All Forum Posts by: Erica S.

Completely agree with Logan.  I use M2M on all of my leases for the mobile home parks. When they first move in, I give them two months and then it goes M2M.  Tenants seem to feel more comfortable if the initial period is two months and not one. 

The only issue I've ever had is when I refinance. Banks don't like leases that are M2M but it is easily explainable and the underwriters realize that the tenants are really long-term, staying for years, regardless of the M2M lease. 

M2M was the only tool for successful evictions during COVID.

I have a park right near the train tracks as well and a tenant just told me that she doesn’t want to leave since her baby boy loves the train so much. It’s actually an attraction for some. As for the other important factors, as fellow posters wrote - if numbers look good, demand is high and utilities are good, it’s a green light, as long as rest of DD checks out. Good luck!

I found Rentec Direct to be more affordable for smaller parks.  Tenants can pay online (via ACH is free but there is a fee if they use a Debit or CC) and they can see their rent account online. You can basically do it all online, including background checks, leases and end of year accounting.  

Despite all of that, most of my tenants pay with money order since they don't have bank accounts.  However, many of the residents check their account online via their phone, even if they don't pay that way.  The system can also send texts, reminders, emails, etc.  I've been using it for 1 1/2 years and I have been happy with it.  Good luck!