Treeside Capital Podcast

Miles Noland
  • 5.0 (4)
  • Management
  • Updated Semiweekly

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. 4d ago

    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.

  2. 4d ago

    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.

  3. Aug 10

    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.

  4. Jul 27

    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.

  5. Jul 22

    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.

  6. Jul 13

    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.

  7. Jul 8

    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.

  8. Jun 29

    The Allocation Game — How to Avoid Getting Wrecked on Taxes in a MHP or RV Park Deal

    You've negotiated the price. You've signed the PSA. You think the hard part is over — and that's exactly when the tax bomb goes off. In this episode, Miles breaks down one of the most overlooked and highest-stakes conversations in any mobile home park or RV park acquisition: the purchase price allocation. Whether you're the buyer building a depreciation strategy or the seller trying to protect what you've earned, how that purchase price gets carved up between land, infrastructure, personal property, and goodwill will determine what you actually net — and what you owe the IRS. Miles walks through the core asset categories in a MHP or RV park deal — land (non-depreciable), site improvements, personal property (15-year, 5-year), and the rarely-discussed §1250 recapture trap — and explains why buyers and sellers almost always want the numbers allocated in opposite directions. You'll learn why a seller who casually agrees to the buyer's allocation schedule on page 14 of a PSA can quietly hand away tens of thousands of dollars in ordinary income treatment, and how a buyer who doesn't fight for the right allocation leaves real depreciation on the table for years. This episode also makes the case for having both a qualified CPA and a real estate attorney review your PSA before you sign — not after. Miles shares what he's seen go sideways when those two professionals aren't in the room early, and why the PSA language on allocation isn't just boilerplate — it's a negotiating lever with real money attached to every line. You'll walk away knowing: What gets allocated where — and why it matters for depreciation and recapture Why buyers want more in personal property and improvements, not land Why sellers want less in personal property to avoid ordinary income on recapture The §1245 vs §1250 distinction and how it affects both sides of the table How to use a cost segregation study to support your allocation position What to look for in PSA allocation language — and what to push back on Why your CPA and attorney need to see the PSA before the ink dries Whether you're three deals in or just starting to look at your first park, this is the episode that could save you — or cost you — six figures at the closing table. Visit treesidecapital.com to learn more.

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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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