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sound hello Scottie there hey I'm here okay great I'm Sarah's couple displayed Brandon forgot to give me the 185 number so I kept being muted as a tenday only so Wow okay all right super strange here see I didn't even see you popping as an attendee that's really strange okay yeah I don't know what happened don't ask me but you got to get up okay let me just text Tammy right here just so she knows and so you would try to join in from the link and then it popped innocent indie right yeah will the problems you have that you have to have that one eight five number and if you put anything other than 185 and pound it puts you in as a muted pan muted attendee Oh cuz you were calm you're calling in you're enjoying from the link okay all right okay doesn't matter know where I'm on target okay cool yeah man well I'm stoked to have you here on the on the show you know here today and of course I know there's a number of probably really interesting topics that we could we get into do you have anything that's top of mind for you well Scotty I you know my day job is we on the fifth largest portfolio mobile home parks in the US and I and I do the educational stuff just as a hobby with my partner Dave's done in charge of that hobby so I I talk on stuff constantly I don't know what topic you want to go over them yeah million of them yeah so let's talk about about people that are well after you know would probably be really neat then probably be to share about it's like what's the current state of people trying to get into mobile home parks my understanding is that the market chairs for that stuff have really dried up with like what their availability is they become more popular and we could either dispel that myth or confirm it and oh yeah yeah we can dispel that that's pretty easy so yeah we can do that Oh alright let me just get this set real quick and then I will go ahead and we'll launch it just as like I do all these recordings that way in case we get they can turn into like a podcast as well too so I'll just get in here okay sounds fine alright hey guys thanks for joining us here today I'm Scott Royal Smith the owner of Royal legal solutions I'm here with a good friend of mine Frank well he is has this website the mobile home university a.com probably one of the foremost people with the largest portfolios inside a mobile home parks if there's somebody that knows it's gonna be Frank he just told me now that he loves to do this kind of is like a these kind of shows like giving back to everybody so it's one of the key pieces that I know that we've talked about time and time again guys that it's like as the more successful you get in life the more it comes about how to get back to other people but you don't have to wait to be able to get back you can start giving back to at whatever level you're at you don't have to wait into your multi-millionaire to start giving your time attention money or whatever it would be to to other people so thanks you Frank for coming on the show here today I know we were going to talk about a little bit about you know what's the current state of mobile home park investing but for everybody that doesn't doesn't know you and the great work you did it you know what how long did it take you to grow for it to be I think you said the fifth largest owner and fifth largest portfolio and mobile home parks yeah thanks God yeah we started to this back or I started back in 1996 from about my first park and about that same time my partner Dave Reynolds bought his Park and I was also about the same time the Sam Zell bought his first part so I guess many people start at the same time is we've been growing the portfolio I merged with Dave in 2010 and so we've been working on this now continuously for in over 20 years I guess we're approaching 20 25 years ultimately so you know we're starting with just one part each we now have the fifth largest portfolio in the US so we own right now about over 200 parks I think we're in about 24 states meanwhile Sam result is far better than we did he's the one largest park owner in the US he's got about 160,000 lots spread out over big 3 or 400 parks actually in fewer states than we are but that's that's about how long we've been doing it and we've been doing the educational side of it just basically in kind of an outreach for the industry for probably bout a decade now so my day job is the the portfolio Minot job as I try and we educate people on the industry yeah right on what what does that look like in terms of the industry itself right now I mean I'm I'm hearing a lot of talk about hey there's just not that much inventory in mobile home parks right now to be able to move serious cash into for for investors are you finding that to be the case for what you guys are doing like the amount of volume is actually I dried up quite a bit no let me let me tell you let me give you statistically why that would not be the case right right now there's about 44,000 mobile home parks in the US and of the 44,000 only roughly 4,000 are owned by what we would call professional investors so you know less than 10 percent have been aggregated by real real estate investors the restaurant owned by the original Bob's and pops were the heirs of those moms and pops so to say that our industry is well I only picked over would be completely incorrect the what what many people may influence people thinking not it is you know mobile home park mom and pops are a fickle