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Financial Consultants Anchorage AK

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. Michael R. Hanrahan, CFP®
(907) 276-0457
PO Box 92843
Anchorage, AK
Firm
Hanrahan & Associates, LLC.
Areas of Specialization
Accounting, Business Succession Planning, Divorce Issues, Education Planning, General Financial Planning, Retirement Planning, Small Business Planning

Data Provided by:
Mr. Jason J Longlet, CFP®
(907) 263-5716
2550 Denali Street
Anchorage, AK
Firm
Morgan Stanley Smith Barney
Areas of Specialization
Education Planning, Retirement Income Management, Retirement Planning
Key Considerations
Average Net Worth: $500,001 - $1,000,000

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



Data Provided by:
Mr. Wayne M. Pichon, CFP®
(907) 258-6565
3900 C St Ste 502
Anchorage, AK
Firm
Wells Fargo Advisors
Areas of Specialization
Asset Allocation, Budget Development, Business Succession Planning, Comprehensive Financial Planning, Divorce Issues, Employee and Employer Plan Benefits, Estate Planning
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000

Average Income: $250,001 - $500,000

Profession: Medical/Dental Professionals

Data Provided by:
Mr. Charles M. Adams Jr., CFP®
(907) 261-5944
3000 A Street
Anchorage, AK
Firm
UBS Financial Services

Data Provided by:
Luke Merriner, CFP®
(907) 257-0216
3900 C St Ste 502
Anchorage, AK
Firm
Wells Fargo Advisors, LLC
Areas of Specialization
Comprehensive Financial Planning, Employee and Employer Plan Benefits, Retirement Income Management, Wealth Management

Data Provided by:
Mr. Michael J. Bruno, CFP®
(907) 261-3421
500 W 36th Ave Ste 100
Anchorage, AK
Firm
AlaskaUSA Financial Planning & Investment Services
Areas of Specialization
Asset Allocation, Budget Development, Business Succession Planning, Charitable Giving, Comprehensive Financial Planning, Education Planning, Estate Planning

Data Provided by:
Ms. Nancy L. Blunck, CFP®
(907) 276-1900
1407 W 31st Ave Ste 303
Anchorage, AK
Firm
Blunck Financial

Data Provided by:
Erin Hall Meade, CFP®
(907) 564-6603
3601 C Street, Penthouse
Anchorage, AK
Firm
Merrill Lynch

Data Provided by:
Ms. Helen M. Sedlacek, CFP®
(907) 278-8878
3601 C Street
Anchorage, AK
Firm
Mikunda Cottrell & Co CPAs

Data Provided by:
Mr. William B. Stokes, CFP®
(907) 646-0900
7750 King St
Anchorage, AK
Firm
Stokes Financial Services,LLC
Areas of Specialization
Comprehensive Financial Planning, Education Planning, Insurance Planning, Long-Term Care, Retirement Planning, Wealth Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000

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

Profession: Self-Employed Business Owners

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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