Mobile Home Park Guy Profile picture
Jun 23 8 tweets 3 min read Twitter logo Read on Twitter
You've heard of Buc-ee's, yes? The Texas-sized 120 pump gas station with a cult following?

In 2020 I walked into Buc-ee's, spent $3,000, and walked out with an unofficial partnership to sell all of their products online.

Time for a story:
Buc-ee's is a phonenomon.

Pristine bathrooms
Costco-sized
8 figure/year stores
Cult, loyal following (think Disney)
Iconic beaver mascot apparel
No online sales

Wait, what?

Yep, I was shocked too. Their site gets millions of hits & you can't buy anything!
I set out to change this in 2020.

I own a 3PL. We ship stuff for eCom stores. So I reached out to Buc-ee's with a pitch:

"Let us open your store and ship your stuff."

Crickets.

So I did it myself.

I took my whole family to Buc-ee's and bought 1 of everything for ~$3k
The cashiers were shocked. It took hours, but it was worth it.

I brought everything to our warehouse and hired someone to take nice pics.

We put it up on a Shopify site and called it Beaver Snax.

My launch strategy? Tell all the reporters.

It worked!

The Buc-ee's lawyer called me immediately.

"We actually love what you're doing. We don't want to touch eCom, but go for it. But change the name. No beavers."

No sweat! I said. We hadn't even launched yet.

was born.TexasSnacks.com
The "snacks" domain wasn't open at first, so it started as Texas Snax. But later we bought the domain from a private seller.

Everyone wrote about us:

Southern Living
Eater
Texas Monthly
Etc

We did 6 figures our first month with no adspend, and we haven't stopped growing since
I can't take credit for running it so masterfully, my biz partner @KirkSalisbury does that. I'm 0-1.

2.5 years later and it's an amazing business. We ship shirts and snacks to thousands of people across the world, and Buc-ee's is an amazing partner.

We're just getting started!
Find me at .

I love growth-hacking startups and also mobile home parks (who would've guessed?).

Thanks for reading.MHPguy.com

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More from @mhp_guy

May 10
457 days ago, 7 year old Sam tragically died from a seizure.

His parents donated his lungs to my 9 year old daughter, and it saved her life.

Tomorrow Sam would have turned 9, so I’m donating my kidney to a stranger to honor his memory on his birthday.

——

The call from the… twitter.com/i/web/status/1… ImageImage
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Almost 50% of every human that ever lived took the same percentage risk to bring life into the world. Why can’t I take that same risk to help save someone already alive?

Then I learned about the kidney voucher program.

There’s a nonprofit called the National Kidney Registry… twitter.com/i/web/status/1…
Read 4 tweets
Apr 18
Real estate agents are walking dead!

Within 2 years AutoGPT will put most of them out of a job. Period.

As much as I LOVE paying $25k to someone with a $500 certification to unlock 7 doors for me, it's high time this industry was disrupted.

Here's exactly how it'll happen: Image
ChatGPT = Your nerdy HS friend with no social skills but ended up a millionaire because he had an encyclopedic knowledge.

AutoGPT = A whole functioning team of that guy above, except:

- Always internet-connected
- Perfect memory
- Integrates with EVERYTHING

Here’s a scenario:
It’s 2025 & Molly is moving from Dallas to Denver.

She knows she wants great schools, low traffic & an open floorplan.

She tells AutoGPT this, so here’s what it does:

Scans Zillow to find available inventory + likely upcoming inventory as well
Read 19 tweets
Apr 6
Not trying to be "that guy" but ChatGPT has really been transformative for our real estate and cold outreach biz.

I can't keep this info to myself!

Here's a few ways we've been using it to save about 8 hours/week:
We'll never write another rental listing description again. And hey, we're kinda funny now.

Side note, of all things, GPT-4 sucks at word count.

"Clever and snarky" seems to be the winning prompt to standing out in your writing: Image
Then we'll take that description and make 4-5 additional shorter variations so we can A/B test responsiveness.

5 listings with 5 descriptions and track all responses in a google sheet. be sure to keep other variables the same.

this alone took an hour before! Image
Read 15 tweets
Mar 20
Turning trailer parks to treasure.

The true tale of two trailer park titan commercial real estate gurus you've never heard of:
Frank Rolfe & Dave Reynolds are the Buffett & Munger of the mobile home park industry.

Frank got his start selling billboards.

Feeling burnt out in his mid 30s, he bought a trashed out 83 lot MHP in Dallas.

He paid $10k down & seller financed $390k. It was losing $2k/month
In month 1 he cancelled the $2k/month cable bill that the park was paying for all tenants & hit break even

That gave him his first taste of turning around parks while pissing off tenants. He was hooked!

He loved the scarcity that MHP zoning provided. He abandoned billboards
Read 12 tweets
Mar 14
18 ways you can add value to an underperforming mobile home or RV park:
1. Signage. Many parks have either no or too small signage. We'll have a massive sign prepped by closing so we can install on day 1. Many of these parks are on roads that get 10-30k cars/day driving by.

2. Local paper. Yes, newspaper ads for vacancies work great in rural towns!
3. Landscaping. $10k-$20k in landscaping can justify a small rent bump. A $50 bump across 50 pads = $450k in added value at a 7.5% cap.

4. Roads. Similar to the above, we go in and fix the roads. There's almost always something to fix, especially if gravel...
Read 14 tweets
Mar 9
Are you the guy that can't visit a small biz without wondering how much money they make?

Well I spent an hour indoor sledding in the smokies yesterday & learned all about this wild new cash cow biz model: Image
Most don't realize that the Great Smoky Mountains is the most visited of all national parks, and it's not even close.

14.1m people visit per year, more than twice the Grand Canyon.

Why?

Because the East Coast has a ton of people and it's an easy drive. Also, it's beautiful!
Over $2B/year is spent in Pigeon Forge & Gatlinburg on tourism alone. Millions of Americans go & visit Dollywood, go hiking and indoor sledding, apparently!

After visiting, I asked the owner of Pigeon Forge Snow how much his biz makes & this is what I learned:
Read 8 tweets

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