I built a real estate company that works exclusively with real estate investors. I designed my real estate sales business to operate without my day to day involvement. My little team sold an average of 22 homes a month.
A few years ago, I noticed there was a pretty big investment opportunity with used mobile homes. Now, I realize you might automatically want to laugh and throw away this letter when you read “used mobile homes.” I laughed too. However, my mobile home investments have turned into little money machines. Remember, the wise old saying…
“A wise man investigates what a fool takes for granted.”
When I began studying the market for used mobile homes, I learned that mobile home seller’s struggle selling their homes because of the limited financing options available for used mobile home buyers. Not too many lenders want to loan money on used mobile homes. Sellers are usually forced to wait for a buyer who has all cash. This is a problem, in most cases, because mobile home buyers don’t have thousands of dollars saved.
I don’t know if you have ever listed a used mobile home or not, but they are hard to sell because of the limited financing options for buyers. Maybe, you have experienced this already in your real estate sales business.
I began by purchasing the used mobile home directly from the seller and then offering the home for sale with “owner financing” to the mobile home buyers. In other words, I became the bank for my mobile home buyers.
I found this to be extremely
For example, on my first investment, I purchased a mobile home for $4,000 and I turned around and sold it for $8,000 with owner financing. The buyer paid a down payment and began making monthly payments of $213 including interest. With the interest, I was going to receive back $10,254 for my $4,000 investment. This was a 156% return on my investment. My buyer actually paid off the loan early. On my second mobile home investment, I paid the seller $6,000 and sold the mobile home with financing for $13,000. The monthly payments I began receiving on this mobile home were $294. With interest, I’m collecting over $17,647 on my $6,000 investment. I’m still receiving payments on this mobile home today. This was a 194% return on my investment. I have gone on to do 18 of these little mobile home deals.
After my first two mobile home investments, I
realized I had found a little goldmine. I wondered if other investors
would want to have access to these same mobile home investments, too. I
decided to see if some of my existing real estate clients would be
interested. My idea was to offer a mobile home investing service for them.
We would find the mobile home, negotiate the mobile home purchase, and
then sell the mobile home with owner financing. Basically, we would do the
leg work setting up the mobile home investment for a fee and they would
collect the monthly checks from the owner financed sale. It was a major
win/win for everyone involved. The seller sold their mobile home, the
investor receives a fantastic, hassle-free investment with an excellent
return, and the mobile home buyer is able to buy without having the
purchase priced saved upfront.
My clients went crazy for these mobile home
investments. Who wouldn’t? I ended up hiring one of my clients to handle
this new service for me. In the first 12 months after offering this new
investment service to my existing clients, he bought and sold 62 mobile
homes. Initially, he charged a flat $3,000 fee to provide this service.
generated $171,300 doing 62 mobile home deals for our clients in just 12
We have since increased the fee to $4,000. You can
set whatever fee you want when you launch your “part-time” side mobile
home investing business to your clients. Imagine collecting an extra,
$4,000, $8,000 or $12,000 every month from doing these little mobile home
Now – let’s talk a little bit about today’s real
Let’s face it; selling real estate has become a tough
business. Over the last three years, the number of listings in inventory
according to the National Association of Realtors has increased by a
whopping 79.1%. We now have 9.6 months of listings in inventory.
In 2005, the average month’s supply was 4.5. This simply means that it is
now significantly harder to sell our listings. There is so much
competition with so many homes on the market. Longer market times lead to
higher expenses because we need to spend more money advertising
each and every listing. It also means we have to wait a lot longer to
get paid. In today’s real estate market, it may take 10 to 12 months
to actually receive a commission from a home listed today.
I have also noticed a significant downward pressure
on real estate commissions. The Miami Herald recently reported that the
average commission earned in 2006 was less than 5%, or 2.5% per agent.
There are many reasons for this decrease in average commissions. First of
all, with the market bubble and lower home sale prices, sellers do not
have much equity in their homes. They are looking for less expensive ways
to sell their homes. This means they are pressuring us agents to work for
less money. They don’t have a choice based upon their equity position. We
also have many new real estate companies that offer services at discounted
rates or flat fees. Both of these trends will probably increase over the
next three to five years.
What does this mean for us as
real estate agents?
Increased Supply of Homes
Longer Market Times
Higher Marketing Costs
Reduced Commission Rates
Competition from Discount
are now working harder to get a client, working longer to
their homes, and spending more money on each listing. All
being paid lower commission rates.
