Treeside Capital Podcast

Hosted by Miles Noland

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Episodes

148

Latest episode

Aug 2026

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About the show

Treeside Capital invests in RV and mobile home parks across the Midwest and Southeast. We share real stories of buying, improving, and operating parks — from financing and management to investor strategy — helping you learn how to build lasting wealth through outdoor hospitality and affordable housing. At Treeside Capital, we buy, improve, and operate RV and mobile home parks across the Midwest and Southeast. Our mission is to create clean, affordable, and community-focused places for people to live and travel. Each episode explores the business behind outdoor hospitality and affordable housing — from deal structure and financing to operations, management, and investor strategy. Whether you're an investor, park owner, or just curious about the industry, Treeside Capital pulls back the curtain on how to find value, solve problems, and build long-term wealth in the RV and mobile-home park space.

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60 recent

September 7, 2026Episode 1753 min

Work Smarter, Not Harder: AI Tools for Mobile Home Park Investors

Most mobile home park operators are still doing everything by hand — chasing rent, digging through file folders, retyping the same follow-up emails, and manually stitching together underwriting spreadsheets. In this episode, we break down exactly how AI tools can take that grind off your plate so you can focus on sourcing and closing more deals. We cover: Getting started — what AI actually is in practical terms, the few tools worth learning first, and how to avoid wasting time on shiny-object software Rent collection & tenant communication — using AI to draft reminders, flag late payments, and personalize tenant outreach at scale Document & data organization — turning scattered PDFs, leases, and title docs into a searchable, structured system instead of a digital junk drawer Email & CRM follow-up — streamlining inbox management, auto-drafting responses, and keeping seller/broker follow-up from falling through the cracks List building & outreach — using AI to research owners, build skip-traced lists, and personalize cold outreach at volume Rent Manager integration — connecting AI workflows to your property management software for maintenance requests, work orders, and tenant tickets Vendor & contractor coordination — automating scheduling, quote requests, and follow-up with third-party contractors Deal flow organization — building a simple AI-assisted pipeline to track LOIs, offers, and deals in progress without losing anything Underwriting & due diligence — speeding up rent comps, expense analysis, and red-flag detection during DD without cutting corners Whether you're running one park or a growing portfolio, this episode gives you a practical, no-fluff roadmap for putting AI to work in your business — starting this week. Visit treesidecapital.com for more details.

August 31, 2026Episode 1747 min

Doors, Dials, and Letters: The Follow-Up System Behind Off-Market Deals

Most mobile home park deals aren't won at the offer — they're won in the eighteen months before it. The owners with the best parks aren't listed, aren't in a hurry, and aren't going to sell to a stranger who called once and quoted a cap rate. They sell to the person who kept showing up. In this episode, Miles breaks down the follow-up system behind Treeside Capital's off-market pipeline: how to build a multi-channel touch cadence that stays warm without becoming a nuisance, why a hand-delivered one-pager beats ten emails, and how to recognize the life events — health, taxes, a spouse's opinion, a kid who doesn't want the business — that turn a "not interested" into a closing table. What we cover: Why "no" almost always means "not yet," and how to tell the difference Building a touch cadence across visits, calls, texts, and mailed letters — what each channel is actually good for The in-person visit: what to bring, what to ask, and what never to bring up on the first walk Handwritten letters and one-pagers that get kept instead of thrown away Tracking a long-game pipeline so nobody falls through the cracks Reading the seller's real timeline — tax year-end, succession, spouse buy-in, deferred maintenance fatigue Staying top of mind so you're the first call when the trigger event hits Visit treesidecapital.com to learn more.

