or be similar in price even with a nicer house, because that other investor that's selling had to pay more for the house.

Seth: Are manufactured homes appraised the same way as a regular home? Looking at square footage and number of bedrooms and bathrooms? Or does a better finish legitimately make it worth more, even if there's nothing else like it in the market?

Robert: That's a great question. It's appraised like a regular site-built house, but against other manufactured homes. If we simply just had a glamour bath and that was our only upgrade — a glamour bath might be like a tall shower or a soaking tub, whatever — to your point, I'm not sure those features are really going to jump the appraisal up. But if we're a lot nicer than that house, then for sure I think the appraisers account for that in their appraisal.

Seth: You said you're sending out direct-to-seller marketing. Do you ever buy land off the MLS, or is it just always off-market?

Robert: I can only think of two or three parcels in my experience that we've bought off the MLS in South Carolina. Now, I say that with a note about South Carolina, because there are other markets — like you mentioned Brent at the beginning of the call. Brent's down in Florida, and you can buy off the MLS in Florida on a regular basis. So it really depends on what market you're in.

Seth: What is it about Brent's market that makes it possible there but not in South Carolina?

Robert: Yeah, it's a good question. I don't know. I've thought about that quite a bit. It'd be great to be able to buy off the MLS. I just wonder, is there more land — at least subdivided land — down in Florida? There are more investors in South Carolina that are competing, so if it does hit the MLS, it goes a lot faster. I'm not sure of the answer.

Seth: I mean, could you? But you just never have?

Robert: No, the pricing is too expensive on the MLS in South Carolina. That's why we don't buy off the MLS. The only ones that we have bought in South Carolina off the MLS are larger tracts that we then subdivided. The price for the larger tract itself might have been more expensive than the market determined it to be, but as a creative investor, as a subdivided piece of land, the numbers worked well.

Seth: So in South Carolina, since you're not doing it off the MLS that often, how much of a discount, if any, are you getting the land at? How much of an extra margin do you need to make it a viable deal?

Robert: That's the great thing about land home packages — we don't need to go and lowball all the owners in the whole state of South Carolina. We can pay close to retail, slightly less than retail, for the land. If you're a land flipper, you need to send out your offers at 50% of perceived retail value, right? But as a land home investor, I really only need to be at like 70 or 80% because of the margins we operate at.

Seth: So back to the MLS question — why couldn't you just go to MLS-listed properties and offer 80% of what they're asking?

Robert: We probably could. I don't know. That's a good idea. Maybe I should. There's not a lot of single lots on the MLS in South Carolina either. I like that idea. We should probably be more aggressive that way.

Seth: So I guess the MLS thing again — is it more an issue of they just sell so quick, or that you don't want to pay what they're asking? Like there's properties that sit there for a long time, but you don't think it's worth what they're asking.

Robert: Yeah, the ones that are sitting on MLS are too expensive. The ones that are priced right, we don't see — they go so fast, you don't see them. Maybe we need some better realtors that will get offers out as soon as they come on, but we don't do that right now.

Seth: Do you ever mess around with rezoning properties?

Robert: In South Carolina, from a manufactured home standpoint, we could put homes most everywhere, except for in city limits or where there are deed restrictions. We really don't run into a zoning issue as much as you would think for a manufactured home.

Seth: Huh, that's interesting. Looking around locally here, and from other people I've talked to, the consistent thing I've heard is that finding land where you can put a manufactured home is one of the biggest bottlenecks that gets in the way. It sounds like South Carolina is fairly easy?

Robert: Every state's different. I would tell you, I'm not going to Charleston, South Carolina, to put a manufactured home anywhere near Charleston. But I know that, so in my marketing, I'm not marketing that way. I'm marketing to counties. For example, I live in Pickens County, South Carolina. There's no zoning in the county. It's a great county for a lot of people moving here. Unless I'm in the city limits, I can put a home almost everywhere.

Seth: Yeah, that's interesting. It's one of those things where land that's usable for mobile homes — maybe that is the hardest thing if you don't know where to look. But once you do know where to look, it's actually not that hard at all. You just don't waste your time. So if that's not the biggest obstacle for you, what is the biggest obstacle to overcome in this business? What most often gets in your way and makes it hard to get deals done?