crowd they're not very technologically savvy they never really have participated to the internet or really real estate in general so in our industry you you kind of have to go out find amounts of hops which we do through direct mail cold calling and then we do get a lot of work from brokers but that's under what are called pocket listings because a lot of moms and pops when they go to sell they don't want to publicly advertise it because it would make their residents and managers mad so what they do is they go to a broker and say I'll sell my Park with this price but you cannot advertise it for sale you can only tell it to somebody if you think that they might have the money and the desire do it so our entire industry kind of flies somewhat under the radar screen now that being said if you go to mobile home park store.com there's typically 800 to 2000 mobile home parks for sale online through mobile home park store only only a fraction that is on loop net because loop net for some reason does not seem to want to cater to or work with mobile home park owners they don't even have a mobile home park section but if you go to mobile home park store you'll get a clearer idea of what's available online but even then if you tack on that roughly thousand parks that's there it still leaves 90% of the parks just laying out there in the hands of the original founders or their kids so here's not going about like marketing to those people have probably the same type of way that you would have to market to like people that are distressed homebuyers or something like that right where it's like going to be uh yeah all right even maybe more difficult because I don't I don't market distress to home buyers but I see billboards that say like you know we buy ugly houses home Fester's things like that bit mobile home park people would not even respond to that probably nor can you really run a successful billboard campaign saying we buy ugly mobile parks because there's no I'm going to what response you would get but but most of your park owners they all fit the same model they build them from scratch they have no dads but they're very private people because a lot of them one of the big mistakes they made as they became way way too friendly with the residents over the years and or the manager and so they they are so worried about appearances that when they go to sell they want to sell in a manner in which no one knows they actually were trying to sell so it's kind of a weird and weird well it's probably weird for them right because it's now it's like they're breaking relationships right has you definitely this is definitely correct right I mean most most mobile home park owners are kind of like you know the Mertzes on the I Love Lucy Show they somehow confused the actual capitalism of owning property with you know their own brand of socialism as far as trying to keep rents low or they're just very needy for friendship so they cross the line with the residents on a regular base and therefore makes it really hard for them to then sell because people would consider them no longer their friends yeah but when you come into like I think probably one of the main concerns that people would have as one is their volume and we've just dispelled that meant to say actually there's tons of volume you just have to know the right way to go out there and go and get it which is going to be Direct Mail and cold calling or well bro and broker in broker pocket listings those are good the three big one your broker pocket listings that's like another marketing campaign though right to find out like who the heck are all the brokers are the ones that are people would reach out yeah that's that yeah that's kind of easy to do because it'd be good a mobile home park store.com to see there's a tab there called brokers and that gives you a complete list of all the brokers in the US you do a little home parks which they're probably not no honey yeah there's about a hundred dedicated mobile home park brokers out there okay and those deals typically crafted like how you would typically think like a wholesale deal would be like what the broker is the one that's going to be negotiating the pricing with the with the seller then they make a certain spread and then they kick it over to you and say hey this is what the price is going to be and it's your cap rate etc no there's really just spread with the broker with the broker does is the broker gets a set commission the industry norm runs anywhere from probably to two to three percent all the way up it's just ten percent on really small deals so there's really no there's no arbitrage in the broker the brokers is trying to sell still the asset and get a commission from it so and one more thing on what throughout Scott our front end is you know our our industry has a gigantic what I would call stigma wall question that keeps most people from even considering buying mobile home parks because you know in all other forms of real estate is considered glamorous fun you can be proud and that's not how it works a mobile home park so basically whereas there's a million people out there wanting to flip houses and all that cool stuff you see on HGTV like flip or flop whatever trailer parks are by most Americans found to be scary grows unfulfilled lean so that for that reason there's only a fraction of the investors in mobile home parks that there are in almost every other sector yeah well active right it's like lower investor demand but also lets