August 24, 2026Episode 17310 min

Evaluating Hidden Risks in Mobile Home Park Acquisitions

Not all mobile home parks are created equal—and the ones that look good on paper can hide expensive surprises in the field. In this episode, we break down the critical infrastructure and operational risks that can make or break a deal: aging utility systems and their upgrade costs, tenant payment patterns and their impact on cash flow, road and site conditions that determine ongoing maintenance, water and sewer line vulnerabilities, financing structures that tie your hands, storm and weather exposure, and tree-related liabilities that catch owners off guard. Whether you're evaluating your first park or scaling your portfolio, this episode walks you through the right questions to ask, the red flags to spot, and how to build risk assessment into your underwriting process. Learn how to spot problems before they become emergencies and structure your acquisition strategy around the realities of park operations. In this episode: Why utilities can quietly drain profitability Tenant collections patterns and what they reveal Infrastructure assessment: roads, water, and sewer systems Hidden exposure: trees, weather, and natural disaster risk How financing choices amplify or mitigate other risks If you're serious about building a sustainable MHP business, you can't afford to miss this. Visit treesidecapital.com to learn more.

August 17, 2026Episode 1728 min

The Deal-Finding Paradox: Why Capital is Abundant but Opportunities Are Scarce in Mobile Home Parks

The mobile home park investment space is at an inflection point. Operators have never had more capital ready to deploy—yet never has it been harder to actually find a deal worth underwriting. In this episode, we break down the current state of the MHP market: why deal flow has dried up, how sophisticated operators are underwriting for projections rather than relying on trailing performance, and whether the remaining opportunities are worth your time and capital. Most deals in the market today are turnarounds or small plays—not the stabilized, cash-flowing properties operators traditionally chased. But here's the counterintuitive truth: money is still being made. The difference is discipline. Operators who win aren't looking backward at a park's 12-month history; they're modeling forward 24-36 months and betting on execution. We explore the real bottleneck in MHP investing: deal sourcing. Capital, underwriting skills, and operational expertise are table stakes now. Finding the deal itself? That's the moat. If you're an operator with dry powder, or an aspiring investor wondering if MHP still makes sense in 2026, this episode cuts through the noise and gives you the playbook. Visit treesidecapital.com for more information.

August 17, 2026Episode 1728 min

The Deal-Finding Paradox: Why Capital is Abundant but Opportunities Are Scarce in Mobile Home Parks

August 10, 2026Episode 1717 min

Navigating Real Estate Taxes: Maximizing Returns After the Sale

Selling a property is a milestone—but the tax implications can make or break your return on investment. In this episode, we dive deep into the tax strategies every serious real estate investor needs to understand. Whether you're closing a deal today or planning for one years down the road, this conversation covers the critical tax topics that separate savvy investors from those leaving money on the table: What You'll Learn: Immediate Tax Exposure – Understanding capital gains, depreciation recapture, and what you actually owe after a sale closes Write-Off Optimization – The deductions most investors miss and how to structure your business to capture them Strategic Planning with Your CPA – Why the relationship with your tax professional needs to happen before the deal, not after 1031 Exchange Mastery – How to defer taxes by reinvesting proceeds, timing strategies, and common pitfalls that disqualify exchanges Cost Segregation & Recapture – Accelerating depreciation deductions and understanding the tax bill when you sell Long-Term Wealth Building – Using tax planning to keep more of what you earn and compound into your next acquisition This episode pulls back the curtain on tax planning strategies that can add hundreds of thousands of dollars back into your pocket—and keeps you audit-proof. Perfect for: Active real estate investors and operators Multi-property owners scaling their portfolios Anyone preparing for a disposition or 1031 exchange Investors who want to work smarter, not just harder Don't let tax inefficiency cost you. Tune in to learn how to maximize every dollar. Visit treesidecapital.com to learn more.

