Long Term Owners of Manufactured Housing Communities
Eleven 13 Partners buys and operates manufactured housing communities, working directly with owners who care about who takes care of their community next. We're local, we're hands on, and we plan to own for the long haul.
Manufactured housing communities in Kentucky and Tennessee, usually found through direct conversations with owners.
Why It Matters
Manufactured housing is one of the most important sources of attainable housing in the country. We take that seriously.
How We Work
Careful diligence. Straightforward communication. Long term thinking.
Why We Do This
A Business Built Around the Life We Want to Live
We started Eleven 13 Partners because we believe building a business and being present for the people you love shouldn't be competing goals. That belief shapes what we buy, how we operate, and who we work with.
Manufactured housing fits that. The need for attainable housing is real, and a well run community serves the people who live there. We look for communities we can take care of well and keep for a long time.
For owners, that means a buyer who plans to stay. For residents, it means steady, local ownership.
Manufactured Housing Communities
Our Focus
Why Manufactured Housing
We believe manufactured housing communities meet a lasting need, and that good ownership makes a real difference to the people who live in them.
Few New Communities
Very few new communities get built, so existing ones matter. We want to keep them well run and in good repair.
A Real Need
Millions of Americans live in manufactured homes. Attainable housing is something communities across the country need.
Room for Better Care
Many communities can be improved with attentive management, infrastructure upkeep, and clear communication with residents.
How We Find Communities
We Talk to Owners Directly
Instead of waiting for listings, we reach out to community owners ourselves. Our conversations are personal, relationship based, and patient. Many start months or years before an owner decides to sell.
We know many owners have spent decades building their communities. We want to understand what matters to them and find terms that work for everyone.
Direct Owner Conversations
Personal, respectful outreach to owners in the markets we focus on.
Relationship Based
Trust first conversations that lead to smoother transitions.
Patient Follow Up
No pressure. When the timing is right for the owner, we're here.
"The goal isn't just to build a business. It's to build the kind of life where you're free to show up for your family and the things that actually matter."
How We Work
From First Call to Long Term Ownership
01
Direct Conversations
We get to know owners and their communities before talking about terms.
02
Careful Underwriting
We review expenses, infrastructure, and capital needs with conservative assumptions.
03
Thorough Due Diligence
Lot by lot review, title and zoning, leases, and records.
04
Hands On Operations
Organized systems, clear records, and direct communication with residents.
05
Steady Improvement
Infrastructure upkeep and better day to day management, one step at a time.
06
Long Term Ownership
We buy communities we plan to keep and take care of for years.
Community Owners
Thinking About What's Next for Your Community?
Whether you're ready now or just starting to think about it, we'd like to hear your story. A conversation with us is simple and low pressure.
We focus on owner-run manufactured housing communities in Kentucky and Tennessee. If yours fits, or comes close, we'd like to talk.
Our Criteria
What We Look For
These are guidelines, not hard rules. Every community is different, so if yours doesn't check every box, reach out anyway.
Size
30+ Lots
Smaller communities are considered case by case.
Owner
Owner-Run Communities
Family and individual owners, usually off market.
Location
Kentucky & Tennessee
The Louisville, Nashville, and Knoxville corridor, near established towns.
Homes
Mostly Resident-Owned
Communities where most homes are owned by the people who live in them.
Zoning
Legally Conforming
Conforming use, or documented grandfathered use.
Terms
Flexible Structures
Traditional financing or seller financing, depending on what works best for the owner.
Usually not a fit: RV parks, campgrounds, and apartment properties.
For Owners
Why Owners Talk With Us
We Reach Out Ourselves
You talk with the founding partners directly. No call centers, no runaround.
We're Local
We live and work in the region. We can visit your community in person, and we care about who takes care of your residents next.
We're Flexible on Structure
Seller financing and other options can be built around your goals, timing, and family plans.
We Handle Complicated Situations
Zoning questions, older paperwork, deferred maintenance. We're comfortable working through details other buyers may pass on.
Where We Focus
Building Locally
We'd rather own several communities close together than scatter across the country. Being nearby lets us stay hands on. We focus on growing towns with steady local employers and a real need for attainable housing.
Greater Louisville, KYLouisville and the surrounding region, including our home base in Elizabethtown and Radcliff.
Greater Nashville, TNNashville and the towns within driving distance, north into Kentucky along I-65.
Greater Knoxville, TNKnoxville and the surrounding East Tennessee communities.
What to Expect
A Simple Process
01
A Conversation
We learn about you, your community, and what you're hoping for.
02
A Visit
We walk the community and review the basic information together.
03
A Written Proposal
If it's a fit, we put our proposed terms in writing for you to review.
04
A Smooth Transition
We work with you on timing and a respectful handoff for residents.
Own a Community?
Let's Talk
No pressure and no obligation. Just a conversation with the founding partners.
We focus on manufactured housing because it meets a real need, and because it lets us build a business that fits the life we want to live.
Our Belief
Essential Housing. Lasting Commitment.
Manufactured housing communities provide attainable housing to millions of Americans. That need is driven by demographics, incomes, and a long running shortage of affordable options. Very few new communities are being built.
Our approach is patient: careful acquisitions, steady operational improvement, and long term ownership. We're not trying to time markets or chase trends.
That patience reflects how we want to live. We believe a business should be built steadily, with integrity, and with enough margin to be fully present for the people and commitments that define our lives.