you give you a good idea that assets are being mismanaged right which means you can turn a couple things around without actually having to invest any money you just have to run it better right but but see in other words it's like mobile home parks are consumed what many people slightly lower than being a septic tank cleaner oh that's why would Ian says oh yeah you must be massively kicked over I don't think that would ever occur because most people have no interest in what we do at all yeah well I think that that's probably true and I'm running probably a lot of people are actually just scared to try to deal with like a different kind of people you know what I mean like well yeah you're right you know what's scary what's really crazy is that the stereotype the media has built about our industry is so insanely off-base yet people eat it up all day long right so everyone thanks in America that people who live in mobile home parks or just a scam of the earth they're all a bunch of misfits and outlaws and crazy people and the truth of the matter is 8% of the entire US population lives in mobile homes and it ranges all the way from billionaires there's five billionaires that live in a mobile home park up in Mongkok in the Hamptons it's not their full-time residence but it is listed in one of the residences down to a huge number of wealthy right retirees and parks in California in Florida and then on down to you know your average mobile home park president the US is probably earning maybe 30 to 50 grand a year so they're there they're massively stereotyped by the media which has found that by simply putting the word trailer-park in any title of any episode you get massive viewership because the average American thinks and anything that word trailer park in it the women are all strippers and hookers and the men are all tattooed hillbillies that beat each other up at the drop of a hat that's the portrayal they've tried to use to show cops Myrtle Manor Trailer Park Boys the movie 8 mile with Eminem is headless I mean I also tell you this I went out to eight miles mobile the mobile home park Eminem grew up in that you've seen the movie 8 mile ride well he actually grew up in his senior retirement park which I have photographs of so his his rowdy neighbors a little been you know a 65 year old woman has a little community center and pool so basically he himself been using that stereotype to make bolster his kind of wrapper gritty edge but his you know the industry gets absolutely like great Rodney Dangerfield never respect whatsoever but it's completely not based on fact yeah well that actually sounds like pretty exciting right because that means it's not it's actually like misinformation that says that there would be like yeah but changes that's what whoo yeah that's what we like about is just less people most people who don't know the industry I've absolutely no idea what they're talking about how hard is it to jump into like a mobile home park if you say you're getting like started eyes I like lazy enough to just say hey I'll get a script hire a VA and have them start making phone calls to see who's interested in selling or how well we get we get you know let me give you a breakdown typically we get over 50% of all the parts that we have bought from broker pocket listings so if you're going to spend any time at all the first thing you want to do is you'd want to go to the brokers and give them your elevator speech on who you are what you're trying to accomplish and how much capital you have that that for down payment and the kind of part you're trying to buy and geography that would be anyone's first stop because that is where over 50 percent of all of our deals came from of the balance of the other 50% it came from either cold calling or Direct Mail between the two direct mail is obviously easier as far as the volume you could do because I can direct mail the entire world in the same amount of time I make one phone call but direct mail course is not free cold calling is free and then also we need cold call you often forge a bond with the customer a seller on one call so you can often get farther with it but that's the best kind of break down you really want to start with brokers and then from brokers got a cold calling the direct mail yeah so that with the brokers and you have like you have a thousand that are listed there on your on the site and that's the mobile what is that again it's mobile home what mobile home park store.com park store calm and so-so really like a you're suggesting saying hey it's really as simple as you know good maybe going to mobile home university checking out educating yourself I'm like what is this about and then we already have all the resources pulled together for you guys about you know how to make the relationships and then it's up to each individual to figure out like okay what's your elevator pitch is going to be talking to those brokers figuring out how to position yourself to make it make you an attractive buyer yeah those brokers yep that's pretty much what you basically just jump in the swimming pool and then you figure it out as you go that's kind of how it works you can't there it is such the Wild West I mean it is the port you know the Dodge City Kansas so Thrilla state that you know people into buying parks in ways they never