Robert: Finding land — we're pretty good at it. So we're finding a lot of land, but of course we'd love to find more land. Second, really, is funding. We have a lot of great opportunities, and I like to tell people funding is my only limitation. Not funding necessarily as a whole, because there's a lot of hard money I could go out and get, and we have a lot of great hard money partners. But with hard money comes monthly debt obligations that I've got to follow. It's about how do I find more smart money and more lenders that will partner together to grow these opportunities, because there are more opportunities than we have funding for right this second.

Seth: So what kind of funding do you want? If I wanted to fund a deal for you, what would I have to be willing to agree to in order for you to say, "Yes, I'll take your money"?

Robert: Really, the only thing as we grow and continue to scale — we look toward funding partners that will allow us to accrue any interest or points to the sale of the home. Because as you can imagine, if we're doing 100 a year, we're carrying 30 homes at any given time. If I have 30 monthly payments at $1,500 to $2,000, that can escalate pretty quickly. So we're just trying to be good stewards of the finances and grow smartly. We're partnering with private lenders like yourself who say, "Hey, I'll partner with you. I'll lend you money at 10%, 12%, 13%, and we'll allow you to make a payment at the end when you go to sell the house."

Seth: So basically just no interim payments, just one payout when the thing sells.

Robert: That's right.

Seth: Is there any kind of guarantee, like if it doesn't happen in 12 months, we'll do something? Or is it like, nope, this could take five years and you just got to wait five years?

Robert: No, we do put in balloons or penalties based on the length of time. So, "Hey, look, Seth, we agreed to a six-month term. If we go over six months, then there's an extra fee involved in extending that." And if it was to go 12 months, in the note, in the mortgage, here's a formal balloon, and we'll have a discussion at that point if we continue or not. At that point, it's the lender's discretion to say, "Hey, you need to go refinance this with somebody else." We've never had that situation, of course, but it's good to give the lender confidence that if that did happen, there is a way out, because you may have another use for your money.

Seth: Yeah, for sure. So how quickly do these things typically sell? If I give you money today and you get started and you do everything you do, you list it and you sell it, what's the typical full-cycle turnaround time?

Robert: Average is four to six months. That's what we're aiming for. From the time that we buy the land, we want to have it sold to a buyer in four to six months. I just did a payout this week — it was 118 days. It depends on the market, depends on the location of the home, did we pick the right home, so on. But on average, we're probably between four and five months.

Seth: How much of that time are they just sitting on the market? Like they put a for-sale sign in the yard and it just waits?

Robert: We probably leave a little bit of money on the table, but our goal is, let's have it under contract within a month. Three years ago, it was, "Hey, let's sell it the first weekend." Two years ago, it was, "Let's sell it the first week." The market's a little bit adjusted now, so it's within the first month. Typically, we have it under contract.

Seth: So when they sell slowly, why do they sell slowly? What went wrong?

Robert: A few things that lead to slow sales. Price — that's number one. You just priced it incorrectly, so you need to make price adjustments. Second would be location. We've learned our lessons over the years on location. I would be lying if I told you we never got location wrong, but nine out of ten times we get location right now. But location wrong is, hey, it's on a busy road, it's in an undesirable area. Maybe even the neighbor's dog is barking and won't stop barking when people come to look at the house. But price usually can solve it. The great thing about land home packages is there's a decent amount of margin in it. So we can usually solve the price. It's just a matter of how fast we solve that price question.

Seth: This idea of what makes a bad location — you mentioned a couple of things there: too much traffic, barking dogs, that kind of thing. The reason I'm thinking about this is the first vacant lot I ever bought was in this area to the north of me that's perfect for mobile homes, but it's kind of like an impoverished area. You can just tell driving around. There's not even that many people that live there, but the people that do live there — it's just a poor place to live. I'm wondering, is that a bad idea to put a nice, even single-wide there? What would tell me, "No, Seth, don't do this"? There's no traffic. There's no barking dogs. But it's just a lot of poverty. What would be a red flag for you to say, "No, no, don't do it here"?

