Wholesalers: I Close Your Manufactured Home Deals
I buy wholesale manufactured home deals on private land in Southern Indiana and the Louisville metro area. Proof of funds available on request. Fast closings. No re-trades. If you have a deal that fits my criteria, send it over and I will give you an answer within 24 hours.
Manufactured Homes on Private Land
I am specifically looking for wholesale deals on manufactured homes where the seller owns the land. Home and land together, as a single package. Here are the property types I actively purchase.
Doublewides on Land
My bread and butter. Doublewides on private land in any condition — occupied, vacant, storm-damaged, outdated, or move-in ready. These are the deals I close most often. Any year, any manufacturer, any floor plan. If the seller owns the land and the home sits on it, send me the deal. I do not need the home to be pretty. I need the numbers to work.
Singlewides on Land
Singlewides on private land are deals most investors skip because the margins are tighter. I do not skip them. If the price is right and the land has value, I am interested. This includes older singlewides from the 1980s and 1990s that other buyers will not touch. Bring me the ones nobody else wants — those are the deals I am built for.
Other Manufactured Homes
Modular homes, HUD-code homes, and manufactured homes that do not fit neatly into the "singlewide" or "doublewide" category. Triple-wides on acreage, modular homes on permanent foundations, older mobile homes with unique setups — if it is a factory-built home on land the seller owns, send me the details and I will evaluate it.
Critical requirement: The seller must own the land. I do not buy manufactured homes in mobile home parks or on rented lots. I buy the home and the land together as one transaction. If the home is in a park, I cannot take the deal. This is the single most common reason I pass on a wholesale deal, so confirm land ownership before you submit.
What Wholesalers Get When They Bring Me Deals
I buy properties like this every single day. I know how to close, and I know what manufactured homes on land are worth. Here is what working with me looks like.
Proof of Funds on Request
I am a cash buyer. I do not use bank financing, hard money lenders, or partners who need to "approve" the deal. If you need a proof of funds letter to present to the seller or to satisfy a title company, ask and I will have it to you the same day. My funds are verified, available, and ready to deploy on deals that meet my criteria.
Fast Closings
I can close in as few as 7 days when the title is clean. Most deals close within 14 to 21 days. I do not drag my feet, I do not ask for extensions unless there is a legitimate title issue, and I do not let deals sit on a shelf while I "figure out my exit strategy." I know what I am buying and I am ready to move. If you need a fast close to keep a seller happy, I am your buyer.
No Re-Trades
This is the one that matters most. When I agree to a price, that is the price. I do not show up at closing with a new number. I do not "discover" problems during the inspection and use them to negotiate down. I evaluate the deal upfront, factor in every cost and contingency, and give you a number I will honor. I've been buying properties this way for over a decade. My reputation depends on it, and I do not risk it for a few thousand dollars.
Experienced Buyer, Direct Decision-Maker
When you send me a deal, you are sending it directly to the person who writes the check. There is no acquisitions team, no committee, no "let me run this by my partner." I evaluate, decide, and respond — usually within 24 hours. I have been buying manufactured homes and traditional houses in this market for over a decade. I know the neighborhoods, the comps, the repair costs, and the exit strategies. If the deal works, I say yes. If it does not, I tell you why and I tell you fast so you can move on.
Transparent Communication
I do not ghost wholesalers. If I pass on a deal, I tell you why. If I need more information, I tell you exactly what I need. If I am interested, I move immediately and keep you updated at every step from contract to close. I know your reputation with your seller depends on the buyer performing, and I do not put you in a bad position. You will always know where things stand.
Repeat Business Welcome
If your first deal goes well, keep them coming. I am not a one-and-done buyer. I actively want to build ongoing relationships with wholesalers who consistently bring me manufactured home deals on land in my market. The more deals we close together, the smoother the process gets. I know your numbers, you know my criteria, and we stop wasting each other's time on deals that do not fit.
What Makes a Good Deal for Me
Save yourself time by checking your deal against these criteria before you submit. I respond to every submission, but deals that hit these marks get priority.
I Am Looking For
- Manufactured homes on private land — Doublewides, singlewides, and other factory-built homes where the seller owns the property the home sits on. Home and land sold together as one deal.
- Owner-occupied or vacant properties — Either the seller lives there and is ready to move, or the home is vacant and the seller wants to liquidate. Both work.