even anticipated when they first started looking at them so you just kind of have to jump in there see what happens go on and and what does that typically look like what's uh not necessarily absolutely you know came down from heaven profile for a buyer for the brokers to connect with but when is like a good what makes a good somebody good a good candidate for the broker to be like hey that's somebody I definitely want to have inside of my investor pool okay well when you're dealing a pocket listings with the brokers trying to here is because of the us you will pull the trigger his pocket listings and tire kicking don't work at all because when you give every time you get a listing to somebody in a pocket listing the problem is if they go over and talk to them or they talk to any of the residents or do anything stupid it blows your whole listing so they don't want to deal with people who are not sincerely enthusiastic to buy it and have capital so what you'd want to do in your broker pitch is you'd want to tell them geographically what you're looking for dollar wise what you're looking for how much you have for a down what you will and will not buy the stuff that that would actually tell them oh yeah this person actually would buy something so nowheres if I say to the broker I've got a couple hundred thousand bucks I don't mind buying a really rough turnaround Park has to be stuffed though that doesn't cost a lot of capital to fix up I want to be in the Midwest you know that now guy matches dad against what he has in his pocket listings and sees if any of that merchandise worked if he just say hey I want to buy a mobile home park that means nothing right or if you say I want to buy a mobile home park with good cash flow these nothing so they want to hear they what they want to hear actual stuff I mean it's so different than if they were like a match.com website I mean you can't just say I wanted days that could be I want a day then here here's all the material about me this is where I'm trying to find in the dating pool something like that that's all that's all they ask they just want the actual factual stuff yeah I think that's fair enough and every broke good broker should be asking that kind of information and to make sure that they don't waste your time as a buyer as well right Bell just off right into it the other works double leverage point the in terms of you know a lot of people looking to get into like mobile homes or any new asset class the number one thing that I hear time and time again people are worried about swimming too far outside their lane for what they know it made of money in the past and one of the one of the things that I hear time and time again that we talk about - sometimes I'm not sure if you would agree with this one we usually talk about you know find somebody that's done these deals before - that you can you know get a quasi mentorship with to share with you information and then - is to partner with other people but I've done deals so you can actually you know protect yourself by not having as much yield in the first deals that you would do but by putting up the capital it gets you involved in all the nuts and bolts of actually working with somebody hand in hand - to actually do one of the deals is that something that you would advocate as well well looking again the parties are you yeah one of the best can miss understandings on mobile home parks is it's really not that different than most all the other forms of real estate there's one one big problem though that throws off a lot of investors it causes more people to overpay than anything else there's a lot of people to not understand that mobile home parks have a separation between real property and personal property whereas all other forms of real estate it's all real property so for example if you have an apartment building and I rent the apartment for 900 a month at 900 a month is where you arrive your net income your cap trades and everything in a mobile home park if I've got a park on home and you pay me 900 months I have 3 and $1 a lot rent only 300 of the 900 is actually usable the rest of the money goes against what's called personal property which is not actually valued so that's what kills most people is that one single item so let me explain again how that works in for their death let's see have a 1970s mobile home in your mobile home park that's owned by the park and as a rental if you rent that 1970s home for 600 a month and the underlying lot rent in the park is 300 a month then you have 300 dollars of personal property income and you can't tap that so in other words what a lot of Mom's impossible do is they would convince you oh no that's 300 hours of income just like an apartment so let's put a 10 cap on that and let's say that that been value is that mobile home at 36,000 bucks but of course the mobile home is actually only worth $2,000 that's what kills more people than anything else is that when we buy the mobile home park we separate out personal property and real property and kimly only value of real property as the banks do we only buy based on real property we don't buy any personal property at all and it's a very foreign idea because we're the only form of real estate like that cuz we're effectively a parking lot so you can't value the value of the cars in the parking lot when parking flies sells their parking lot out at the airport they can't value the cars in the equation yeah cuz I know that's a sign right there like inventory right right right they're just personal property there's junk there's no words they're there there's something arrived on wheels it's titled as a vehicle to most