Treeside Capital Podcast

Most investors analyze rent rolls, occupancy, and cap rates… but the real deal-maker (or deal-killer) is often underground. In this episode, we break down how to evaluate infrastructure when buying a mobile home park — especially private wastewater treatment plants and the potential to connect to city sewer. A property that looks like a 10% cap can quietly become a negative-cash-flow nightmare if the sewer system fails… or a massive equity win if you handle it correctly. We'll walk through how experienced operators actually underwrite these systems before closing — not after the surprise bill. You'll learn: The difference between lagoon, package plant, septic field, and grinder pump systems (and why it matters to lenders) Red flags in due diligence reports most buyers miss How regulators, EPA violations, and consent orders affect value What engineers actually need to tell you (and the right questions to ask them) Realistic cost ranges: repair vs replace vs connect When a sewer plant makes financing impossible How connecting to municipal sewer can create millions in value Negotiating purchase price and terms based on infrastructure risk Structuring deals (seller finance, master lease, escrows) around uncertainty A simple underwriting framework to decide: walk away, renegotiate, or lean in If you've ever wondered why some parks trade at 5 caps and others sit unsold — this is often the reason. This episode will help you stop guessing and start pricing infrastructure risk like a professional operator. Because in mobile home parks… the pipes matter more than the price.

Everyone talks about underwriting like it's math. It's not. It's geography. The biggest mistake I see investors make in mobile home parks is using the same assumptions everywhere — same expense ratio, same rent growth, same exit cap, same infill timeline. That works great… until it doesn't. Because a park in rural Ohio, a suburb of Atlanta, and a Midwest factory town may all have the same lot rent — but they are completely different businesses. In this episode I break down how market selection changes underwriting: Why collections in blue-collar stable towns outperform "higher income" metros How population growth doesn't always equal rent growth Which markets support infill vs destroy cash flow The hidden risk behind aggressive pro formas Adjusting expense ratios, vacancy, and cap rates based on local realities Why some parks are cash flow plays and others are appreciation plays Underwriting isn't about spreadsheets. It's about understanding people, jobs, and migration patterns — and modeling the property around that reality. If you're evaluating mobile home parks the same way nationwide… your projections are probably lying to you. Visit treesidecapital.com to learn more.

Mobile home parks aren't sexy. They are efficient. This podcast is for investors who care less about hype and more about after-tax returns, downside protection, and boring assets that quietly compound wealth. We break down how manufactured housing communities actually work—from operations and deal structure to depreciation, cost segregation, and why MHPs often punch far above their weight in tax efficiency compared to other real estate asset classes. You'll hear: How depreciation can offset a large portion of cash flow Why mobile home parks behave differently than apartments in tax treatment Real operator insights (what actually holds up under IRS scrutiny) Common myths LPs believe about "passive" real estate investing When depreciation helps—and when it doesn't No guru fluff. No mailbox-money nonsense. Just real conversations about risk, returns, and the quiet power of depreciation when paired with durable cash flow. If you're an investor who wants to understand why mobile home parks keep showing up in sophisticated portfolios—this show is for you. Visit treesidecapital.com to learn more.

Cold calling isn't dead — it's just misunderstood. Smiling & Dialing is a no-nonsense podcast about building real direct-to-owner deals the right way: with patience, consistency, education, and trust. This show is for operators and investors who understand that the best deals take time. We dive into: How to talk to property owners like humans — not leads Why direct-to-seller deals have longer deal cycles (and why that's a good thing) Following up without being annoying Educating sellers on options like seller financing, master leases, and creative structures The psychology of trust in off-market deals Pros and cons of direct-to-owner vs brokered deals Why better pricing usually comes to those willing to play the long game You'll hear real stories from the trenches — calls that went nowhere, deals that took months or years, and the quiet follow-ups that eventually turned into great pricing and flexible terms. No scripts designed to pressure sellers. No fake urgency. No overnight success stories. Just disciplined outreach, honest conversations, and a repeatable system for building deal flow — one call at a time. If you believe the best deals are built, not hunted… Welcome to Smiling & Dialing.

