Debt Free Dr

To help other dentists obtain financial independence within 5-7 years by investing in passive real estate investments.

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DebtFreeDr

What if I told you that one mobile home park investment nearly doubled in value in just one year—would you believe it?
It might sound wild, but that’s exactly what happened. In this article, I’m going to walk you through how we did it—from the strategy to the numbers to the challenges we faced along the way.

?? Don’t want to read the whole article? Watch the full video breakdown here:

Now, let’s break down exactly how we turned a struggling park in South Louisiana into a property that’s now worth $8.4 million.

Where It All Began

In February 2023, my business partner and I bought a mobile home park in South Louisiana for $4.2 million.
Just 12 months later, it was appraised at $8.4 million.

But this wasn’t luck. It was a mix of careful planning, market knowledge, and fast action.

Why We Chose This Property

Location was key. The park sits between three major metro areas in Louisiana.
Even better—my partner already owned a few other parks in the region, so he knew the market well.

When his broker brought this deal to us, we jumped on it.

What the Numbers Told Us

Here’s what we were working with:

    
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  149 permitted lots

      
    
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  120 tenants paying rent

      
    
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  Rents were under market value

      

On the surface, it looked promising. But once we dug in, we realized the park had been bleeding money for years.

    
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  Poor management

      
    
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  Vacant and abandoned homes

      
    
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  Unreliable tenants

      

We were basically buying a Class F property.

Our First Bold Move

Before we even closed on the deal, we made a major ask:
We told the seller he had to fix up 25 unlivable homes with our crew—or we were walking.

He agreed. We closed the deal. And that’s when the real work began.

How We Turned Things Around

The day we took ownership, we hit the ground running.

Month 1:
We sold 20 homes to new, qualified tenants.

Month 3:
Every vacant home had been sold.

We brought in $300,000 in upfront option payments, which we reinvested into the park to make even more upgrades.

Fixing the Rent Roll

The previous owner had raised lot rent from $200 to $385 during COVID.
But local market rates were actually around $400 to $450.

We bumped rents up slightly to $410—still under market.
That small increase added $110,000 a month to our rent roll.

Switching to Tenant-Owned Homes

We don’t want to be in the home maintenance business. So we always work to convert park-owned homes into tenant-owned homes.

How we do it:

    
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  Sell homes using rent-to-own (RTO)

      
    
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  Tenants put down an option payment (we required $5,000)

      
    
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  Monthly payments include home + lot rent

      
    
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  After contract term, the home belongs to the tenant

      

This strategy cuts down on maintenance headaches and makes tenants feel like owners—because they are.

Evicting 200 Tenants on Day 1

Yep. We evicted 200 people the day we took over.

It sounds extreme, but the park had a terrible reputation—drugs, gangs, unpaid rent, even threats against us.
We had to wipe the slate clean to turn the property around.

Making Operations More Efficient

Within the first week:

    
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  We installed mobile rent payment software

      
    
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  Removed dumpsters to shift trash costs to tenants

      
    
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  Started enforcing lease rules

      
    
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  Continued cleaning up the property

      

By day 30, we had sold 20 homes.
By day 90, every unit was occupied.

Where We Are Now (One Year Later)

Here’s what things looked like by March 2024:

    
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  Monthly rent roll: $80,000

      
    
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  Expense ratio: Under 30%

      
    
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  Net Operating Income (NOI): $660,000/year

      
    
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  Estimated property value: $8.4 million

      

We’re now planning to refinance, which will likely return 100% of our initial down payment.

Plus… The Bonus Tax Benefits

We also did a cost segregation study in Year 1.
That gave us over $1 million in depreciation to offset our taxable income.

If you’re a high-income professional looking for scalable, tax-efficient investment opportunities—this is the power of mobile home park investing.

Real Estate Isn’t Magic—It’s a System

You can get results like this when you follow the right strategy, hire the right people, and move quickly.

And if you want a hands-off way to get similar returns without being involved in daily management…