states and and you cannot make that in you into real real estate it's not as personal property so the only real property in apartments a lot red sometimes you have apartment sometimes self storages sometimes single-family home that's all real property but the mobile homes themselves are never real property you know what you can make them real properties if you permanently fix them the lens or into the title and none in a mobile home park American history have ever done that so that the people coming into this they don't understand that super important item I'll get calls from people who I don't know find my number on the internet and call out because they're in all kinds trouble under Parkins always the same issue they they valued these old crap and up mobile homes on a cap rate is real property and they're strictly not real property and the number one killer is when they do seller financing which is very prevalent in the industry and then when the balloon comes out five or ten years later and they go to try and finance it and then the bank which is much more sophisticated says he okay well you know you know you can't use the mobile home income right and so that's that's probably the one item that kills people more than anything else because I have everything rolled into one huh so what would certain people in that circumstance you are trying to then like lever the the real estate itself and then do something different to be able to lever the the personal property or is it just a lot higher rates or would please well you do yeah you just need this don't you just don't they you just you just can't value the home income that word yet you take a piece of paper you put all the real property on the left-hand side of the column which is lot rent apartment self storage single-family and on the right hand side you have personal property which are mobile home was writing though or vending machine whatever we don't put any value on any money that's applied to the personal property whatsoever we only put money on the real property it's not our rule so there's a whole entire rule of lending that's what all the appraisers banks nobody nobody values the mobile homes is anything more than just personal property at the Blue Book value whatever that personal property is worth so 1980 to them before 25 grand you could you could get financing on it just not gonna get it financing it's like a piece of real estate you're gonna get like as like a car loan right when you get financing on a call right yeah exactly Craig see the problem probably with the mobile homes mobile mobile homes I know if you've been in one or not but mobile homes are you know very very delicately constructed I mean they're they're by HUD designed to be the least expensive form of housing so you know they don't they don't where well as red walls and everyone in the industries learned that over-the-air so basically all you try and do with a mobile home is sell it to get the lot rich a lot rate is actually a real property income and that's valuable but the home is worth anything and yet a mom mom's a possibly go to sell their parts they try and pretend the unknowing buyers at the homes are wildly valuable when in fact they're not as go if you put a lot of money towards the homes you're screwed yeah right well yeah you would be right cuz I know you're gonna be doubling up your value of whatever you think your loss are gonna be worth right or more correct yeah you're just gonna be looking at like wait so you're when you're looking at sign to buy something from a mom-and-pop then you're you're gonna be scrutinizing their piell's pretty closely to be able to see how they're differentiating out like what the lot rents are versus the the personal property rents but a lot of times they don't break those out for you right yeah we actually is a mobile home park business we have to rebuild from scratch all all piell's we don't even pay any regards the sellers piano the only thing that the sellers P&L is most banks are going to want to see the sellers P&L so you can't get away from it it's there but if you went by the sellers piano you would go broke every time because they they never have any of the right items in the budget or do they have the right amounts in any of the items so you have to start from scratch you call the water company in the power company the trash company you get three bids anything you can get from a third party you never trust mama Pop's numbers is a Frank is that the way that you guys break out those numbers and your checklist for that it's all those all things that you have it mobile home university comm to be able to say like yeah we do yeah yeah we have all the all the information on all the correct like all the correct line items and everything else okay very cool so so what is y'all's vision at with what you're doing with the mobile home I know that you you know there's no you don't have a need to be able to come on shows like this to get your name out obviously you have a really robust and you do this as part of your giving back but what's the what's the mission here is the mission here they're trying to take all the information that you guys have accumulated over the last twenty plus years and being able to distill it into a way that to get more people interested in that asset class that's been really good for you guys are you guys trying to get to yeah our main goal from the beginning was just to dispel all the myths and legends on the industry because we