Robert: That opinion has changed over the years. When we first started, it was, we're only going to pick what we perceived as the best locations. If there was an impoverished area, we're not doing it. Then I went and visited some other investors and saw what they were doing, and they would put a nice brand-new double-wide right next to a trashy single-wide and they were selling it. Now, that was during busier times. So now it's back to: let's only focus on the best areas that we can. I think it depends on the market, and what you got the lot for, what the market is doing in terms of price versus what you could do, right? If you told me, "Hey, I got this lot for $5,000, I can put a home on there and I can sell it for $150K" — let's say, but the market is $225,000 — then I would do that all day long, because there's going to be that buyer who can't afford the $225 but still wants to buy a house, and they can afford your $150, and they're willing to take some other conditions that maybe otherwise they wouldn't. Because then that gives an opportunity to have a brand-new house that they never thought they could afford.

Seth: You might have already kind of answered this, maybe I'm just forgetting, but going back to this example in my mind. So this neighborhood, it's about an hour away from Grand Rapids where I live. It's not a quick drive to a major metropolitan area, but there's other stuff around that too. Is that too far away? How close should it be to something of note to be considered, like, not too rural?

Robert: I wouldn't say there's anywhere that's too far away necessarily. We look at the absorption rates and we say, "Hey, what's the absorption rate for that area, and how long is it going to take to sell?"

Seth: Absorption rate for mobile homes specifically?

Robert: We start with mobile homes, because that's what we're selling. If there's not enough data — because a lot of times there's not enough data — then we'll look at the whole market, whether that be houses or condos or townhomes. We look at that and say, "What's the absorption rate?" And we also look at the market pricing — can we beat the market pricing? If it's a long absorption rate, are we willing to wait that long? Maybe it's just because there hasn't been any other investors that have gone to that area, and so there's not a lot of data. It's a longer absorption rate just because there's not a lot of activity. Can we come to that market and be patient?

Seth: So when you're looking at the absorption rate, you're looking at basically any residence — not land, not commercial, none of that, just a house or a house equivalent out there. What does the absorption rate need to be? What's considered, "Yep, that's good enough"?

Robert: I'd love it to be three months or less. In today's world, typically we're seeing three to six months, depending on the market, but three months or less is ideal.

Seth: When you list one of these things for sale and it's not selling because the price is too high, how long does it take you to realize you need to lower the price? If it's listed for a month and it hasn't sold, is that when you make the decision, or how do you do that?

Robert: We're typically looking at like two weeks, and it depends on showings. If we've been sitting there, maybe we've only had two showings, we haven't had any offers, and it's been two weeks, we're going to go ahead and start making adjustments. That activity determines how aggressive. Typically, our first adjustment, just to test the market — let's say we've got a lot of views and saves on Zillow, but we've only had two showings — we're going to adjust it by $5,000 just to start. Let's see what that does to the market. We'll sit and wait, we'll wait another two weeks, and then we'll start making adjustments. Some of that also plays into how long did it take us to develop it. Did it take us a month to get the house ready to list? Or for some reason maybe it took us three months? Our time's clicking on the loan, and we're approaching our six-month term, so maybe we'll be a little more aggressive.

Seth: Can these buyers that you sell to get a conventional 30-year mortgage to finance the land and home together? Do they just kind of treat it like a normal house?

Robert: 100%, yeah. It's got to be a lender that's willing to lend on manufactured housing. But 95% of the people we're selling to are FHA buyers — first-time homeowners, which is what I love about it. This lady we sold to two months ago, she was divorced. Lived in an apartment for two years, never thought she'd afford a house, never owned a house herself because her other house was owned by her husband. She moved into one of our homes and was just so excited. First-time homeowner loan. She was a school bus driver, talking about having her grandkids come hang out with her. So that was cool.

Seth: Are there many lenders who won't lend on a manufactured home? Or do most of them do that no problem?

Robert: I think today, if you looked at the stats, you'd say a majority do. I don't know the exact stats, but there are some that don't. Typically what we're dealing with is our buyers are working with a broker of some sort that has brokered a loan for them.

Seth: What kind of mobile homes are you typically putting on these sites? Do you lean towards double-wides or single-wides or both?

Robert: Only double-wides for us. I've never been able to make the single-wide numbers work. I mean, some people do single-wides, but for us, just double-wides — nice three-bedroom, two-bath typically, sometimes four-bedroom, two-bath, anywhere between 1,500 square feet and 2,000 square feet.

Seth: Okay. So the reason you don't do single-wides is just because the numbers don't work — not because they're not nice enough, not because they don't sell quickly, but the profit just isn't there?

