Mobile home park investments with current cash flow, forced appreciation, and capital protection.
Quarterly distributions paid before any GP compensation
Share in profits after preferred return and capital return
Exit via refinance or sale when market timing is optimal
What you get: Quarterly cash flow once stabilized, your capital returned first at exit, plus participation in value we create through:
Borderless does not publicly solicit investments. All opportunities are available to qualified investors and private money partners.
50+
Deals Underwritten Per Week
3–5
Target Acquisitions / Year
12-Point
Underwriting Framework
4 Days
Average Offer Turnaround
Not the sexiest asset class. That's exactly the point.
Zoning laws have effectively frozen the supply of MHPs since the 1990s. Every park that gets redeveloped is gone forever. Limited supply + growing demand = pricing power.
We own the land. Residents own their homes and pay us a lot rent. No turnover costs, no appliance repairs, no drywall patches. Just land rent — the highest-margin model in real estate.
When the economy contracts, demand for affordable housing goes up. MHPs outperformed every other RE asset class during 2008 and 2020. People always need somewhere to live.
70% of MHPs are still owned by individual operators. Many are aging out, undercharging rent, and deferring maintenance. That's not a problem — it's the entire opportunity.
We say no to 95% of deals. Here's why the remaining 5% are worth your attention.
Every acquisition is priced below what it would cost to build from scratch. That's your built-in margin of safety before we improve a single thing.
We don't speculate on appreciation. Every deal must cash flow immediately at purchase. Upside comes from operations — rent normalization, occupancy fill, and utility billback.
Our 12-point system evaluates every deal through demographic analysis, rent comps, infrastructure assessment, and market dynamics — in days, not months. No gut feelings. Just data.
We don't over-leverage to juice IRR numbers on a slide deck. Moderate debt, strong debt service coverage, and reserves that actually mean something.
We find off-market and undervalued parks through broker relationships, direct outreach, and our proprietary deal flow network.
12-point analysis: income verification, expense audit, rent comps, infrastructure review, demographic trends, market dynamics, zoning, and exit modeling.
We negotiate seller financing, creative structures, and terms that protect downside. Typical LOI within 4 days of full review.
Normalize rents to market. Fill vacant lots. Implement utility billback. Fix deferred maintenance. Hold for the long term while cash flow compounds.
Transparent deal structures with aligned incentives. We invest our own capital alongside yours in every opportunity.
Passive investors seeking steady cash flow and long-term appreciation
Borderless team handling all acquisition and operations
Same deal terms, same timeline, same upside potential
We have qualified deals under contract and are accepting investor commitments for our next acquisition.
Ready to review detailed investment materials?
Schedule Investor CallAll financial projections and property details available during call
We're selective about the partners we work with, just as we're selective about the deals we pursue. Let's have a conversation about whether this investment approach aligns with your goals.
Schedule an Investor Call15-30 minute call to discuss current opportunities and answer your questions
This website and its content are for informational purposes only and do not constitute an offer to sell or a solicitation of an offer to buy any securities. Borderless does not publicly solicit investments. All investment opportunities are available to qualified investors and will be presented only through confidential private placement memoranda in accordance with applicable securities laws. Past performance is not indicative of future results. All investments involve risk, including the potential loss of principal invested.