July 27, 2026Episode 17011 min

The Real Numbers Behind Closing: Contracts, Attorneys, 1031s & Title Timing

Closing a property deal is where dreams meet logistics—and where inexperience gets expensive fast. In this episode, we break down everything that happens between signing a contract and getting the keys. Learn what actually goes into a purchase agreement and why the details matter more than you think. Find out how a good real estate attorney saves you money (even though they cost money), and exactly what charges show up on your closing statement that you didn't expect. We'll decode the HUD-1 settlement statement line-by-line so you know what you're paying for. Walk through the title company's role and how to navigate their timeline so closing delays don't kill your deal. And we cover the timing reality nobody tells you about: the T+45 deadline and why it changes everything when you're planning a 1031 exchange. Then we dive deep into 1031 exchanges—what they are, how to actually use them to build wealth without getting hammered by capital gains, and the real-world challenges that trip up investors. Reinvest proceeds, defer taxes, and compound your portfolio—but only if you do it right. Whether you're closing your first deal or your tenth, this episode pulls back the curtain on the closing room and the 1031 mechanics that can make or break your long-term strategy. What You'll Learn The Purchase Contract Blueprint: What's negotiable, what's standard, and what protections you actually need Why You Need an Attorney (Even If You Don't Think You Do): The true cost of DIY closings vs. having legal backup Closing Costs Decoded: Where your money goes, what you can shop for, and what's set in stone Reading the HUD Settlement Statement: Line-by-line walkthrough so you never get surprised at closing Title Company Dynamics: How they work, their timeline, and how to keep closing on schedule 1031 Exchange Fundamentals: The mechanism, the tax advantage, and why timing is everything How to Execute a 1031: Step-by-step process from closing to reinvestment deadline Real 1031 Challenges: Like-kind replacement rules, market timing, reinvestment timing, and costly mistakes T+45 Reality: What happens when you close but don't identify properties in time Key Takeaways Contracts are templates until you negotiate them—know what levers you have A good attorney costs 0.5–1% of deal value and prevents 10x losses Closing costs typically run 2–5% on the buyer side; know what's negotiable The HUD statement arrives 3 days before closing, and most people skip reading it The title company controls the timeline—get on their radar early 1031 exchanges defer 100% of federal capital gains if executed correctly The 45-day identification window and 180-day completion deadline are absolute You can't just swap properties 1:1; replacement property must be equal or greater in value Most 1031 mistakes happen because investors underestimate the reinvestment timeline A failed 1031 means full tax liability retroactively—this is not forgiving Visit treesidecapital.com to learn more.

July 22, 2026Episode 1699 min

The MHP Closing Gauntlet: Navigating the Final Stretch

Closing an MHP deal looks simple on paper—sign, transfer, collect keys. In reality, it's a high-stakes coordination challenge where dozens of moving parts, competing interests, and unexpected obstacles can derail weeks or months of work. In this episode, we break down the entire closing process from the buyer's and seller's perspectives: who all the key players are (title companies, lenders, attorneys, management companies, resident associations), what each party wants, and where friction points inevitably emerge. We'll cover the communication dynamics that make or break deals—when to push hard, when to give ground, and how to manage expectations across a fragmented stakeholder ecosystem. We'll also dig into the real delays: appraisals falling short, title issues surfacing at the 11th hour, lender requirements shifting mid-process, seller financing contingencies, due diligence hiccups, and personal drama between principals. What starts as a "45-day close" often stretches to 60 or 75 days. Why? And how do experienced investors build in buffers without killing deal momentum? You'll hear real examples of closings that ran smooth and ones that nearly blew up—and the communication and negotiation moves that saved them. Perfect for deal partners, acquisition teams, and anyone who's felt the panic of a closing timeline starting to slip. What you'll learn: The complete chain of parties and their incentives Common closing delays and how to prevent them Communication strategies that keep deals on track Red flags to catch early How seller financing changes the closing playbook The difference between investor-friendly and problematic title companies and attorneys Visit treesidecapital.com to learn more.

July 13, 2026Episode 1689 min

Seller Financing in MHP Acquisitions

Seller financing is the edge that separates one-deal investors from portfolio builders—but most get rejected before they even ask because they don't know the structure, the timing, or what to say. In this episode, we break down how to position seller financing as a better outcome for the seller than a lump-sum sale, when in the deal timeline to introduce it, and the exact language that moves sellers from "no way" to "let's look at the numbers." Whether you're facing a low appraisal or sitting on capital waiting for the right deal, seller financing is your competitive advantage. Visit treesidecapital.com to learn more.

July 8, 2026Episode 16714 min