Robert: Yeah. As an investor, if I look at the numbers, a lot of the costs stay the exact same. If you do a single-wide or a double-wide, the only real difference is the cost of the home, a little bit more cost for setup, but not significantly different to make a huge difference. The sales price ends up — let's say we sell a double-wide for $225K, we might sell a single-wide for $175K. So that $50K difference, it's hard to make up in cost.

Seth: Have you ever gotten repoed mobile homes? Like they're almost new, but somebody bought them and then stopped making payments and got repoed, and then you could buy them?

Robert: No, the rules with HUD financing — which is FHA, VA, and USDA, the majority of the people we sell to — the rules are that the home cannot be moved more than once. So as soon as we were buying a repo, which the opportunity exists out there — they're good for rentals — then it no longer qualifies for HUD financing.

Seth: Okay, gotcha. That makes sense. So a little bit earlier we were talking about how in South Carolina you can put mobile homes in most places that aren't big cities. It sounds like you just kind of know where it's worth your while to look and where you shouldn't waste your time looking. So if you were going into a new state you had never worked in before, what's the fastest, most efficient way to figure out where the good places are and where the bad places are? Are you just looking up the local code, or what's the fastest way you can get to the bottom of it and not waste time? Are you using PropStream for this?

Robert: Insider trick here. This is the simplest. It may not seem like an insider trick, but I just go to Zillow and I look up the sold comps and I see where mobile homes have sold. I look at those zip codes and I say, "Hey, if a mobile home has sold here in this zip code, most likely mobile homes are allowed." So what I would do is I would export all of those zip codes and then I'd go to PropStream or my data source and I would pull data for those zip codes. The caveat there is if it's an older mobile home that sold, there is a potential that that area no longer allows mobile homes — it's just grandfathered in. But usually it works, and it's a good marketing strategy. If you really wanted to refine it, you could look at the zip codes where only new mobile homes have sold and then assume. As an investor, I'm going to filter it by price. I'm not going to just say every single zip code where a mobile home has sold, because some of them sell for $50,000. I want to know where a mobile home sold for $200,000 or $250,000-plus.

Seth: Is that how you isolate which ones are the new mobile homes versus the old ones?

Robert: Not necessarily, because there are investors that are flipping used mobile homes. So they'll sometimes be a renovated mobile home that will sell for $200K, $250K, but that'll help narrow it down.

Seth: How do you isolate the zip codes where only the new mobile homes have been sold and not the old ones?

Robert: On Zillow, you could do year built and say it was built in 2021 and beyond. Or you could simply just do a visual check. To be honest, there's not a lot. If you're just looking at a single market, it's not a huge area or a huge amount of volume, so you can do visual checks, too.

Seth: So let's say you find these zip codes where new mobile homes have sold, and you're now in PropStream or whatever your thing is — Land Portal or whatever data service you're in — and you're trying to filter a list for the lots that you want to target. The ones that you think a mobile home is probably going to work there. How are you filtering that? Is there a mobile home filter that you apply, or is there some other logic where it's like, "No, it's got to be half an acre or larger and this and that"?

Robert: That's a good question. We'll do a half acre or larger. Typically, we're going to not include flood zones. We want simple lots. If you're using PropStream, those are probably the filters that you can use. We've got a data guy who works with us — we can filter a little bit further around road frontage. Land Portal, as an example, I think they have a road frontage filter — you could filter by road frontage. We're looking at equity, ownership length. We use ZAMPLO sometimes for data. With ZAMPLO, they've got a filter where you could say the owner lives out of county. A lot of times people own land next to their parcel — we don't want to market to them because they're never going to sell. Those are some of the filters we use.

Seth: So half an acre or larger — is that a unique thing to South Carolina where you could put water and septic on the same lot and have it be half an acre? I've heard one acre or larger is kind of the national standard, but as you get more local, it could get lower than that.

Robert: Yeah, in South Carolina, half acre is sufficient.

Seth: So I guess it's just figure out whatever that size is in your area.

Robert: Yeah, what really determines that in South Carolina is the septic tank and the drain fields. So to your point, maybe in Michigan it's different because of the soil conditions, so the drain fields need to be different lengths. The half acre is really, hey, in order to have enough room for the septic tank and the drain fields and a house, you've got to have a half acre.