thought that if we educated people on the industry eventually it might become more of a mainstay industry so you know when we got an industry back in the nineties there was it was an absolute wasteland there was not a single book on the industry there was no conversation on the industry nobody cared about it at all and our thoughts have been that if we can over time educate people on the actual industry it would become more like apartments and so if it became more like apartments obviously we would benefit usually it would make cap rates go down and banks bank bank financing ever easier and people would like this better and residents will feel more capable living in them so it's basically just been trying to help reeducate America on the truth about mobile home parks more than anything else and so that's that's really been the goal and so every every time I talk about it hopefully in some way I convinced somebody to take a better look at it figure out what's going on and we've had some huge successes like we'd had a huge article in The New York Times back in 2014 they actually came and lived in one of our parks for a week at our invitation actually loved loved the mobile home park model wrote this giant glowing article in the industry but you know we tried to participate with Bloomberg Wall Street Journal National Geographic followed me for per day things like that we're just trying we're trying to bring out the truth about the industry very cool Franken and how how's that been you know going it sounds like there's more interest and that you've done a really good job at connecting the people that are you know the influencers you know like National Geographic and whatnot I'm sharing the info have you have you seen there be much of a change in the tide so to speak are you still waiting for that big move no we're nowhere near any change to the died you know the New York Times article is very nice that was the first positive article the industry had ever had but nevertheless didn't change anything no you still have you know every person who knows nothing we use a big article or not show on HBO was John Oliver where he trashed you know me in the mobile home park industry and everything it's you know the problem is that the stereotype has written so deep in American culture you know it's taking decades to build take decades done bill the only thing it's odd is that the media loved industry back in the 60s they had Elvis living in a mobile home park in two different movies Elvis himself lived in a mobile home park as a weekend getaway about 10 miles away from Graceland you had the I Love Lucy stars Lucy and Ricky living in a mobile home and in a feature-length movie called the log walk trailer so America loved mobile homes in the 50s 60s in fact the demographics of mobile home parks were higher in the 50s at single-stick old homes but sometime in the 70s people realized they could sell more tickets by portraying the industry is this crazy sexy violent thing and they just run rampant with it and it's just filtered into all forms of American culture and nobody puts the effort in ever and understand what's really going on that's what the New York Times article when when they approached this to an article in the industry it was done by the guy who was writing a book about payday lending he thought mobile home parks were the same thing as payday lending where it was all just nasty John Griffin off the poor and so we let him live in one of our parks and it totally changed his tune because he had in fact never actually been in a mobile home park he was from Manhattan lived in a co-op and so yeah it's good he's gonna take decades to undo all the damage the media has done at this point no we will know no delusions that the industry will be considered respectable or mainstream any time in the near future but maybe a little bit maybe a little bit more each day well it sounds really interesting I mean it sounds like something that I'd be interested in doing if I could find somebody that like would be experienced I haven't never bought into mobile home parks but from what you're describing it does definitely sounds like an ass like an opportunity that would typically like is there is there a good way to say like if I wanted to say a partner with somebody and put up like 50 or a hundred thousand into somebody else's deal to go with that that is that coordinated through something from mobile home universe to you something you guys do privately like what's the best way to do something like that well I mean there you know we do a thing through mhu and regular basis called the boot camp which is where we have a bunch of people some of park under some senators get together and we review the industry for three solid days and there's networking that you some people post you know networking requests on mhm you comms forum section so some people will post on the forum saying hey you know I'm looking for a partner things like that there's a lot of activity on that that's that's really about it when you you rarely meet anyone in your in your regular life who is involved in
