High License Costs

[Tom Farris]

I'm like many here, just getting started, and doing as much homework as possible.

I live in Las Vegas, and Nevada has its own MH division. Any dealer has to be licensed through them, and additionally through the county (for unincorporated areas-most of greater LV) and the three local townships (City of LV, City of North LV, and Henderson) if you do any business there.

My problem is that (SAFE act aside) to be licensed, the state requires $2200, plus $50 for the education/exam costs, and $50 for the 'background check.' (I'm a cop and have been background-checked to death. No, no waivers)

The county and cities mentioned require about $200 each, and then there are the costs to incorporate or form an LLC. Add some inspection fees, permit costs, (permit required to remodel a mobile- $200) I figure the total just to get started in the traditional Lonnie deals will be upwards of $5000. Renewals are required every two years and run about half the initial cost, plus eight hours continuing education. So subtract $1300 or so annually just for compliance/license costs.

Nevada doesn't make any distinctions about the number of transactions to be considered a dealer, and their title transfer forms specifically require the dealer's license number. Additionally, any one who leases or rents a MH to someone else is legally considered a dealer.

Is Nevada just a bad state for Lonnie deals? There are so many parks and so many promising homes for sale, and I've only been looking for a week or so... If anyone is operating in NV, or can see a legal or permissible way to get started, I'm all ears. Thank You!