Seth: Sure. So how often do you buy a larger parcel and subdivide the thing and then put mobile homes on it? Is that ever something you've done?

Robert: Yeah, for sure. It's not very often. It's a longer cycle. We've been doing it a little more often where we've built up a pipeline, so we have that time to be able to wait. But I'd say one out of every 10 deals maybe is a subdivide. If you're doing a major subdivide, it's going to take you probably four to seven months to get that approval. There's a lot of cost involved. You've got to have a seller that's willing to wait, if you want to de-risk it a little bit.

Seth: When you're doing one of those subdivide projects, how big is the parent parcel? How big are the child parcels? How many are there? What does an example of one of those look like?

Robert: So we did one last year. It was six acres, and we subbed it out into nine lots, and they were half acre. Some of them were a little bit larger. The cool thing about that one was it was all road frontage — 2,000 feet of road frontage. That was really nice.

Seth: For somebody who has never touched this niche before, what do you think most people misunderstand about mobile homes? If you could put yourself in the mind of an outsider who's never done this, what is easier than most people think it is, and what's harder than most people think it is?

Robert: Easier? Well, the misconception I would say is mobile homes are trashy, or it's dangerous, or "I don't want to deal with those type of people." I touched on it earlier — that's really not the case. In today's world, we've got a huge affordable housing crisis. There are a lot of people who live in mobile homes. Of course, is there a bad apple every once in a while? For sure. I've sold some new land home packages to people that are bad apples. But most of the people are great people that just want to buy their first house, or if they're renting from us, they just want to have a good roof over their head. That's a big misconception.

In terms of what's the hardest or what's the easiest — the easiest would probably be, hey, I need to go find some land. People make it harder than it really is, but if you take action, you can find land. There's so many ways out there. I worked with two of the guys in our education program — they find all their land on Facebook Marketplace. Completely free. They're doing two deals a month. They'll make a million dollars in profit this year just off Facebook Marketplace, which is crazy. So people make land a lot harder than it really is, but that's pretty easy. Hard, I would say, is just being a good steward of the finances and making sure that as you operate these and plan these and develop these, you're managing that closely — especially as you have multiple projects going on, managing closely, managing cleanly. And then financially, ultimately, when there's tax due, making sure that you've allocated that properly.

Seth: When you say managing closely and cleanly, what does that mean? Just communicating well with the people and providing the funds, or does that mean something else?

Robert: Just managing your books, managing your payments to your subcontractors closely and taking care of them, making sure you're tracking properly. We've got a bookkeeper that we use, and so it makes it a little easier. But when we got started, we didn't have a bookkeeper. We were just guessing. Did we make a profit? Did we not? Some of the projects come out and it's like, man, we didn't make a profit. Why didn't we make a profit? Well, if we would have managed a little closer, we probably would have.

Seth: When you look at a piece of land that you're looking at buying today, what makes you say yes or no? Think of the past few that you said no to. Why did you say no? What was the problem with it?

Robert: No would be topography — steep topography. It comes down to how much fill dirt we're going to have to put in. That's number one. Number two would be, maybe we don't have to put a lot of fill dirt, but we try to set all of our manufactured homes really low to the ground so it doesn't look like a mobile home. It looks like a nice, well-built house. So if it's got steep topography and the back of the house is going to be 10 feet high off the ground, we would usually try to avoid that. Busy roads we talked about. We've done it in the past, and they were hard to sell — like a double-yellow-line curve coming around a curve. Nobody wants that if you can avoid it. Three years ago, that house would have sold; four years ago, that house would have sold in the weekend. But in today's market, it doesn't. That can adjust and change over time. If I see a lot that I want to buy, it's like, "Hey, that lot's flat. It's already cleared. It's got a septic tank, a water tap." That's when you see, "Oh man, that's gold. Let's buy that."

Seth: On that fill-dirt issue you mentioned, how do you know how much fill dirt is going to be required? When I've had to do this, I haven't been able to get that answer without first getting a topo survey and then sending it to an excavator, and then they can run the calculations. Are you able to just eyeball it, or do you have to do the same thing?

Robert: We don't have to get a survey. I'll send out our grader. I'll have him take a look at it and give me an estimate. He'll tell me up front, "Hey, Robert, it's $5,000," which, okay, cool, that can fit our budget. Or I was at one this week and it's going to be $40,000 to do this one. And that blows the budget.

