The
MANUFACTURED HOUSING GLOBAL NETWORK
Home     Privacy & Security     Contact Us    
 
What do you want to know about manufactured housing?
Manufactured Housing Web Search
Home Search     Forum Search     Business Search    


Financing   Buy A Home Sell A Home Repair & Renovation Free Classifieds   Forums Books Insurance

Financial Consultants Chester PA

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.

William Heidig
FiscalWise, Inc.
(610) 891-7760
55 State Road, 2nd Floor
Media, PA
Expertises
Retirement Planning & Distribution Rules, Advising Entrepreneurs, Women's Financial Planning Issues, Advising Medical Professionals, Planning Issues for Business Owners, Ongoing Investment Management
Certifications
NAPFA Registered Financial Advisor, BS, CFP®, MBA

Kathleen Plummer
Plummer & Associates
(610) 565-8074
48 Rose Valley Road
Rose Valley, PA
Expertises
Ongoing Investment Management, Retirement Planning & Distribution Rules
Certifications
NAPFA Registered Financial Advisor, BS, CFP®

Donald Nicholson
Donald W Nicholson & Associates, Ltd.
(302) 529-1500
1403 Silverside Road, Suite B
Wilmington, DE
Expertises
Financial Issues Between Generations, Retirement Plan Investment Advice, Retirement Planning & Distribution Rules, Women's Financial Planning Issues, Planning Issues for Business Owners, Helping Clients Identify & Achieve Goals
Certifications
NAPFA Registered Financial Advisor, AAMS, CFP®

Brent Kessel
Abacus Wealth Partners, LLC
(215) 656-4280
1818 Market Street, Suite 3740
Philadelphia, PA
Expertises
Retirement Plan Investment Advice, Ongoing Investment Management, Charitable Giving - Trusts & Foundations, Real Estate Investments, Socially Responsible Investments
Certifications
NAPFA Registered Financial Advisor, BA, CFP®

Spencer Sherman
Abacus Wealth Partners, LLC
(215) 656-4280
1818 Market Street, Suite 3740
Philadelphia, PA
Expertises
Charitable Giving - Trusts & Foundations, Estate & Generational Planning Issues, Financial Issues Between Generations, Ongoing Investment Management, Planning Issues for Business Owners, Socially Responsible Investments
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Thomas Smedile
Swarthmore Financial Advisors, Ltd.
(610) 892-9922
10 Veterans Square, Second Floor
Media, PA
Expertises
Ongoing Investment Management, Estate & Generational Planning Issues, Retirement Planning & Distribution Rules
Certifications
NAPFA Registered Financial Advisor, CPA/PFS, MST

Alan Schapire
Libra Financial Planning
(610) 891-0762
280 N. Providence Road, Suite 100
Media, PA
Expertises
Investment Advice without Ongoing Management, Tax Planning, Hourly Financial Planning Services, Middle Income Client Needs, Retirement Planning & Distribution Rules, Helping Clients Identify & Achieve Goals
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA/PFS, MBA

Kristofor Behn
Fieldstone Financial Management Group, LLC
(800) 888-5164
The Brandywine Building
Wilmington, DE
Expertises
Ongoing Investment Management, Retirement Planning & Distribution Rules, Planning Issues for Business Owners, Financial Issues Between Generations, Estate & Generational Planning Issues, College/Education Planning
Certifications
NAPFA Registered Financial Advisor, BS, CFP®

Joyce Cole
J. Cole Financial Advisers, Inc.
(518) 793-4507
1735 Market Street
Philadelphia, PA
Expertises
Ongoing Investment Management, Financial Issues Between Generations, Socially Responsible Investments, Helping Clients Identify & Achieve Goals, Hourly Financial Planning Services, Charitable Giving - Trusts & Foundations
Certifications
NAPFA Registered Financial Advisor, BS, CFP®

Lydia Sheckels
Wescott Financial Advisory Group LLC
(215) 979-1600
30 South 17th Street, 4th Floor
Philadelphia, PA
Expertises
Estate & Generational Planning Issues, Financial Issues Between Generations, Ongoing Investment Management, Retirement Planning & Distribution Rules, Tax Planning
Certifications
NAPFA Registered Financial Advisor, BA, CFP®, ChFc, CLU

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 ...

Click here to read the rest of the article from mobilehome.com


© Copyright 2008 Express Network Solutions
Manufactured Housing Global Network

Page Cached @ Tuesday, 18th January, 2011 @ 02:00am

Served by checkov .xpr.com
@ 02:01:59