Most people underestimate how powerful consistent online presence can be — especially when it's built on honesty, experience, and patience. Years ago, posting just one thoughtful LinkedIn post per week led to investor relationships, deal flow, partnerships, and opportunities I couldn't have predicted at the time. I stepped away from that habit — and now in 2026, I'm intentionally rebuilding it. This podcast is a mix of: Education from the trenches Promotion done the right way Open discussion about wins, losses, and lessons learned No gurus. No hacks. Just real conversations about building a brand online that creates opportunity over time.

In a crowded market, marketing skill often gets confused with operating skill. In this episode, we talk about how to identify real operators—the ones who've survived tough deals, missed projections, managed downturns, and still show up accountable to investors. Topics include: Social media signals that matter—and those that don't Underwriting assumptions that separate pros from amateurs Why "no deal" decisions say more than closed deals  How real operators talk about downside risk What to ask before investing—and what answers should worry you This is a candid conversation for investors who value capital preservation, and operators who believe credibility is built through consistency, not captions.

What actually happens in the first 90 days after you take over a mobile home park—and what should happen if you want the property to stabilize and improve? In this episode, we break down the most critical actions new owners need to take immediately after closing: Fixing collections and establishing payment discipline Evaluating, replacing, or retraining the on-site manager Setting clear expectations and training tenants on new processe Sending the right notices—legally, clearly, and consistently Identifying quick operational efficiencies that protect cash flow This is a practical, no-fluff discussion based on real ownership experience—not theory. If you're buying, have recently closed, or are struggling with underperforming parks, this episode will give you a clear 90-day roadmap.

Real estate deals rarely go exactly as planned—and this one was no exception. In this episode, we share a real-time update on a deal that was scheduled to close Monday, December 23, 2025, and how a last-minute issue with the county and our lender forced us to completely restructure the closing—without blowing up the deal. After the bank denied our original plan to execute the deed and handle legal corrections post-closing, we had to go back to a seller who was understandably frustrated by delays and ask for a short-term solution: 45 days of seller financing. The goal was simple—close before year-end so investors could capture depreciation, then clean up the legal description, record the deed properly, and refinance with the bank immediately after. We walk through: Why counties can derail otherwise solid deals How we approached a tired seller with transparency and respect The importance of third-party credibility (and why having the title officer explain the structure mattered) How staying calm and solutions-oriented keeps relationships intact when plans change Why relationships—not spreadsheets—often decide whether a deal survives This episode is a reminder that unexpected obstacles are part of the game. The investors who win long-term are the ones who stay composed, communicate clearly, and find win-win solutions when pressure is highest. If you're raising capital, working with banks, or navigating complex closings, this episode is for you. Visit treesidecapital.com for more details…

In this episode, Miles breaks down what it really takes to get a mobile home park to the finish line—especially when you're dealing with counties that make zero sense. From chasing down an executed deed before closing, to navigating courthouse chaos, to understanding the long list of people who get paid in every MHP transaction…this is the real, unfiltered look at how deals actually get done. After three years without a closing, Miles finally gets one across the line—and shares the lessons, bruises, and wins that came with it. Visit treesidecapital.com to learn more.

In this episode of the Treeside Capital Podcast, we talk about one of the most underrated ways to get access to off-market mobile home park deals: building real, in-person relationships with brokers. Everyone says they want "pocket listings," but most never earn them. They hide behind emails and texts, waiting for opportunities to show up in their inbox. That's not how it works. Here's what happened: I stopped by a broker's office unannounced. We'd talked on the phone once or twice, but never met face-to-face. We ended up talking for twenty minutes — about deals, the market, and our track record as real operators. A few days later, he sent me a pocket listing — a 100-pad mobile home park in our target area that never hit the market. In this episode, we'll break down: How to get brokers to trust you with their best deals Why face-to-face interactions still matter in a digital world The difference between being seen as a tire-kicker vs. a closer How to follow up and stay top-of-mind without being annoying The psychology of broker relationships — and why effort compounds over time Sometimes, the best deals don't come from the MLS or an email blast — they come from getting in your car, shaking a hand, and showing that you're serious.

