We have bought them that way and sometimes there is a surprise, like a lien on it at DMV. But I have bought them with a bill of sale and rented them for years without ever getting a title from DMV, just gave the county the info so they could tax me as personal property.

The one with the problem was a repo doublewide, and we bought it from the bank, and it was "supposedly" being taxed as real estate. However, when we looked into selling it, since it does not have a permanent foundation (just K-rock) our attorney advised we'd need a title and that's when we found out there is a lien on it.

My DH thought it was too risky (with a renter in place) to rattle the hornets nest and apply for a title, in the event the former owner tried to claim it, even though I told him my board of advisers told me here, there was no way in heck they'd come up with the money to get it moved!

A title company can order you a new title and then you retire it so it is converted to real estate.

I sold a DW recently that I bought at auction. It was attached to real property, and I didn't get the title at closing. When I went to sell it the closing attorney's paralegal told me that it would be a long expensive process to get a new title.

I went to the DMV in the state capital. The property was in another county. If I had gone to any county office it would have take a couple of weeks.

The paralegal was stunned because they only worked through the local county DMV and everything has to be sent to the capital to get processed.

Enough MO

(11) "Premises", a lot, plot, or parcel of land including the buildings, structures, and manufactured homes thereon;

Mike, is this the nugget?

Plenty

What you have to be careful of is that the Assessors and Collectors will say that “for TAX purposes” we consider the mobile home as (Personal or Real Estate) property and can therefore charge and collect a tax against the mobile home.

That is what they tell me in my county. They will NOT tell me it has been LEGALLY converted from one category to the other category (Real estate or personal property).

I used to be up on RSMO 700 but since they have changed it I have not studied it as well as I should. If the need arises then I will do my reading but for now just knowing what statute to go to is all I need.

Reach out to Sisco. I believe you know him.

Please let me know what you learn.