- Southern Indiana and Louisville metro — Clark, Floyd, Harrison, Scott, Washington counties in Indiana. Jefferson, Bullitt, and Hardin counties in Kentucky. Surrounding rural areas considered on a case-by-case basis.
- Any condition — Move-in ready, needs cosmetic work, needs full rehab, storm damaged, fire damaged, structurally compromised. The condition does not determine whether I will buy it. The numbers do.
- Motivated sellers with realistic expectations — Sellers who understand they are selling below retail in exchange for speed, certainty, and convenience. Inherited properties, foreclosure situations, divorce settlements, and relocation scenarios are ideal.
- Clear or clearable title — Clean title is ideal, but I can work through minor title issues, missing mobile home titles, and back-tax situations if the deal supports the cost of resolution.
Deal Breakers
- Homes in mobile home parks — This is the number one reason I pass on deals. If the home sits in a park or on rented land, I cannot buy it. I need the home and the land together. No exceptions.
- Homes on rented or leased land — Same as parks. If the seller does not own the dirt underneath the home, the deal does not work for me regardless of how good the price is.
- Properties outside my service area — I buy in Southern Indiana and the Louisville metro. If the property is two hours away or in a market I do not know, I will pass. I need to drive out and see every property before I close.
- Unrealistic seller expectations — If the seller wants full retail value and is not willing to trade price for speed and convenience, this is not the right buyer for that deal. My offers are fair but below retail — that is how cash deals work.
- Deals with massive title problems and thin margins — I can handle some title work, but if the property has multiple liens, judgment creditors, a contested estate, and the margin after assignment fee and title clearing is razor thin, the risk is too high. I need enough room in the deal to absorb title costs and still make it work.
My Buying Parameters at a Glance
Location
- Indiana: Clark, Floyd, Harrison, Scott, Washington counties
- Kentucky: Jefferson (Louisville), Bullitt, Hardin counties
- Cities: Sellersburg, Jeffersonville, Clarksville, New Albany, Corydon, Salem, Scottsburg, Louisville, Shepherdsville, Elizabethtown
- Rural properties within these counties are fine — I prefer rural acreage
Property Types
- Doublewides on private land (any year, any manufacturer)
- Singlewides on private land (any year)
- Modular homes on permanent foundations
- Other manufactured/factory-built homes on owned land
- Home and land must be sold together
Price Range
- No set minimum or maximum — depends on the deal
- Most deals I close fall between $25,000 and $150,000 total (contract price plus assignment fee)
- I evaluate based on ARV, repair costs, land value, and exit strategy
- Reasonable assignment fees expected — I understand you need to get paid
Condition
- Any condition accepted — I do not require homes to be habitable
- Fire damage, storm damage, water damage, mold, structural issues — all fine
- Cosmetic-only rehabs and full gut renovations both work
- Vacant homes with overgrown lots, junk, or debris — no problem
- Missing title for the manufactured home is workable in most cases
Three Steps to Get Your Deal Reviewed
Submitting a deal takes less than five minutes. Here is the process.
Fill Out the Form Below
Provide the property address, your asking price (including your assignment fee), the property type, whether the seller owns the land, and any other details about the property and the seller's situation. The more information you include, the faster I can evaluate the deal and give you a definitive answer.
I Evaluate Within 24 Hours
I pull comps, review the location, estimate repair costs, and run the numbers. If the deal fits my criteria and the numbers work, I will contact you to discuss next steps. If it does not fit, I will tell you why so you can adjust or find another buyer. Either way, you get a clear answer — not silence.
We Close the Deal
Once I confirm I am moving forward, I schedule a property visit (usually within 48 hours), execute the assignment agreement, and we proceed to closing. I handle the title company coordination and closing logistics. You get paid your assignment fee at the closing table, just like any other wholesale transaction. Most deals close within 14 to 21 days from agreement.
Deal Submission Form
Fill out the details below. I review every submission personally and respond within 24 hours. Include as much detail as possible to speed up evaluation.
Submit a Wholesale Deal
Confidential. Roger reviews every submission personally.
Common Questions from Wholesalers
Got a Deal? Send It Over.
I am actively looking for manufactured home deals on private land in Southern Indiana and the Louisville metro area. If you have a wholesale deal that fits my criteria, submit it through the form above or call me directly. I evaluate every deal personally and give you a clear answer within 24 hours. No committees, no delays, no runaround. Proof of funds available on request. I close. I do not re-trade. Let us do business.