Attainable Housing
How We Decide
Careful by Design
Realistic Assumptions
We look at each community as it actually is, using conservative assumptions rather than best case scenarios.
Measured Growth
We grow at a pace we can manage well, one community at a time.
Thorough Diligence
Infrastructure, utilities, zoning, environmental factors, and records. Every community is reviewed at the lot level.
Residents Matter
A manufactured housing community is people's home. We aim to be responsive, professional owners who keep communities clean, safe, and well maintained.
Clear communication and fair, consistent policies are part of how we run every community.
Long Term Ownership
We buy communities with the intention of keeping them. That lets us make decisions with the long term health of the community in mind.
Long term thinking isn't just a business approach. It's how we approach our families and our commitments too.
"We don't try to time the market. We look for good communities, take care of them, and build a business that leaves room for what matters."
Our Process
Structured. Disciplined. Repeatable.
From the first conversation through day to day operations, every stage follows a consistent process.
Stage One
Finding Communities
We don't just wait for listings. We reach out directly to community owners in the markets we focus on and build relationships over time.
When an owner is ready to talk about selling, we hope we're already someone they know and trust.
Direct Owner Outreach
Personal, respectful communication with owners.
Relationship Based
Trust first conversations that lead to smoother transitions.
Patient Follow Up
Many of our best conversations are with owners we've known for months.
Stage Two
Underwriting
The founding partners personally review every opportunity. If we're going to own a community, we want to understand it inside and out.
Our review covers operating expenses, occupancy, infrastructure, utilities and metering, flood zone and environmental review, and capital improvement budgets.
If a community doesn't make sense under conservative assumptions, we pass.
Disciplined Execution at Every Stage
Stage Three
Due Diligence
No two manufactured housing communities are alike. Every lot, every home, and every piece of infrastructure matters, so we review at a detailed level.
Our due diligence covers lot by lot review of occupancy and condition, title and zoning, leases and records, insurance, and contractor estimates for planned improvements.
We take the time this phase needs.
Stage Four
Hands On Operations
Buying a community is just the beginning. We manage our communities with the same care we bring to every other stage.
Our approach is steady improvement, not dramatic overhaul. Process over improvisation. Consistency over hype.
Organized Systems
Professional property management software and clear record keeping.
Financial Oversight
Regular internal review of income, expenses, and occupancy.
Resident Communication
Direct, professional, and responsive.
Ongoing Review
Regular check ins on how each community is running.
Improvement
How We Care for Communities
Infrastructure
Planned upkeep of water, sewer, electrical, and roads.
Appearance & Safety
Clean, well maintained common areas and attention to safety concerns.
Professional Management
Clear leases, consistent policies, and organized operations.
"Every stage is designed to build something we'd be proud to own for years."
About Us
Family First. Built with Discipline.
Eleven 13 Partners was founded by two dads who believe work should serve your life, not compete with it.
The Company
Operator Led. Purpose Driven.
Eleven 13 Partners buys and operates manufactured housing communities in Kentucky and Tennessee. We're operator led, process driven, careful in our analysis, and focused on the long term.
We're also fathers and husbands who believe work should serve your life rather than consume it. We built this company to be a business that doesn't require sacrificing the things that matter most.
That conviction shapes what we buy, how we operate, who we work with, and how we spend our time.
The Name
Why Eleven 13
XI
11 · Awakening
XIII
13 · Transformation
The name Eleven 13 reflects who we are and how we think. Both founders are committed to growth, presence, and showing up fully for the people who matter most. The numbers carry intention: 11 represents awakening and awareness, 13 represents transformation. Together, they capture the cycle at the heart of what we do. Seeing potential clearly and turning it into something real.
From awareness to transformation. That's how we work, how we build, and how we live.
Founding Partners
The People Behind the Company
Nate Spradlin
Co Founder
Nate leads acquisitions and underwriting at Eleven 13 Partners. He began investing in real estate out of a desire for intentional ownership, long term control of what he builds, and the freedom to be present for his family.
He owns and operates manufactured housing in Kentucky, personally reviews every opportunity the company looks at, and leads its direct conversations with community owners. His approach is grounded in careful decision making and steady, disciplined growth.
Moses Mederos
Co Founder
Moses focuses on acquisition support, due diligence, and the internal systems that keep the company running with consistency and discipline. He evaluates potential acquisitions, strengthens processes, and makes sure execution matches the standards the company sets.
Moses brings hands on experience from his own real estate investing and operating. His focus is operational reliability, making sure the systems behind every community are well built so each one runs smoothly.
What Guides Us
Core Values
Family First
Every business decision is filtered through one question: does this serve the life we're building, or take from it?
Discipline
We hold ourselves to a standard that doesn't flex with hype or the pressure of an opportunity.
Integrity
We say what we mean, follow through on our commitments, and treat owners and residents with respect.
Ownership
We take responsibility for outcomes. We don't point fingers or outsource accountability.
Growth
Intentional, disciplined growth. Not for the sake of scale. For the sake of building something we're proud of.
Connect
Let's Start a Conversation
A founding partner reads every message personally.
We'd Like to Hear From You
Whether you own a manufactured housing community, work in real estate, or just want to learn more about what we do, we welcome the conversation.
Share as much or as little detail as you'd like, and a founding partner will follow up.
We use the information you send only to respond to you. We don't sell your contact details.
