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What to Know about Investing In Mobile Home Park Syndications

In the vast landscape of investment options, discerning investors are usually always on the lookout for unique opportunities that offer a compelling blend of potential profit and risk mitigation. Enter Mobile Home Park investing through syndications, a niche investment avenue that has been quietly gaining momentum in recent years, poised to potentially deliver attractive returns for savvy passive investors. In this in-depth article we will dive into the captivating investment option of mobile home park syndications, and shed light on some of the potential advantages and intricacies therein. We will also navigate through some of the SEC’s regulations, demystifying the differences between 506(c) and 506(b) syndications.

Let’s jump right in!

Tranquil Mobile homes with palm trees, quaint scenery.

What’s So Great About Mobile Home Park Syndications?

Mobile Home Parks, often overlooked in the real estate sector, are historically treasure troves full of investment potential. Here’s why syndications are usually so great:

Above-Average Returns: One of the most enticing aspects of mobile home park syndication is the potential for promising returns. Unlike traditional investments that may yield modest profits, mobile home park syndications often provide investors with above-average returns, making them a standout choice for those seeking lucrative opportunities.

Risk Mitigation: While high returns are appealing, what truly sets mobile home park syndications apart is their historically lower risk profile. Thanks to likely steady cash flows and the stable demand for affordable housing, mobile home park investments tend to offer a degree of security that many other investments usually can’t match.

Tax Advantages: Beyond the attractive returns, mobile home park syndications also offer potential tax advantages. Investors may potentially benefit from tax deductions, depreciation, and other incentives that will likely reduce their overall tax liability.

Mobile Home Parks are the most affordable form of non-subsidized housing in the U.S.

Andrew Keel

How to Invest in Mobile Home Park Syndications: Finding Operators

To appreciate mobile home park syndications, it’s typically essential to understand the intricacies of SEC regulations. 506(c) syndicated offerings usually allow public solicitation, making it relatively straightforward to find operators. However, 506(b) syndications operate under stricter rules, where there usually has to be a pre-existing relationship before an investor can participate in any offerings or wire any funds to the operator. This can make discovering suitable operators a more challenging endeavor.

Here are some of the typical pros and cons of each type of syndication:

506(b) Syndications:


  1. Broader investor pool: Includes both accredited and non-accredited investors.
  2. Fewer verification requirements: Easier verification of investor status.
  3. Access to existing relationships: Can raise funds from personal contacts.
  4. No general solicitation: Offers privacy and control.


  1. Verification challenges: Subjective verification may pose compliance risks.
  2. Limited advertising: Cannot publicly advertise.
  3. Fewer safeguards: May have less investor protection.
506(c) Syndications:


  1. Accredited investors only: Attracts sophisticated investors.
  2. Advertising allowed: Publicly advertise and solicit investments.
  3. Clear verification: Strict investor verification methods.
  4. Stronger investor protection: Limited to accredited investors.


  1. Limited investor pool: Smaller potential investor base.
  2. Stringent verification: Time-consuming verification process.
  3. Less privacy: More public scrutiny and exposure.

At Keel Team, we typically syndicate through 506(b), as we have found that this works best for our business model and investment strategy. It’s important to develop your own strategy, consult with professionals and fine tune your own process.

Navigating the Search:

To overcome this challenge, prospective investors must adopt a proactive approach. Seek out mobile home park operators through dedicated forums, podcasts, research, and social media groups (Facebook, LinkedIn) specializing in mobile home parks and syndications. Engaging in these platforms tends to allow you to network with like-minded individuals and experts who can potentially provide valuable insights and recommendations.

Professional Networks:

Building a professional network within the mobile home park asset class is another avenue for finding experienced mobile home park operators. Attend industry events, join local mobile home park associations, and connect with professionals who will likely introduce you to trustworthy operators.

Ready to venture into the world of passive mobile home park investments? Download our free e-book “10 Things to Review When Considering a Passive Mobile Home Park Investment”

Learn more about mobile home park investing.

Interested in learning more about mobile home park investing? Get in touch with us today to find out more.

Things to Look Out for When You Invest in a Mobile Home Park Syndication

Due Diligence:

The cornerstone of any potentially successful investment- due diligence. This is usually paramount when venturing into mobile home park syndications. Thoroughly research both the operator and the specific mobile home park property being syndicated. Scrutinize the operator’s track record, financial stability, and experience in managing similar assets.

Market Research:

A thorough understanding of the market is often critical. Assess the local market conditions, including economic indicators, population growth, and employment opportunities. Analyze the potential for long-term demand for affordable housing in the chosen area, as this will likely impact the success of your investment.

Property Inspection:

Whenever possible, conduct a physical inspection of the mobile home park property. This on-site visit can potentially reveal crucial details about the property’s condition, potential for improvement, and alignment with your investment goals.

Aerial view of a large mobile home park.

Deal Structure

Understanding the Deal:

Each mobile home park syndication deal is unique, and it’s essential to comprehend the deal structure before committing your capital. Pay close attention to crucial elements such as equity split, preferred returns, and profit-sharing arrangements. A clear understanding of these terms will likely ensure alignment with the operator’s goals and your own.

Legal Documentation:

Familiarize yourself with the legal aspects of the deal. Thoroughly review the operating agreements, subscription documents, and any other legal contracts involved in the syndication. Consulting with legal experts well-versed in mobile home park investments can provide an extra layer of security.

Communication After You Invest

Reporting and Financials:

The investor-operator relationship doesn’t end with your investment. It’s vital to establish clear communication channels and expectations for reporting and financial updates post-investment. Regular updates on property performance, financials, and distributions are usually essential for maintaining transparency and trust. Try opting for operators that do quarterly reporting and distributions, as this usually provides one of the best indications of the property’s performance over each quarter.

Quaint mobile homes with a palm tree.

Wrapping Up!

Risk and Rewards in Mobile Home Park Syndication

In the world of investments, risk is an ever-present companion. However, in the world of Mobile Home Park syndications, the potential rewards are often well worth the calculated risks. As you contemplate this unique investment opportunity, keep in mind that mobile home park syndications offer the potential for significant tax savings and the creation of a dependable stream of passive income. It’s important that you conduct thorough due diligence, and consult with financial and legal professionals to potentially aid you in making informed investment decisions.

Good luck on your mobile home park investing journey, and stay tuned for more passive mobile home park investing guidelines from this blog!

Learn more about mobile home park investing.

Interested in learning more about mobile home park investing? Get in touch with us today to find out more.

Are you ready to jump into the world of Mobile Home Park Syndications? Reach out today to find out more about this hidden gem in commercial real estate!


The information provided is for informational purposes only and should not be considered investment advice, nor a guarantee of any kind. There are no guarantees of profitability, and all investment decisions should be made based on individual research and consultation with registered financial and legal professionals. We are not registered financial or legal professionals and do not provide personalized investment recommendations.

Tristan manages Investor Relations at Keel Team Real Estate Investment. Keel Team actively syndicates mobile home park investments, with a focus on buying value add, mom & pop owned trailer parks and making them shine again. Tristan is passionate about the mobile home park asset class; with a focus on affordable housing and sustainability.