In this episode of the Treeside Capital Podcast, we dive into one of the most overlooked skills in mobile home park and RV park ownership: building trust with your lender—especially when the property is underperforming. Most operators wait too long to talk to their bank. They hide. They hope things turn around. Then one day, the numbers don't line up, and the relationship turns into a problem instead of a partnership. We'll show you the opposite approach. In this episode, we cover: What lenders actually care about — and what keeps them up at night. How to tell the full story: The history of the property What you inherited on day one (real condition vs. broker brochure) The effort and capital you've already put in The challenges you're facing today Your plan moving forward—specific, measurable, realistic Why proactive communication builds credibility—before the numbers decline too far. The power of meeting in person: walking the property together, showing progress in real time, and letting them see you're a real operator—not a voicemail. How to educate your lender about the industry—seasonality, eviction timelines, infrastructure realities, home rehabs, capital constraints—so they understand you're not incompetent; this is the business. How early collaboration can open doors: extensions, interest-only periods, restructuring, or even new financing opportunities. This isn't about spin or excuses. It's about being honest, prepared, and solution-focused—long before a loan goes bad.

In this episode, we dig into the gritty, unpolished side of mobile home park investing—where deals fall apart, banks get involved, and survival depends on strategy and grit. You'll learn: What really happens when a park goes into foreclosure How to approach a deal that's distressed—financing, negotiation, legal pitfalls, and timing A breakdown of a recent real-life deal—how we found it, structured it, and the problems no one warns you about Is buying a park in foreclosure actually worth it? Or is it a trap wrapped in opportunity? If you've ever wondered how to step into a broken deal and actually fix it—or whether the stress is even worth the return—this episode gives you the raw truth, the strategies, and the mindset needed to do it the right way.

In this episode, Miles opens up about navigating the most stressful moments in business—when one loan, one client, or one deal could change everything. He shares honest reflections on what it feels like to live with that level of pressure, how to separate emotion from logic, and the mental frameworks that keep you from breaking when the stakes are high. From lessons learned through personal financial risk to the mindset shifts that help you stay calm and make clear decisions, this episode is for every entrepreneur facing uncertainty and wondering how to keep going when the margin for error is razor thin. You'll learn how to: Reframe fear so it becomes fuel instead of paralysis Protect your mental bandwidth when stress is constant Build trust in yourself and your process, even when outcomes are unknown Because every great business story has a chapter where everything hangs in the balance. Visit treesidecapital.com to learn more.

In this episode, Miles breaks down one of the most powerful — yet misunderstood — tools in real estate: seller financing. Whether you're buying your first park or your tenth, knowing how to bring it up, frame it, and structure it can make or break a deal. We'll cover: The psychology of a seller and how to read when the timing is right to bring up creative financing. How to frame the conversation so it feels like a win-win — protecting the seller's interests while solving your financing hurdles. Proven structures for seller-financed deals — from simple amortizations to hybrid bank/seller notes and performance-based structures. Sample scripts you can use to transition naturally from price negotiation to terms discussion. Real-world examples from recent Treeside deals where seller financing turned a "no" into a "yes." If you've ever wondered how to confidently ask for seller financing without sounding desperate or confusing the seller, this episode gives you the roadmap — so you can unlock deals others walk away from. 🎧 Listen in and learn how to turn the toughest sellers into your best lenders. Visit treesidecapital.com to learn more.

What happens when the deal goes sideways? From nightmare tenants to lender defaults, from hidden environmental hazards to partners gone rogue, Worst Case Scenarios in Real Estate dives into the gritty stories no one wants to tell at networking events—but everyone needs to hear. Each episode unpacks real-life disasters in real estate investing and operations, breaking down what went wrong, what it cost, and most importantly—how to avoid the same fate. Whether you're a seasoned investor or just getting started, you'll walk away with battle-tested lessons, sharper instincts, and the confidence to survive (and even thrive) when things don't go as planned. Because in real estate, it's not about if something will go wrong—it's about being ready when it does.