Seth: And that doesn't cost you anything to get that estimate from them, right?

Robert: Right. That's right.

Seth: It's a nice little hack to skip the whole topo survey thing.

Robert: Yeah, exactly.

Seth: So are there any big due diligence mistakes you have made? And if so, what were they?

Robert: One is probably not getting contractor quotes ahead of time during due diligence. Typically, we ask for 30 to 45 days due diligence, and by the end of that due diligence, I want to have done all my homework so I can sleep at night during the project — because we're making a big investment. So part of that is getting contractor quotes for every single line item. That's really important.

Seth: With the contractor quote thing — are you at a point now where you can predict what their quotes are going to be pretty well? Or does it regularly surprise you, like, "Oh, I didn't know that"?

Robert: Eight out of the 10 contractor quotes, I know what they're going to be. I don't have to get them quoted every single time. Two of them, I do. One is grading. Grading always surprises me. Every single time. I think it's going to be $1,000 — it ends up being $7,000. And then septic tanks. That's an important one because that could be a big variable depending if it's conventional septic or it's an engineered septic tank.

Seth: Does the soil type play a big role in that, and you don't necessarily know what that's going to be until they find out for you?

Robert: Yeah, that's part of our due diligence. We have a soil classifier go out and test the soil for us to determine what kind of septic tank.

Seth: How much does that cost?

Robert: That's about $1,200.

Seth: And they just go out and drill holes in the ground and take soil samples?

Robert: Yeah.

Seth: That's a cash cow if you want to start a business, huh? Well, we've actually had this conversation a few times in a couple different groups I'm in — about how the USDA soil maps can be very inaccurate sometimes. You could see what it says on a computer screen, but it's totally wrong — kind of like the wetlands map. That can also be just wrong like crazy.

Robert: Let's talk about the wetlands map — it's crazy. I've got a parcel that we're looking at now. It looks like the land's clear, no wetlands, maybe a little smudge of wetlands. We had a wetlands expert go out — it's complete opposite. The entire lot is all wetlands. I told the engineer, "Man, we went to GIS. It looks like a great lot." And he's like, "You know what GIS stands for? Get a Surveyor."

Seth: I see that sometimes. It's almost like, I would rather these tools just weren't available than make me think it's right when it's totally wrong. Super frustrating. So those contractor quotes — this is actually really interesting. I don't think I've ever heard this broken down clearly. Of all the different quotes that you routinely get, I heard you say grading, septic tank, soil classifier. What are the other key ones that you've got to get these numbers, or at least know in your head what they're going to be, before you can proceed?

Robert: Mobile home setup. I always send our mobile home installer by to check and make sure it looks good. That could change. The ones that we don't get quotes on because we know what they're going to be: trim out, HVAC, electrical, plumbing, brick, decks. Those are all quotes that we don't necessarily have to get every single time, because we're ordering a similar house. We know what it's going to cost.

Seth: For the HVAC, these units have a furnace in them already, right? Is it just hooking that up to the gas?

Robert: That's right. They have a blower unit inside, and then we have to get the outside condenser unit and the coil installed.

Seth: Were there any early mistakes that really sharpened you as an operator?

Robert: 100%. One is buying bad lots, and they sat on the market because they were in a hole or they were on a busy road — whatever. Probably our biggest mistake — I made it a couple times actually — is buying lots that had deed restrictions on them. The attorneys didn't tell us that it was deed restricted. The first mistake we made, we went through the process. We moved the house there. Once we moved the house there, the neighbor said, "Hey, you can't put a mobile home there." We thought, "Well, shoot, he just doesn't like mobile homes. We're going to continue." He's like, "No, you really can't." We're like, "Oh, well, you just don't like mobile homes. We're going to continue." So we get this house almost fully set up. We get served with a lawsuit from the HOA. Turns out the five houses on this busy road — it wasn't even a neighborhood, just five houses on this road, which this lot happened to be part of — were an HOA. We had to move the house. So that was a costly mistake. But we learned from that. Now we're very firm with our attorneys to say, "Hey, is a mobile home allowed here? That's our strategy. Can we do it?"

Seth: When you say attorneys, do you mean the title company that's closing it?

Robert: Closing attorney, yeah. In South Carolina, we use closing attorneys.

