Treeside Capital Podcast

Miles Noland
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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.

  1. 3D AGO

    Mobile Home Parks & The Tax Alpha

    Mobile home parks aren't sexy. They are efficient. This podcast is for investors who care less about hype and more about after-tax returns, downside protection, and boring assets that quietly compound wealth. We break down how manufactured housing communities actually work—from operations and deal structure to depreciation, cost segregation, and why MHPs often punch far above their weight in tax efficiency compared to other real estate asset classes. You'll hear: How depreciation can offset a large portion of cash flow Why mobile home parks behave differently than apartments in tax treatment Real operator insights (what actually holds up under IRS scrutiny) Common myths LPs believe about "passive" real estate investing When depreciation helps—and when it doesn't No guru fluff. No mailbox-money nonsense. Just real conversations about risk, returns, and the quiet power of depreciation when paired with durable cash flow. If you're an investor who wants to understand why mobile home parks keep showing up in sophisticated portfolios—this show is for you. Visit treesidecapital.com to learn more.

    8 min

  2. FEB 9

    Smiling and Dialing - Guide to Creating Direct-To-Owner Deals

    Cold calling isn't dead — it's just misunderstood. Smiling & Dialing is a no-nonsense podcast about building real direct-to-owner deals the right way: with patience, consistency, education, and trust. This show is for operators and investors who understand that the best deals take time. We dive into: How to talk to property owners like humans — not leads Why direct-to-seller deals have longer deal cycles (and why that's a good thing) Following up without being annoying Educating sellers on options like seller financing, master leases, and creative structures The psychology of trust in off-market deals Pros and cons of direct-to-owner vs brokered deals Why better pricing usually comes to those willing to play the long game You'll hear real stories from the trenches — calls that went nowhere, deals that took months or years, and the quiet follow-ups that eventually turned into great pricing and flexible terms. No scripts designed to pressure sellers. No fake urgency. No overnight success stories. Just disciplined outreach, honest conversations, and a repeatable system for building deal flow — one call at a time. If you believe the best deals are built, not hunted… Welcome to Smiling & Dialing.

    9 min

  3. FEB 2

    Building a Linkedin Brand to Attract Investors and Deals

    Most people underestimate how powerful consistent online presence can be — especially when it's built on honesty, experience, and patience. Years ago, posting just one thoughtful LinkedIn post per week led to investor relationships, deal flow, partnerships, and opportunities I couldn't have predicted at the time. I stepped away from that habit — and now in 2026, I'm intentionally rebuilding it. This podcast is a mix of: Education from the trenches Promotion done the right way Open discussion about wins, losses, and lessons learned No gurus. No hacks. Just real conversations about building a brand online that creates opportunity over time.

    7 min

  4. JAN 27

    How to Spot Real Operators (and Avoid the Rest)

    In a crowded market, marketing skill often gets confused with operating skill. In this episode, we talk about how to identify real operators—the ones who've survived tough deals, missed projections, managed downturns, and still show up accountable to investors. Topics include: Social media signals that matter—and those that don't Underwriting assumptions that separate pros from amateurs Why "no deal" decisions say more than closed deals  How real operators talk about downside risk What to ask before investing—and what answers should worry you This is a candid conversation for investors who value capital preservation, and operators who believe credibility is built through consistency, not captions.

    10 min

  5. JAN 19

    The First 90 Days After Buying a Mobile Home Park

    What actually happens in the first 90 days after you take over a mobile home park—and what should happen if you want the property to stabilize and improve? In this episode, we break down the most critical actions new owners need to take immediately after closing: Fixing collections and establishing payment discipline Evaluating, replacing, or retraining the on-site manager Setting clear expectations and training tenants on new processe Sending the right notices—legally, clearly, and consistently Identifying quick operational efficiencies that protect cash flow This is a practical, no-fluff discussion based on real ownership experience—not theory. If you're buying, have recently closed, or are struggling with underperforming parks, this episode will give you a clear 90-day roadmap.

    8 min

  6. JAN 12

    Cooler Heads Prevail? Deal is Back from the Dead?

    Real estate deals rarely go exactly as planned—and this one was no exception. In this episode, we share a real-time update on a deal that was scheduled to close Monday, December 23, 2025, and how a last-minute issue with the county and our lender forced us to completely restructure the closing—without blowing up the deal. After the bank denied our original plan to execute the deed and handle legal corrections post-closing, we had to go back to a seller who was understandably frustrated by delays and ask for a short-term solution: 45 days of seller financing. The goal was simple—close before year-end so investors could capture depreciation, then clean up the legal description, record the deed properly, and refinance with the bank immediately after. We walk through: Why counties can derail otherwise solid deals How we approached a tired seller with transparency and respect The importance of third-party credibility (and why having the title officer explain the structure mattered) How staying calm and solutions-oriented keeps relationships intact when plans change Why relationships—not spreadsheets—often decide whether a deal survives This episode is a reminder that unexpected obstacles are part of the game. The investors who win long-term are the ones who stay composed, communicate clearly, and find win-win solutions when pressure is highest. If you're raising capital, working with banks, or navigating complex closings, this episode is for you. Visit treesidecapital.com for more details…

    8 min

  7. 2025-12-29

    The Wild West of Closing a Mobile Home Park Deal

    In this episode, Miles breaks down what it really takes to get a mobile home park to the finish line—especially when you're dealing with counties that make zero sense. From chasing down an executed deed before closing, to navigating courthouse chaos, to understanding the long list of people who get paid in every MHP transaction…this is the real, unfiltered look at how deals actually get done. After three years without a closing, Miles finally gets one across the line—and shares the lessons, bruises, and wins that came with it. Visit treesidecapital.com to learn more.

    9 min

  8. 2025-12-23

    How to Get Pocket Listings from Brokers — The Power of Showing Up

    In this episode of the Treeside Capital Podcast, we talk about one of the most underrated ways to get access to off-market mobile home park deals: building real, in-person relationships with brokers. Everyone says they want "pocket listings," but most never earn them. They hide behind emails and texts, waiting for opportunities to show up in their inbox. That's not how it works. Here's what happened: I stopped by a broker's office unannounced. We'd talked on the phone once or twice, but never met face-to-face. We ended up talking for twenty minutes — about deals, the market, and our track record as real operators. A few days later, he sent me a pocket listing — a 100-pad mobile home park in our target area that never hit the market. In this episode, we'll break down: How to get brokers to trust you with their best deals Why face-to-face interactions still matter in a digital world The difference between being seen as a tire-kicker vs. a closer How to follow up and stay top-of-mind without being annoying The psychology of broker relationships — and why effort compounds over time Sometimes, the best deals don't come from the MLS or an email blast — they come from getting in your car, shaking a hand, and showing that you're serious.

    11 min
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About

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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