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Financial Consultants Alsip IL

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.

Cynthia Menker
Contour Financial
(708) 460-3800
9031 W. 151st Street, Suite 107
Orland Park, IL
Expertises
Ongoing Investment Management, Middle Income Client Needs, Retirement Planning & Distribution Rules, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA, MBA

Michelle Rozsypal
JMG Financial Group, Ltd.
(630) 571-5252
2301 West 22nd Street, Suite 300
Oak Brook, IL
Expertises
High Net Worth Client Needs, Planning Concerns for Corporate Executives, Retirement Planning & Distribution Rules, Tax Planning, Ongoing Investment Management, Estate & Generational Planning Issues
Certifications
NAPFA Registered Financial Advisor, CFP®

Jason O'Hallen
JMG Financial Group, Ltd.
(630) 571-5252
2301 West 22nd Street, Suite 300
Oak Brook, IL
Expertises
High Net Worth Client Needs, Planning Concerns for Corporate Executives, Ongoing Investment Management, Estate & Generational Planning Issues, Retirement Planning & Distribution Rules, Tax Planning
Certifications
NAPFA Registered Financial Advisor, AAMS, CFP®, CMFC

Lazetta Braxton
Financial Fountains, LLC
(888) 683-4093
233 South Wacker Drive
Chicago, IL
Expertises
Middle Income Client Needs, Ongoing Investment Management, Women's Financial Planning Issues, Newlyweds & Novice Investors, Retirement Plan Investment Advice, Helping Clients Identify & Achieve Goals
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

William Keffer
Keffer Financial Planning
(312) 239-1403
222 S. Riverside Plaza, 29th Floor
Chicago, IL
Expertises
Ongoing Investment Management, Helping Clients Identify & Achieve Goals, Middle Income Client Needs, Advising Employee Benefit Plan Participants, Insurance Related Issues, including Annuities, Divorce Planning
Certifications
NAPFA Registered Financial Advisor, CDFA, CFP®, ChFc, CLU, MBA, CRPS

David Morgan
JMG Financial Group, Ltd.
(630) 571-5252
2301 West 22nd Street, Suite 300
Oak Brook, IL
Expertises
Planning Concerns for Corporate Executives, High Net Worth Client Needs, Tax Planning, Ongoing Investment Management, Estate & Generational Planning Issues, Divorce Planning
Certifications
NAPFA Registered Financial Advisor, CDFA, CFP®, CPA

William Waight
JMG Financial Group, Ltd.
(630) 571-5252
2301 West 22nd Street, Suite 300
Oak Brook, IL
Expertises
High Net Worth Client Needs, Planning Concerns for Corporate Executives, Ongoing Investment Management, Tax Planning, Retirement Planning & Distribution Rules
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Joseph Alotta
Open Door Investment Advisors, Inc.
(630) 390-8392 - cell
409 North Washington Street
Westmont, IL
Expertises
Ongoing Investment Management
Certifications
NAPFA Registered Financial Advisor, BS, CFP®, CFS, MA, MBA, Other

Leisa Aiken
Veo Financial Counsel, LLC
(312) 265-2220
10 S. Riverside Plaza, Suite 1800
Chicago, IL
Expertises
Hourly Financial Planning Services, Investment Advice without Ongoing Management, Middle Income Client Needs, Women's Financial Planning Issues, Retirement Plan Investment Advice, Helping Clients Identify & Achieve Goals
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA, MBA

David Walz
Arcadia Financial Strategies, Inc.
(708) 848-4444
1024 North Boulevard, Suite 201
Oak Park, IL
Expertises
Middle Income Client Needs, Ongoing Investment Management, Retirement Planning & Distribution Rules, Helping Clients Identify & Achieve Goals
Certifications
NAPFA Registered Financial Advisor, BA, CFP®, MBA

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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