In this episode, we dive into the art of evaluating mobile home park deals by breaking down the hidden risks that can make or break your investment. From utilities and their long-term sustainability, to the nuances of RTO (rent-to-own) and POH (park-owned homes) risk, to collections and even the liability of accepting cash and checks — every piece matters when sizing up a deal. We'll walk through how to balance risk and upside, stick to your predetermined deal parameters, and avoid talking yourself into a bad acquisition. You'll hear practical frameworks for setting your criteria ahead of time — including park size, location, utility setup, TOH/POH mix, and return profile — so that when opportunities arise, you can confidently submit quality offers without letting emotion or deal fever cloud your judgment. If you want to sharpen your underwriting skills, protect yourself from downside, and build long-term success in mobile home park investing, this episode will give you the tools and mindset to evaluate deals the right way. 135. Transition from Private Sewer to City Sewer Transitioning a mobile home park from a private sewer system to a city sewer connection is one of the most significant – and often intimidating – infrastructure projects an owner can take on. In this episode, we break down the process step by step: from assessing existing infrastructure, working with municipalities, and understanding permitting requirements, to the financial side of funding, grants, and long-term ROI. We'll talk about the risks and headaches of private systems, the value creation that comes with tapping into city sewer, and how to weigh costs against improved collections, higher cap rates, and easier financing. Whether you're considering a conversion, in the middle of one, or just want to understand how it impacts valuations, this episode gives you the playbook and real-world lessons for making the transition smooth and profitable. Visit treesidecapital.com for more info and a free gift.

In the mobile home park space, due diligence is rarely neat and tidy. Older sellers often provide incomplete or outdated records, leaving buyers to make critical decisions with imperfect information. In this episode, we'll dive into the art of navigating seller relationships during due diligence—how to communicate effectively, manage expectations, and keep deals moving forward even when your requests aren't fully met. We'll talk about why incomplete information is the norm, how to separate the "must-haves" from the "nice-to-knows," and strategies for building trust with sellers who may be resistant or simply disorganized. Whether you're new to acquisitions or a seasoned investor, this conversation will equip you with the mindset and tools to move deals forward despite the inevitable challenges of working with legacy owners. Visit treesidecapital.com for more information

On this episode, we dive into the world of direct-to-seller lead generation—the art and science of creating opportunities without waiting on brokers, listings, or luck. We'll break down practical strategies that real operators use to consistently fill their pipeline: Text Message Campaigns – how to craft short, punchy messages that get responses without feeling spammy. Email Sequences – setting up value-driven email outreach that builds credibility and keeps you top of mind. Direct Mail – proven formats that cut through the noise and land on a seller's desk with impact. Cold Calling – what to say, how to handle objections, and when to push for the next step. Marketing Messages – the psychology of words and positioning that get sellers leaning in. Follow-Up Systems – why most deals come after the 5th, 7th, or even 10th touch—and how to stay consistent. In-Person Meetings – turning initial interest into lasting relationships by showing up prepared. We'll also talk about playing the long game—because true success in direct-to-seller marketing isn't about quick wins. It's about building trust, nurturing relationships, and becoming the person sellers call when they're finally ready to make a move. Whether you're just setting up your first outreach system or refining a seasoned marketing machine, this episode will give you the tools, scripts, and mindset to build a pipeline that lasts.

Success in business often comes down to one thing: the people you surround yourself with. In this episode, we dive into the game-changing impact of having a quality partner. I share how working with Ryan Groene has transformed the way we operate—allowing me to stay laser-focused on acquisitions while Ryan runs the day-to-day with precision. From coordinating with managers and contractors to evaluating deals and overseeing operations, Ryan's ability to execute gives me the freedom to double down on my strengths. Tune in to learn why complementary skill sets, trust, and alignment of vision aren't just nice to have—they're essential for scaling any business. Visit treesidecapital.com to learn more

In this episode, we dig into the often-overlooked opportunities hiding in plain sight during the due diligence phase of a real estate deal. From connecting to city sewer systems to selling excess land to developers, we explore how smart investors uncover creative ways to add massive value. We'll talk about expanding mobile home and RV parks, identifying underutilized parcels, and leveraging local zoning and infrastructure to create upside. Whether you're a seasoned operator or just getting started, this episode will help you sharpen your eye for hidden potential and turn due diligence into a profit center. Visit treesidecapital.com to learn more