If you stop and think about it for a minute, you’ll
see that we have one of three choices to make right now:
Continue regular real estate and hope for the best. Slug it out each day
in a market that forces you to work harder for less money. In other words
– do nothing. You know what happens with this choice, right? If you keep
doing what you’ve always done, you’ll keep getting what you’ve always
Get a job and get out of the business. Go punch a time clock and work from
8 to 6 everyday. Believe it or not, this is the choice many real estate
agents are now making. Recently Katie Haftner, a reporter for the New York
Times, did a story about agents leaving the real estate business. Here is
a quote from her story. “Many people rushed into residential real
estate sales when the booming housing market made a license to sell homes
seem like the closest thing to a sure bet at the casino. But now, as
the housing market slows to a crawl, those new agents and a good number of
more established ones are looking for other employment.” The
National Association of Realtors is predicting that the number of real
estate agents in the U.S. will decline this year by almost 100,000
Diversify your business away from home sales and create new income
streams for your business.
The choice I made for my business was number three –
I diversified by adding a new “part-time” income stream that wasn’t
dependent upon single-family home sales. Now, I’m not saying that you
should stop selling homes. I’m simply saying you should proactively
protect your business by adding additional income streams. Don’t put
all of your eggs in one basket and rely totally on home sale commissions.
How would you like a “part-time” income
generating $14,300 a month in income?
The good news is the mobile home investing service
that I added to my real estate sales business was part-time. You can add
this service during normal business hours reserving your prime evening and
weekend hours for home sale clients. Or you can have a partner, team
member or spouse handle this new service for you like I did. In most
cases, our clients didn’t even want to see the mobile homes they were
buying. They didn’t want to see the mobile homes because they weren’t
investing tens of thousands of dollars. They didn’t have much to lose. We
would simply fax them the paperwork for the purchase and sale. They would
sign everything and send us a check for the mobile home and our fee. We’ll
even show you how to run this business without even leaving your home
Never go on another listing appointment
I used to spend hours trying to have the best listing
presentation. I had a new laptop with a fancy PowerPoint presentation.
However, I would often lose the listing to an agent who was the friend of
the seller. I used to get so irritated because I spent so much time for
every listing appointment. The good news is that you won’t have to go on
one listing appointment with our mobile home investing business. You’ll be
buying mobile homes for your clients, not listing them. You can retire the
fancy listing presentation for good, like I did!
No mortgages, banks or appraisals are
When I talk with agents across North America, I
continue to hear problems with lenders and appraisals. It’s a lot harder
to get a buyer qualified for a home loan today than it was a year or two
ago. You can have a great property, a good buyer and contracts negotiated,
but lose the sale because of lender requirements or a low appraisal. This
is the most frustrating problem in the world. You do everything right, but
your sale gets shot down in the end.
The new service we added does not have any of
these lender or appraisal problems. There are no lenders involved. When
our clients purchase a mobile home, they write a check. They don’t have to
apply for a loan. No loan means no appraisals! We don’t have any of these
hassles with our mobile home investment business. Oh, and no title
Imagine owning a recession proof business
The economists are now predicting a recession for
those of us in the States. Unfortunately, I have to agree with them. It
seems that every person I talk to is having trouble financially. We have
all felt this increase in prices with just gasoline alone. If a recession
does hit, home sales will continue to drag. This could mean future
problems for you if your 100% dependent on home sale commissions.
Run this New Business in your jeans
I used to hate having wearing a suit for new client
appointments. Yea, I guess some would say I’m not professional. I really
don’t care. Ties are no fun! I prefer to work in my jeans. Believe it or
not, jeans are actually the required dress for this new service. I’m not
You can’t get a good purchase price on a used mobile
home for your client dressed in fancy clothes.
You might be wondering what my clients had to say
about this new service. Here are a few of their comments:
was a no-brainer. Especially in the current housing market.
The manufactured home investments I have done with Capstone Investment
Group on average cost around $10,000.00, and everything is handled for
me. The return on investment is
attractive, but the best part is that I just collect checks. You
really can’t beat that, I just collect checks. These investments
are hassle-free. Once I’ve collected a few, I buy another one. I’m
not a landlord, I’m a collector! I simply allow these investments to
compound” Anthony Gibaldi
“Rob’s new business, Capstone Investment Group, purchased my first
mobile home for me in August of 2006. The process was one of the
easiest investments I have ever made. I wrote one check and then
just started collecting checks! A few months later, I picked up
another mobile home and experienced the same result. One check
written = monthly checks received. The best part of these
investments is the fact that they took no effort on my part.
