Mississippi situation guide · Updated November 2026

Wholesaling Mobile Homes in Mississippi

Wholesaling mobile homes in Mississippi means contracting to buy a manufactured or mobile home, with or without its land, then assigning that deal to a buyer in or near Hattiesburg. The biggest question is whether you are buying real estate or personal property. Read our mobile home guide first.

Land or park lotTitle questionsStudent rental demand

Get the free starter kit Book a free call

Call/Text818-532-0481

Let’s find your starting point

Explore the mentorship.

Request a free fit call to discuss your goals and whether the program is right for you.

The short answer

Can you wholesale mobile homes in Hattiesburg, Mississippi?

Yes, in most cases, when you first confirm whether the home and land are sold together or the home sits alone. The answer changes the paperwork and may change which license rules apply, so ask a Mississippi attorney or the Real Estate Commission before you sign.

Two very different deals hide under the same name. In one, the home sits on land the seller owns, and the sale includes the dirt. In the other, the home sits on a rented lot in a park, and you would only be buying the home. The first looks like real estate. The second may be treated as personal property, depending on the title and how the home is attached.

That split matters because Mississippi’s broker license law covers real estate, including any interest or estate in land. Whether a given home counts as real estate is a fact question, so confirm it with a title company. Our mobile home park guide and license guide add context.

Mobile Homes in Mississippi at a glance

Land question	Is the home sold with land, or alone on a rented lot?
Title check	Confirm the title and any liens with a title company or the county
Broker definition	Miss. Code 73-35-3 covers interests in land for pay
Owner exemption	Miss. Code 73-35-5(7) for bona fide owners
Tenant rules	Residential Landlord and Tenant Act, ch. 89-8 (check current text)
Phone rules	Mississippi Telephone Solicitation Act, 77-3-701 et seq.

The opportunity

Why mobile homes work around Hattiesburg

Hattiesburg sits between Forrest and Lamar counties, with two universities and Camp Shelby close by, so rental demand is steady. Public estimates place the median home price in the high $200,000s, which pushes some buyers toward cheaper housing. Many older single-wides and double-wides in the county are owned by aging residents or heirs who do not want the upkeep. Others sit in small family-run parks. A buyer who can fix and rent a unit quickly may pay well, as long as the title and utilities are clean.

Lower entry price

Small deals suit new wholesalers. Learn the pricing with our repair cost guide.

Heirs who inherit

Family members often want out. See heirs’ property before you contract.

Landlord demand

Rental investors want cash flow. Run net operating income on each unit.

Get the free starter kit See the mentorship

Lead sources

Where to find mobile home leads near Hattiesburg

Small parks. Ask park owners which homes are vacant or behind on lot rent.
Roadside signs. A driving route through Lamar and Forrest county roads shows neglected homes.
Tax and ownership records. Use a records search to see whether home and land share an owner.
Classified ads. Owners posting cheap units online are often ready to talk.
Local handymen. Roofers and movers hear about homes that need to go.

Your exit

Who buys mobile homes in Hattiesburg

Small landlords buy most of these, along with investors who want to fix and resell. A few buyers want homes for moving to their own land, so ask about transport and setup costs. Our cash buyer guide explains how to build the list.

If the home sits on land, close through a title company and record the deed. If it sits on a rented lot, get the title paperwork and park approval in order. See our title company guide and tenant-occupied guide.

Book a free call

Step by step

How to start wholesaling mobile homes in Mississippi

Identify the type of deal. Home with land, or home alone? Write it at the top of your file.
Check the title. Confirm liens and ownership. Our title search guide helps.
Inspect carefully. Look for roof leaks, floor damage and failing skirting or tie-downs.
Price the deal. Use the MAO calculator and the ARV calculator.
Contract in writing. Disclose your right to assign, as in this guide.
Find the buyer. Share the deal only as your contract and the law allow.
Close and transfer. Complete the deed or title transfer and pay off any lienholder.

Your checklist for wholesaling Mobile Homes in Mississippi

Decide whether the sale includes land or only the home.
Pull a lien and title check before you sign.
Ask about lot rent owed if the home is in a park.
Verify utilities, tie-downs and skirting condition.
Ask an attorney how your deal type is classified.

A Mississippi example: a Lamar County single-wide with an acre

Seller asking price	$55,000
Estimated ARV (home + land)	$74,000
Estimated repairs	$9,000
Investor MAO (70%)	$42,800
Your contract price	$37,500
Assignment fee	$5,300

This worked example uses a three-bedroom single-wide on one acre in Lamar County, a short drive from Hattiesburg. The owner, an elderly widow, wanted to move closer to family and had listed at $55,000 without a single serious call.

The home needed a new roof section, flooring and a water heater, roughly $9,000. Comps for similar home-and-land sales came to about $74,000, so a 70 percent rule gave a rehab buyer a ceiling of $42,800.

You offered $37,500 with a 25-day close. A local landlord paid $42,800 through your assignment, you took $5,300, and the title company recorded a deed for the land and home together.

Mississippi rules to know

Mississippi rules for mobile home wholesalers

No Mississippi wholesaler-specific statute was found. The broker definition in Miss. Code 73-35-3 covers real estate, including any interest or estate in land, and 73-35-5(7) exempts bona fide owners. If the deal involves only a home on a rented lot, whether it is real estate at all can turn on the title, so get advice. A 2026 bill, HB 1682, would have added wholesaling to the broker definition but did not pass. See our legality guide.

If you take over a home with a tenant, the Residential Landlord and Tenant Act in Title 89, chapter 8, may set rules for notices and eviction, so check current text. If you reach owners by phone, the Mississippi Telephone Solicitation Act applies, as summarized in the Public Service Commission rules. Our contract for deed guide also helps if the owner wants to carry the loan.

Learn it with a mentor

Learn to sort mobile home deals

We help students decide which mobile home deals are worth chasing and which have title or lot problems that make them a pass.

See the course See the mentorship

FAQ

Mobile Homes in Mississippi: common questions

Is wholesaling mobile homes in Mississippi legal?

No wholesaler-specific statute was found. Broker-license rules can apply to real estate deals, and whether a home on a rented lot counts as real estate depends on its title and attachment. Check current text and ask a Mississippi attorney or the Real Estate Commission before you market any home.

Is a mobile home real estate or personal property?

It depends on how it is titled and attached, and whether the land is included. A home permanently affixed to land the seller owns is usually treated like real estate, while one on a rented lot may not be. A title company or attorney should confirm before you sign.

What if the mobile home sits in a park?

Ask the park owner about lot rent owed, park approval of the buyer and any rules on moving or selling the home. A buyer may need approval, and unpaid rent can become a problem. Get these answers in writing before you set a price.

Can I assign a contract on a mobile home?

Often yes if the contract allows it, but disclose your intent to the seller in writing. Mark whether the sale includes land. Because license rules and title treatment can vary, review the form with a Mississippi attorney before you use it on a live deal.

Do mobile homes qualify for typical bank financing?

Many do not, especially older homes or those on leased lots. Most buyers in this niche pay cash or use specialized loans. Ask your buyers about financing early, since a failed loan can cost you the deal and your time.