he mobile home park industries there's so few people doing it right I mean we're nation of right 300 million people and there's only forty four thousand total parks and won't ever be any more parks because they stopped construction in the seventies so basically you know good talkie and right now there's you know basically four thousand people in the industry who are not moms and pops out of 300 million people so it's really really lowest shot like I've never run into anyone in my entire life ever at any school event social function or anything is ever under mobile home park so he kind of can't get any network getting going unless he goes the greater outlying community because there's just not enough people in it see you'd ever run in there and so you have after they meet you then you guys are doing like some collective meetups oh you guys doing them online are you doing them in person how does that typically work oh no all the best we do we do live I mean we yeah we've written books and things on the industry have a ton of information on mhu different different recordings and stuff but you know the one thing we found over the years of people liked is they like the the you know the normal normalcy and respectability of an actual face-to-face event so that's why we do those but there's all there's lots of information out there if you do if you know like don't like people or events and things there's all kinds of stuff on image you that you can go through that's it's completely free and it's just all there you can read or or listen to yeah I know I I mean personally my inclination is anytime I'm going into something new is that I gotta go meet the people face to face okay one I gotta study all the material and then the second is I got to go face-to-face and meet the people like we just we've been doing a lot of work with offshore asset protection trusts which I don't know if you if you're really experienced in those pieces but it's like how do you take assets have them structured and structures in a certain way that says like if you get into any serious major trouble like how to move those assets quickly offshore and offshore banks etc and in one of the key criteria had with that is that actually going down to st. Kitts Nevis to meet the Swiss bankers and meet all the people that actually and the attorneys and the people that run these offshore pieces because you can even see stuff online all day long right and you can read as much as you want to but when it gets down into the nitty-gritty of like who do you actually need to call like what is that actually what is that actual relationship look like I think is really powerful for people and I think in an Internet era it's a it's the best way I've ever found to be able to get the information to get up to the is online but to the before the pull a trigger just getting that that face-to-face to pick up the nuances have the relationship so you can make the phone calls that you need to when things pop up our our value you can't you just can't get those online I mean people have you know yeah yeah yeah so it's super cool is do you guys have your next event dates lined up yet or is there like a good place of people yeah or actually our next day to have our next event is it Pittsburgh Pennsylvania July 12 3 14 so July 12 through 14 and yeah we did we always do them as a three-day immersion weekend it's a Friday Saturday Sunday in Pittsburgh well we spend two days in the classroom and one day out of the field inside parks evaluating them oh very cool all right just threw that into the comments there to you for our Facebook live so we have that piece in there as well too you know I might be joining you guys here on here in July sounds like super but we'd love to have you but you'll find our class is always a very interesting collection of people we have about half the class already owned mobile home parks and they only go there to look for that you know one or two big ideas too prove their operations the other half are people looking by a mobile home park so actually you get a lot of information from the class because you you're you're sitting with people who already own parks so people learn in the class they learn networking outside of the class they learn at lunch and dinner all all the truth but how the industry works it's frickin great Frank thanks thanks for doing the great work you're doing on dispelling the myths and I know that that's like a juggernaut of an endeavor to try to do I'm trying to do the same thing in the asset protection as well as just generally in the legal space where you know so much of my industry is clouded with all kinds of assumptions and misinformation and all kinds of stuff to say yep I feel your pain brother on trying to fight the good fight of helping people with the info yeah well I appreciate that as I say we're more no one no one likes talking mobile home parks more than we do so a lot of it man but I do glad you let me on here yeah well I had a great conversation here today Frank I appreciate you taking the time to come on here I got we have everything up here on to the Royal legal solutions Facebook live page we'll be pushing this to our podcast as well too so we'll have everything here in the links for the mobile home university comm is a link that we have put on there that the next live event is going on July 12th to the 14th and Pennsylvania and for everybody to contact you through mobile home University comm is there a different way that you'd like people to contact you as well no that's that's that's what the best way is just if you just go on the it make you calm website you will you'll see it all there it's very easy to navigate and all of our contact information is right on there awesome man well I appreciate you Frank thanks brother I look car and hang out with you Ben Oh sounds great thanks for having me thanks man everybody