Everything was done for me, and this has been a truly hands-off
investment experience. The checks come in like clockwork every month,
and my returns are phenomenal. I highly recommend Capstone Investment
Properties LLC and to anyone looking to maximize their return on
investment with little or no effort. Thanks!”
Michael Sivula, CPA
read about the new mobile home investing business in one of Rob’s
monthly newsletters it definitely piqued my interest I followed up
with them about the opportunity They identified a mobile home investment
for me. I had a good gut feeling about it, so I decided I would take
it. I wanted to buy the home within my self directed IRA. Other
than some minor paperwork, and a couple of phone calls, I did nothing.
The home was purchased and sold rather quickly and now every month I get
a check in the mail that goes directly into my retirement account
tax-free. I have an investment with no mortgage, no debt
whatsoever, a high return, little or no maintenance, and very little
risk. To top it off, this investment is growing my
retirement fund by leaps and bounds, and I don’t ever have to pay tax on
any of my returns because I have a Roth IR.! I couldn’t have asked for
an easier or more rewarding investment. If you were to ask me if I
recommend Capstone for investing I would tell you “Absolutely not,”
because I don’t want you getting in my way of getting more mobile
homes.” Fred Kelly, Fireman
“As a real estate investor I had heard about mobile
home purchase, rehab and financing as a lucrative way to invest within
an IRA or similar retirement plan. Thanks to and Capstone
Investments this was the easiest and one of the most lucrative returns
on an investment I have ever made. I used my IRA to acquire a
manufactured home for $5,522. I never actually saw the home. Fourteen
days after my investment, Capstone sold this home for $8,000 cash. I
generated a 60% tax-free return on investment in my IRA in just two
weeks.” Jack Hay, Doctor
our first manufactured investment with Capstone, we invested $5,900.
This same manufactured home was sold for $10,900. The buyer is paying us
$225 a month and their loan is at 15%. Our total return over the 6 years
of this investment is 178%. This is 29.6% a year. Dan Gilmour
Now, I realize you might still be thinking...
Is he serious – used mobile homes???
Yes, I’m dead serious. You got a glimpse of the
profits created for our investor clients in the comments above.
make a decision not to launch this new service in your real estate
business, consider the following:
You may not need a
real estate license. In most States, mobile homes are
considered personal property. You may simply need a mobile
home broker’s license. These are in-expensive and easy to
get. If this is the case, you may not need to split your
mobile home service fees with your broker.
You don’t have to
compete for listings with other agents.
You can retire your
fancy listing presentation!
You don’t have to
spend all day Saturday and Sunday showing picky buyers 27
You don’t have to
spend thousands of dollars advertising over priced listings.
No floor time!
commissions or pressure to cut commissions.
This mobile home
business is recession proof. This business would
actually improve in a recession because more people would be
looking to buy mobile homes with owner financing.
You no longer will need
to be glued to your cell phone 24 hours a day, 7 days a
You get to work on
your terms and not be controlled by your clients. You
can find mobile homes when it is convenient for you.
You don’t have to work evenings and
weekends if you don’t want to.
Your clients won’t need to qualify
for a mortgage to buy a mobile home.
Your clients don’t need to 720
Your client’s will
love these mobile home investments! Their average annual
return on mobile home investments is consistently in excess
will be hassle-free for your clients. Remember, your
client’s mobile home buyer will own the mobile home. They
aren’t renting the mobile home. Your clients will simply be
the bank. They’ll be protected with a lien on the mobile
home. This means that you clients don’t have any repairs or
maintenance with these investments.
Your clients can use
money in their Self-Directed IRA accounts to make these
investments. Imagine selling 4 or 5 mobile homes to one
client using funds in their IRA?
They can use these
deals to help fund their children’s college education. They
are excellent investments for college saving.
As we were in the process of putting our Systems into
operating manuals for our new business, we wondered if other real estate
professionals would want to create a similar business in their
marketplace. For a limited time, we have decided to offer our “Part-Time”
Mobile Home Investment Business System for sale. You can now have all
setup your own side business, just like we did, for just $997
Here is what you’ll get:
Step-by-Step System for Adding a New Fee
Mobile Home Investing Service
to Your Existing Real Estate Business.
