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Financial Consultants Albany OR

The Seller Finance trap begins with a seller who is having trouble finding a buyer. Maybe the park’s vacancy is too high, maybe the location is too rural or in obvious decline. Whatever the cause, the seller can either sit on the park for an eternity, or find a creative way to attract a buyer. And what can be more attractive to a buyer than an easy to qualify, below market interest rate loan.

Mr. Blair C. Hill, CFP®
(541) 231-3385
3178 Pacific Pl SW
Albany, OR
Firm
Nationwide Retirement Solution

Data Provided by:
Mr. Eric D. King, CFP®
(541) 908-2151
455 NW Conifer Blvd
Corvallis, OR
Firm
Bridges Wealth Management
Areas of Specialization
Asset Allocation, Comprehensive Financial Planning, Education Planning, Insurance Planning, Retirement Income Management, Securities, Wealth Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000

Average Income: $100,001 - $250,000



Data Provided by:
Christopher Travis Gray, CFP®
(541) 757-7701
310 NW 7th St
Corvallis , OR
Firm
Northwest Financial Group, LLC.

Data Provided by:
Mr. Greg Bachman, CFP®
(541) 752-4556
2358 NW Kings Blvd Ste 200
Corvallis, OR
Firm
Spectrum Strategic Capital Management, LLC

Data Provided by:
Mr. Charles Kelly Owen, CFP®
(541) 754-2600
408 SW Monroe Ave Ste M210D
Corvallis, OR
Firm
Thrivent Financial for Lutherans
Areas of Specialization
Comprehensive Financial Planning, Estate Planning, Insurance Planning, Investment Management, Long-Term Care, Retirement Planning

Data Provided by:
Ms. Pegler J. Swift, CFP®
(541) 230-1044
857 NE Granger Ave
Corvallis, OR
Firm
Compass Investments LLC
Areas of Specialization
Asset Allocation, Budget Development, Comprehensive Financial Planning, Education Planning, Employee and Employer Plan Benefits, General Financial Planning, Investment Management
Key Considerations
Average Net Worth: Not Applicable

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Mr. Antone James Gatherum, CFP®
(541) 757-1114
2657B NW Rolling Green Dr
Corvallis, OR
Firm
Security First Advisors

Data Provided by:
Kay Dee Cole, CFP®
(541) 753-1898
262 NW Polk Ave
Corvallis, OR
Firm
Clarity Wealth Development
Areas of Specialization
Comprehensive Financial Planning, Divorce Issues, Education Planning, Elder Care, Employee and Employer Plan Benefits, Estate Planning, General Financial Planning

Data Provided by:
Mr. Eric A. Cheney, CFP®
(541) 757-1114
2657B NW Rolling Green Dr
Corvallis, OR
Firm
Security First Advisors
Areas of Specialization
Asset Allocation, Education Planning, General Financial Planning, Investment Management, Investment Planning, Retirement Planning, Securities
Key Considerations
Average Net Worth: $250,001 - $500,000

Average Income: $100,001 - $250,000

Profession: Not Applicable

Data Provided by:
Mr. Donnie J Carpenter, CFP®
(541) 754-3701
1600 SW Western Blvd
Corvallis, OR
Firm
Money Tree Software

Data Provided by:
Data Provided by:

Beware of the Seller Finance Trap

BEWARE OF THE SELLER FINANCE TRAP
Sat 08/15/09 08:48:07 pm
by Frank Rolfe

There are few things more attractive about the mobile home park business than seller financing. Non-recourse seller financing allows the buyer to escape the hassle and scrutiny of bank lending, while at the same time offering some degree of insurance against fraud (you have not yet paid the seller in full), the ability to give the park back and walk clean in the event of catastrophe, and often includes a below-market interest rate and longer loan term.  

That being said, there is a trap often used by sellers that is baited with seller financing, and it is important to always be aware of, and stay clear of, this danger. 

The trap begins with a seller who is having trouble finding a buyer. Maybe the park’s vacancy is too high, maybe the location is too rural or in obvious decline. Whatever the cause, the seller can either sit on the park for an eternity, or find a creative way to attract a buyer. And what can be more attractive to a buyer than an easy to qualify, below market interest rate loan. 

Of course, there’s nothing wrong with a below-interest rate seller note. But not when it is used as a trap. And many times, that’s exactly what is being set. 

You see, the seller knows that the park will never hold up to the scrutiny of a bank – the appraisal, the independent review of the numbers, even the negative logic of the loan officer. To keep you from finding out that the park is overpriced, Do the Search or in a bad neighborhood, or basically completely unable to be financed, the seller offers to carry the loan and cuts the bank out of the loop day one. That’s the first leg of the trap.

The second part of the trap is to bait the deal with a super low interest rate to make the park look like it is a profitable investment, even though it could never carry a regular bank debt load of the same size. If a park is a 4% cap, then what better way to disguise the poor performance than with a 2% interest rate on the mortgage? The seller is effectively cooking the books with the buyer’s blessing. When you accept a cash-on-cash return that is spiked by ridiculously low interest rates, then you may be getting into trouble.

The final part of the seller trap is to offer only a short loan term, maybe two to five years, and the below-market interest rate for only the first year or so. What this does is to put the buyer in a negative cash- flow situation almost immediately, and force the round of bank loan requests that normally end in nothing but rejection. Faced with the loan coming due, and no bank loan prospects, the buyer often gives the park back to the seller, less his 20% down payment. There are sellers out there who have sold the same park two or three times under this framework, garnering 60% of their purchase price in down payments, and still owning the park. 

So how do you avoid ...

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