Seth: So at this point in your career, do you ever get anxiety going into these deals given everything you know and everything you know to check? And if so, what would still give you anxiety at this point?

Robert: Dude, you see all this gray hair? Every day. Now, the things that really give me anxiety are if a house is sitting longer than we hoped, and if I watch the news too much. If you watch the news and your houses aren't selling fast, you have a lot of anxiety.

Seth: What in the news would give you anxiety?

Robert: The fact that we're in a war, gas prices are going up — that impacts homebuyers' decisions on whether they're going to buy a house or not.

Seth: Sure. Well, that makes sense. So how hands-on are you in your projects today? Do you kind of just do it all from your desk, or do you go to these sites and do anything hands-on? What exactly is your role when these projects are happening?

Robert: I've got a project manager who manages the day-to-day with our great group of contractors. So it's about managing with her day-to-day and making sure that she has everything she needs to be successful.

Seth: And who are these people you're delegating to? Just the different subcontractors doing their parts?

Robert: That's right. I've got a project manager, and then we delegate to subcontractors that are specialists in their fields, whether it be the plumber, the HVAC, the trim out guy, the mobile home setup guy, the grader.

Seth: How often are you having to find and test out new subcontractors that you've never used before?

Robert: Try not to do it often. If we're going to a new market, or early on, as we were growing — we kind of outgrew subcontractors. But we've had the same group of contractors now for a couple of years. Good partnerships with them.

Seth: So just a quick walk-through of what the typical process looks like. I'll say how I think it works and you let me know if I'm misguided or missing something. It sounds like you start by finding the land and the seller. You do your due diligence after you've locked it up under a certain price. Then you buy the land, and then you purchase the home based on what you already know is allowed to go there from your due diligence. You get the thing installed, all the utilities, the contractors do their job. Then you list it with a realtor, and it hopefully sells quick. Is that pretty much everything?

Robert: Dude, you're hired.

Seth: Sweet. When do I start? Let's go.

Robert: Yeah, that's spot on. The way you say it makes it seem like a simple process, and it really is a simple process. That's why we love land home packages, because it's the same process every single time.

Seth: Yeah. Are you having to put a concrete slab down ever, or does it just kind of go on the dirt with concrete footings?

Robert: No, it just goes on the dirt. We use ABS pads, which is an engineered plastic pad as our foundation. The house sits on home piers.

Seth: Now, you work with Brent Bowers — just sometimes, or on every project? What is your working relationship together?

Robert: Brent's a great guy. Brent and I met three years ago. He was just doing land at the time. I was doing land home packages and mobile home parks. He said, "Hey, you're doing a great job. You're probably teaching a lot of people about land home packages already. Why don't you get paid for it and start an education program, and more people can learn how to do affordable housing?" He told me that for like six months. Finally, after six months, he said, "Man, if you're not going to do it, why don't we just partner up? We can start an education program on land home packages. We can give people access to Land Sharks, which is his program." In December 2024, we partnered up and developed what we call the Land Home League, which is our education program. So we worked together on that. It's me and Brent and another guy, Chris, teaching people across the country how to do land home packages.

Seth: Sure. Is that just a course, or one-on-one coaching, or how exactly do you teach people?

Robert: It's a combination. We have an online course, we have weekly calls, and then we do one-on-one coaching.

Seth: If somebody wanted to build a serious business in this space like you have, what skill do you think matters the most?

Robert: My opinion is two things. I know you said skill, but let's say two things. One is, can you find land? That's number one. Can you find a good deal on land? Which we talked about. There are a lot of different ways to do that, from free to paying for off-market marketing. The second would be finding funding. The reason I say finding land first is because if you can find a good deal, then funding most likely can follow if you're good at relationships and networking. If you get those two things right, then operations — of course, as you scale, you need to hone in your operations. If you're not good at that, but you got the deal and you got funding, you can find an operating partner. But those would probably be the two main things.

Seth: And you've got your dealer's license, correct?

Robert: That's right.

Seth: Is that one of the decisions you made that dramatically improved your business? Is that a pretty big deal that you have that license?

Robert: What I'd say is it's not required. I sell to other investors, so there are people like me who will sell you a home at a wholesale price, and you can find those people in each state. The dealer's license is per state. But it does help. What I usually tell people is, hey, if you're going to do two or three of these a year, then no need to get a dealer's license. You'll be fine. But if you're going to do 10 to 20 of these a year, it's worth it to go get a dealer's license. It does take time, some experience, and depending on the state that you're getting that license in.