COMPLETE Step-by-Step Guide to Buying Mobile
Homes: In this guide, you’ll learn…
How to make
massive amounts of money investing in Mobile Homes
How to invest in
Mobile Homes without Investing ANY Cash out of your pocket.
4 Sources for
Money to Invest in Mobile Homes
What Mobiles Homes
you should buy and which ones you shouldn’t
Where and How You
Can Find Good Mobile Home Buys
How to Negotiate
the Absolute Best Price When Buying Mobile Home Investment
How to handle
Mobile Home Parks and Management
Beware of this
Costly Mistake with Manufactured Home Year Requirement
Checklists on Buying Mobile Homes
All Forms and
Agreements You Need to Buy a Used Mobile Home
COMPLETE Step-by-Step Guide to Buying Mobile
Homes: In this guide, you’ll learn…
How to Sell Mobile
Homes, Fast and For Top Dollar
Why a Voicemail
System is an Absolute Must
System Phone Scripts
How to Show Mobile Homes to Prospective Buyers
Top 10 Rules for Mobile Home Investing & Management
How to Select the Absolute Best Buyers
Detailed Checklists for Selling Mobile Homes
All Forms and Agreements You Need to Sell a Used Mobile Home
Complete Step by Step Guide to Finding
Investors: In this guide, you’ll learn
Why you need investors, and the benefits of using OPM
Staying Organized and Building Proof for Prospective Clients
Where to go and Find Investors
How to Advertise for Investors
Offer you Investors the Choice of Being an Owner OR
Offer them the Choice of becoming Your Bank
Finding Homes through Banks, and Parks that have Repossessed
Copies of our Sales Letters and Marketing Pieces for you to use
Copies of the Paperwork we use for Investors
COMPLETE Step-by-Step Guide on How to Run Your
Fee for Service Mobile Home Investing Business
How You Can Protect Your Assets by Using a
Separate Business Entity
How to Determine the Fee for Your Service
Costly Mistakes We Made
& What You Can Do to Avoid Them with
Your Fee For Service Business
How to Use Technology to Quickly & Easily Sell Mobile Homes to
How to Attract Investors to Your Fee for Service Business
How to Handle Licensing Issues
Actual Mobile Home Investment Case Studies
All Forms and Agreements You Need to Run Your Fee for Service
Now, I realize this might sound too good to be true.
You’re probably thinking – “I’ll be able to add a new part-time business
with service fees between $3,000 and $4,000 for only $997.” And the answer
is YES! I’ll even take it one step further and give you a 12 month
100% No Questions Asked – 60 Day Money
Your success with our Mobile Home Investing Business
is completely guaranteed. If for any reason, you are unsatisfied, you can
simply ask for a refund and you’ll get one. No questions asked.
You have a full
60 Days to decide if this
business is for you.
With this 60 Day Guarantee, you now have zero risk
in adding this new service to your business. Is that fair or what? You can
try this service at my risk.
If you order by midnight today, I’ll even throw in
these Special Bonuses for Free:
FREE BONUS NUMBER ONE: A 2 CD set recording of a
teleconference call between Brian, and a couple of the first
purchasers of the "Part time" Side Business system. You'll hear
one caller drill Brian with his list of thirty five questions he
had and all of the subsequent answers that Brian gave!
FREE BONUS NUMBER TWO:
A CD interview with Brian Beck by Rob
Minton. Brian runs our mobile home investing business. Brian and
I used this audio CD to attract investors to our mobile home
investing business. You can create a CD just like ours to market
your mobile home business!
FREE BONUS NUMBER THREE: A Master Forms and Documents CD with all of Brian's
documents including all of the forms and documents he uses every
day. Just fill out and print!
FREE BONUS NUMBER FOUR: Two months free entry into our membership where you
will receive monthly issues of our Newsletter "The Capstone" and
so much more. The Newsletter itself is jam packed with Tips and
Strategies you can use to take your business to the next level!
For example: This month we feature one strategy that we used
early on to more than double our fees with our investors, and
had them walking away with huge smiles on their faces!!
You have to order by midnight tonight to be receive
these three FREE bonuses! If you wait and order tomorrow, the bonuses are
Rob Minton, Broker
P.S. Remember, order by midnight tonight to
receive your four Free Bonuses!
* Please note that very
effort has been made to accurately represent this product and its
potential. Please remember that each individual’s success depends on his
or her background, dedication, desire and motivation. As with any
business endeavor, there is now certain guarantee that you will earn any
Terms of Service