Types of Mobile Home Park Syndication Investments

Mobile home park syndication investments have become a popular choice for investors seeking potential steady income and growth. A key aspect of this strategy involves understanding the regulatory frameworks governing these syndications. This article explores Regulation D Rule 506(b) and Rule 506(c) of the Securities Act, highlighting their typical benefits, risks, and suitability for various investors.

investors in mobile home park syndication

Understanding Mobile Home Park Syndication

Mobile home park syndication pools funds from multiple investors to purchase and manage mobile home parks. This method typically allows investors to engage in larger deals than they could afford individually, often benefiting from professional management and operational efficiencies. Compliance with securities laws, primarily Regulation D of the Securities Act, is essential for these syndications. Regulation D provides exemptions from full registration requirements, making capital raising easier for syndicators.

Regulation D 506(b)

Overview of 506(b)

Regulation D Rule 506(b) permits issuers to raise unlimited capital from accredited investors and up to 35 non-accredited but sophisticated investors. However, it prohibits general solicitation and advertising. Therefore, issuers can only offer the investment to those with whom they have a pre-existing substantive relationship.

Benefits of 506(b)

Firstly, 506(b) allows flexibility by including up to 35 non-accredited but sophisticated investors. This inclusion widens the pool of potential investors.

Secondly, the prohibition on general solicitation keeps the offering private. This privacy can appeal to investors who prefer discretion in their investment activities.

Thirdly, the accreditation verification process is less stringent compared to 506(c). This simplicity reduces the administrative burden on the issuer.

Risks of 506(b)

However, the prohibition on general solicitation limits the ability to publicly advertise the investment opportunity. This restriction can slow the capital-raising process.

Furthermore, while the accreditation verification is less stringent, ensuring non-accredited investors are sophisticated can be challenging. This challenge may expose the issuer to regulatory scrutiny.

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Regulation D 506(c)

Overview of 506(c)

Regulation D Rule 506(c), introduced by the JOBS Act in 2012, allows general solicitation and advertising to raise unlimited capital. However, it requires that all investors be accredited and that their status be verified.

Benefits of 506(c)

Firstly, the allowance for general solicitation enables issuers to market the investment opportunity broadly. This can attract a larger and more diverse pool of accredited investors.

Secondly, the ability to publicly advertise often helps issuers raise capital more quickly from a wide array of investors.

Thirdly, the requirement to verify the accreditation status of investors ensures that only those who meet the financial criteria invest. This requirement can provide an additional layer of protection for the issuer.

Risks of 506(c)

However, verifying accreditation status can be burdensome and costly. It often involves reviewing personal financial documents or using third-party verification services.

Moreover, since only accredited investors can participate, the pool of potential investors is smaller compared to 506(b). This limitation could hinder capital-raising efforts.

mobile home

Which is Better? 506(b) vs. 506(c)

When deciding between 506(b) and 506(c) for mobile home park syndication, several factors come into play, including the target investor base, marketing strategy, and administrative capabilities.

Lower Risk: 506(b)

Rule 506(b) might be considered less risky for several reasons:

Firstly, by requiring a pre-existing substantive relationship, 506(b) fosters a more controlled and familiar investor environment. This can reduce the risk of disputes and misunderstandings.

Secondly, the less stringent verification process for accredited investors and the inclusion of sophisticated investors simplify compliance and reduce administrative burdens.

Thirdly, the prohibition on general solicitation keeps the offering private. This privacy can mitigate the risk of public scrutiny and potential regulatory issues.

Considerations for 506(c)

While 506(b) might offer lower risk, 506(c) can be advantageous in certain scenarios:

Firstly, if the syndicator needs to raise capital quickly from a wide audience, the ability to advertise publicly under 506(c) can be beneficial.

Secondly, the mandatory verification of accredited status under 506(c) ensures that all investors meet the financial criteria. This verification can add a layer of protection against potential legal issues.


Both Regulation D Rule 506(b) and Rule 506(c) offer valuable avenues for raising capital through mobile home park syndication. Rule 506(b) provides flexibility and a broader investor base, making it potentially less risky for syndicators who prefer a controlled and private investment environment. On the other hand, Rule 506(c) allows for broader marketing reach and faster capital raising, albeit with stricter investor verification requirements. Understanding these regulations and their implications can help syndicators and investors make informed decisions that align with their investment goals and risk tolerance.

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The information provided is for informational purposes only and is not investment advice or a guarantee of any kind. We do not guarantee profitability. Make investment decisions based on your own research and consult 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.