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Financial Consultants Casa Grande AZ

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.

Bank of America - Casa Grande
(520) 421-0865
1691 E Florence Boulevard
Casa Grande, AZ
Type
Banking Center
Services
Banking Center Services: Change Order, Commercial Deposits, Night Deposits, Drive Up
Outdoor ATM Services: Open 24 Hours, Talking ATM, Braille, Accepts Deposits, Multi-Check Deposit, Drive Up, Deposit Image
Languages
English, Spanish, Chinese, Korean, French, Russian, Portuguese
Office Hours
Monday 9-5
Tuesday 9-5
Wednesday 9-5
Thursday 9-5
Friday 9-6
Saturday 9-1
Sunday Closed
Drive Up Hours
Monday 9-5
Tuesday 9-5
Wednesday 9-5
Thursday 9-5
Friday 9-6
Saturday 9-1
Sunday Closed

Bank of America - Fry's - Dysart / McDowell
(623) 535-4881
1575 N Dysart Rd
Avondale, AZ
Type
Banking Center
Services
Banking Center Services: Commercial Deposits, Night Deposits
Indoor ATM Services: Open 24 Hours, Talking ATM, Braille, Accepts Deposits, Deposit Image
Languages
English, Spanish, Chinese, Korean, French, Russian, Portuguese
Office Hours
Monday 9-7
Tuesday 9-7
Wednesday 9-7
Thursday 9-7
Friday 9-7
Saturday 9-6
Sunday 10-4

Palo Verde Land & Investments
(520) 836-8801
211 N Florence St Ste 101
Casa Grande, AZ
 
Raymond James Financial Svcs Inc
(520) 836-5335
408 N Sacaton St Suite Dd
Casa Grande, AZ
 
Brian Wruk
Transition Financial Advisors, Inc.
(480) 722-9414
20 West Juniper Avenue, Suite 101
Gilbert, AZ
Expertises
Helping Clients Identify & Achieve Goals, Ongoing Investment Management, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Chase Bank
(520) 836-9865
2812 N Pinal Ave
Casa Grande, AZ
Type
Freestanding
Office Hours
Mon:9:00-6:00
Tues:9:00-6:00
Wed:9:00-6:00
Thurs:9:00-6:00
Fri:9:00-6:00
Sat:9:00-1:00
Sun:closed

Wells Fargo - Coolidge
(520) 723-1780
1411 N Arizona Blvd Ste 102
Coolidge, AZ
Type
Branch
Office Hours
Mon-Fri 09:00 AM-06:00 PM
Sat 09:00 AM-04:00 PM
Sun Closed Make An Appointment

Crockett Alan Cpa
(520) 836-9322
17678 W Palm Ave
Casa Grande, AZ
 
Michael Burdick
Gordian Advisors
(520) 615-2779
2482 E River Road
Tucson, AZ
Expertises
Ongoing Investment Management, Cash Flow/Budgets/Credit Issues, Charitable Giving - Trusts & Foundations, Helping Clients Identify & Achieve Goals, Retirement Planning & Distribution Rules
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Mark Stempel
Encore Wealth Advisors
(520) 531-9977
3953 E. Paradise Falls Drive
Tucson, AZ
Expertises
Retirement Plan Investment Advice, Middle Income Client Needs, Advising Medical Professionals, Retirement Planning & Distribution Rules, Socially Responsible Investments, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, EA, MA

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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