Seth: Yeah, my friend Neal Clements got his dealer's license not long ago in Texas. He said it was interesting because he sort of thought that once he had that, he could just go buy from wherever he wanted — like all the manufacturers would just love to work with him. But he still had to kind of work at it to find manufacturers that would sell to him. Is that your experience too?

Robert: Yeah, 100%. They don't make it easy. The crazy thing is — let's just use Clayton Homes as an example. I don't know how many factories they have in the U.S., but let's say it's somewhere between 50 and 75. Every single one of those factories sells independent of each other. So it's not as if you call Clayton and say, "Hey, I want to buy homes from Texas and South Carolina." If I'm going to buy homes in different models, even in Tennessee, you've got to call a lot of different people to find the right person.

Seth: Man, crazy. And you're just licensed in South Carolina, or in other states too?

Robert: I've gone and got my license. I think now I have it in eight states — South Carolina, North Carolina, Georgia, Tennessee, Alabama, Missouri, Virginia, Texas. About to be Florida.

Seth: Is that just so you can sell to other people there, or do you actually install and do these land home packages in all of these states?

Robert: That's so I can sell to other investors, because there's an opportunity there from a business model standpoint. But also, as I continue to expand, I wanted to be able to have the opportunity to go do land home deals in those states if desired.

Seth: If I want to see one of these land home packages that you've put together, is there somebody listing them somewhere I can go to check out? What do Robert's properties look like when he sells them?

Robert: Yeah, for sure. Let's go. Come on down to South Carolina. We'll show you. Our realtor that we use in the upstate is Dan Bracken. If you go to his website, he's got a bunch of them listed there. A recent one — 108 Kingston Drive in Easley, South Carolina, is one we've got listed currently.

Seth: Cool. I will try to find one or two of those things, and I'll put links in the show notes for this episode if anyone wants to check them out. It's retipster.com forward slash 273. What does it take to get this license? Is it a huge pain? Is it a huge test you've got to take? Is it expensive?

Robert: Every state is different. In South Carolina, you had to have two years' experience. You had to go to a course. Then you apply. You've got to have $150,000 in the bank, audited by a balance sheet. So it's a little more difficult in South Carolina. But as an example, in Georgia, it's an application and you could have it tomorrow. So every state is slightly different. In Michigan, as an example, you have to have a physical location, and they'll come out and inspect that physical location office. In some states, you have to have a space to showcase homes.

Seth: Is there any kind of person that you think should not get into this business? Like, "If you're this way, or have these problems, don't do it"?

Robert: I mean, unless you hate affordable housing. If you don't hate affordable housing, this is a great business.

Seth: So 10 years from now, where do you hope you are in this business? Do you still want to be doing this? Do you want to grow in a certain direction? What's your plan for the future?

Robert: Man, that's a good question. One of the things I put down on the vision is, could I do 100,000 homes in the next 10 years? That's not me personally. I don't want to say it's impossible, because maybe that's just a mindset thing, but that's not me personally doing 100,000. But if I come on your show and 500 people listen, and 10 of them decide to do land home packages, and they each do 10 a year — okay, so that's 100. So can I empower people so that, altogether, between what I can do personally and achieve personally, versus what I can teach other people or talk about, and people get interested — can we achieve 100,000 homes in 10 years? That would be awesome, right? That'd be a big impact.

Seth: Yeah, that's awesome. So, Robert, if people want to check out either your education or your website where you sell mobile homes to other people, how can they find out more about you?

Robert: Yeah. So my mobile home website is InvestorDirectHomes.com. But if you just want to reach out to me, I've got a website, HowellAndSons.com. I'd love to have any conversations. My phone number is on there — that's my cell phone number. My email is on there. Shoot me an email, shoot me a text. I love talking about affordable housing and land home packages.

Seth: Awesome. Well, Robert, it was a fascinating conversation. Love talking about this stuff. If people want to check out the show notes, again, go to retipster.com forward slash 273. I'll have links to all the stuff we talked about. Thanks again, Robert. Thanks, everybody, for listening. And we will talk to you next time.

Robert: Thank you.