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

    Stop Underwriting Fantasy Deals

    Expecting 20% COC? Assuming your expenses will look like yours, not theirs? You're setting yourself up to fail. Miles breaks down the most common underwriting pitfalls — from modeling your operation over the seller's reality to ignoring vacancy, cap-ex, and management costs. Learn how to read a deal for what it actually is, not what you want it to be. Visit treesidecapital.com for more info.

    9 min

  2. 3D AGO

    Stop Underwriting Fantasy Deals

    Expecting 20% COC? Assuming your expenses will look like yours, not theirs? You're setting yourself up to fail. Miles breaks down the most common underwriting pitfalls — from modeling your operation over the seller's reality to ignoring vacancy, cap-ex, and management costs. Learn how to read a deal for what it actually is, not what you want it to be. Visit treesidecapital.com for more info.

    9 min

  3. 5D AGO

    Finding Opportunities Out of Thin Air?

    The best deal you find might not come from the deal you're working — it might come from the conversation around it. In this episode, Miles breaks down a real example: while trying to sell an RV park, he discovered that his buyer was looking to sell a property of their own. One conversation. Two opportunities. It's a simple principle that changes everything about how you show up in this business — talk to everyone. Buyers, sellers, brokers, operators, the guy at the chamber of commerce breakfast. You don't know what they're sitting on, who they're connected to, or what they're trying to move. Most people are transactional. The ones who win long-term treat every relationship like a two-way door. Miles talks through how staying curious and generous in conversations — even ones that don't seem relevant on the surface — has led to some of the best opportunities in his portfolio. The pipeline isn't just built on deals. It's built on conversations. Visit treesidecapital.com for more details

    7 min

  4. MAY 13

    The Art of the Hard Conversation: Bridging the Gap Between Reality and Vision

    Every acquisition, every turnaround, every meaningful business relationship eventually arrives at a moment that tests your ability to say something uncomfortable — and say it in a way that keeps the deal, the relationship, and the trust intact. In this episode, we go deep on the art of the difficult conversation. Whether you're sitting across from a seller who's emotionally tied to a number that no longer makes sense, a lender who needs to understand why the proforma changed, or a team of employees who can feel the tension of a transition — the skill is the same. It starts with intellectual honesty about what's broken, grounds itself in the why behind what needs to change, and ends with a clear-eyed picture of where you're going together. We break down how to frame hard truths without blowing up the table, how to lead with the vision while still honoring the reality, and how the best operators earn trust not by avoiding conflict — but by navigating it with clarity and intention. If you've ever walked into a room knowing you had to say something no one wanted to hear, this one's for you. Visit treesidecapital.com for more information.

    12 min

  5. MAY 13

    The Art of the Hard Conversation: Bridging the Gap Between Reality and Vision

    Every acquisition, every turnaround, every meaningful business relationship eventually arrives at a moment that tests your ability to say something uncomfortable — and say it in a way that keeps the deal, the relationship, and the trust intact. In this episode, we go deep on the art of the difficult conversation. Whether you're sitting across from a seller who's emotionally tied to a number that no longer makes sense, a lender who needs to understand why the proforma changed, or a team of employees who can feel the tension of a transition — the skill is the same. It starts with intellectual honesty about what's broken, grounds itself in the why behind what needs to change, and ends with a clear-eyed picture of where you're going together. We break down how to frame hard truths without blowing up the table, how to lead with the vision while still honoring the reality, and how the best operators earn trust not by avoiding conflict — but by navigating it with clarity and intention. If you've ever walked into a room knowing you had to say something no one wanted to hear, this one's for you. Visit treesidecapital.com for more information.

    12 min

  6. MAY 11

    Your First Park: The Real Path from Education to Execution

    Podcasts, books, webinars, Twitter threads… it's easy to get stuck in "education mode" in mobile home park investing. But the real question is: How do you actually go from learning… to owning your first park? In this episode, we break down the real-world progression from beginner to owner—and why networking and relationships are often the missing link. We cover: The different levels of learning in MHP investing: Education (podcasts, courses, underwriting deals) Application (calling brokers, underwriting live deals, visiting parks) Execution (making offers, raising capital, closing deals) Why who you know matters more than what you know How to build meaningful relationships with: Owners Brokers Capital partners Operators Practical steps to move from passive learning to active deal flow Common pitfalls that keep people stuck: Analysis paralysis Fear of making offers Waiting for the "perfect" deal Not adding value to others Real examples of how partnerships and connections lead to: Off-market deals JV opportunities Wholesale fees Equity stakes This episode is especially valuable if you're: Still in learning mode and unsure what to do next Trying to land your first deal or first equity position Looking to define your niche (capital raiser, deal finder, operator, etc.)   Key Takeaway You don't need to know everything to get started. But you do need to: Take action before you feel ready Get in the room with the right people Provide value early Because in this business, your network becomes your net worth—and your pathway to your first deal. Visit treesidecapital.com to learn more.

    6 min

  7. MAY 6

    Positioning and Finding Your Niche in MHP

    In today's mobile home park investing landscape, trying to do everything is one of the fastest ways to burn out—or go broke. The game has changed. Higher interest rates, tighter lending, and operational complexity have created a clear divide: the investors who win are the ones who know their lane and dominate it. In this episode, we break down how to find your niche in the MHP space based on your strengths, experience, and current season of life. We cover: The 4 key roles in today's MHP ecosystem: Deal Finder, Capital Raiser, Operator, and Finance Structurer What type of deals work best for each role (and which to avoid) How beginners can get in the game without signing on debt or raising millions Why experienced operators are more valuable than ever—and how to partner with them Creative structures (JVs, MLOs, consulting, equity splits) that allow you to play without doing everything How to stack skills over time to increase your equity and income Whether you're: A high-income professional looking to place capital A hustler sourcing off-market deals An operator who thrives in the weeds Or someone trying to break into mobile home parks This episode will help you identify where you fit—and how to turn that into real income and equity. 👉 The biggest mistake we see? Trying to copy someone else's model instead of building one around your strengths. Visit treesidecapital.com to learn more.

    6 min

  8. MAY 4

    Sewer Lines, Septics & Surprises: When and How to Retrade a Mobile Home Park Deal

    One of the most uncomfortable moments in real estate investing is discovering a major issue during due diligence — a failing septic system, aging water lines, electrical problems, or infrastructure that's far worse than the seller represented. Now the real question becomes: Do you walk away… or retrade the deal? In this episode, Miles breaks down how experienced investors approach retrading when significant issues show up during due diligence. Using real-world examples from mobile home park acquisitions, he explains how infrastructure discoveries can dramatically change the economics of a deal — and how to renegotiate the purchase price professionally without destroying the relationship with the seller. We cover: Common infrastructure surprises found during MHP due diligence When a retrade is justified vs. when it damages credibility How to quantify repair costs and present them to the seller Strategies for renegotiating price, terms, or seller financing When walking away is the smartest decision How to retrade without burning bridges with brokers and sellers Due diligence is where deals are won or lost — and knowing how to handle the difficult conversations that follow can separate experienced operators from inexperienced buyers. If you're buying mobile home parks or other value-add real estate, this episode will help you navigate one of the most important skills in acquisitions: the professional retrade.

    8 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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