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Financial Consultants Crossville TN

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.

Quentin Ledford
125 Point Road
Crossville, TN
Company
Title: Financial Planner/Benefits Consultant
Company: AFC-MD Benefits Consultants
Service
Disability Insurance,Annuities,Alternative Asset Class Planning,Investment Consulting & Allocation Design,Business Succession & Liquidation Planning,Estate Tax Planning,Asset Protection Strategies & Planning,Fee-Only Comprehensive Financial Planning,Medicaid,Life Insurance,Investment & Portfolio Management,Long-Term Health Care Planning,Annuity Ideas & Strategy Planning,Planning For Personal Finances & Budgeting,Retirement Income Accumulation Planning,Hourly Financial Planning Engagements,Medica

Data Provided by:
Mr. Christopher G. Peterson, CFP®
(865) 245-9173
616 Meridian Rd
Crossville, TN
Firm
Peterson Wealth Advisory, LLC
Areas of Specialization
Asset Allocation, Comprehensive Financial Planning, Education Planning, Employee and Employer Plan Benefits, Estate Planning, Insurance Planning, Investment Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000



Data Provided by:
Regions Bank - Express
(931) 484-6422
28 East First Street
Crossville, TN
Type
Branch
Office Hours
M-Th 8:00-4:00
F 8:00-5:00
S CLOSED
Su NA
Drive Up Hours
M-Th 8:00-4:00
F 8:00-5:00
S CLOSED
Su NA

US Bank - Rockwood Office
(865) 354-9832
134 N Gateway Ave
Rockwood, TN
Drive Up Hours
Mon 08:30 am to 04:30 pm
Tue 08:30 am to 04:30 pm
Wed 08:30 am to 04:30 pm
Thur 08:30 am to 04:30 pm
Fri 08:30 am to 05:00 pm

J. Mark Nickell
J. Mark Nickell & Co.
(615) 371-6622
104 East Park Drive, Suite 310
Brentwood, TN
Expertises
Ongoing Investment Management, Planning Concerns for Corporate Executives, Estate & Generational Planning Issues, High Net Worth Client Needs, Advising Medical Professionals, Women's Financial Planning Issues
Certifications
NAPFA Registered Financial Advisor, CFA, CPA/PFS

Mr. Robert M. Crouch, CFP®
(720) 529-5799
16 Victoria Way
Fairfield Glade, TN
Firm
Crouch Investment Group,Inc.
Areas of Specialization
Investment Management
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000

Average Income: Not Applicable

Profession: Self-Employed Business Owners

Data Provided by:
US Bank - Crossville Office
(931) 456-6564
1318 N Main St
Crossville, TN
Drive Up Hours
Mon 08:00 am to 04:30 pm
Tue 08:00 am to 04:30 pm
Wed 08:00 am to 04:30 pm
Thur 08:00 am to 04:30 pm
Fri 08:00 am to 05:00 pm
Sat 08:00 am to 12:00 pm

Bank of America - Rockwood
(865) 354-2400
511 North Gateway
Rockwood, TN
Type
Banking Center
Services
Banking Center Services: Change Order, Commercial Deposits, Night Deposits, Drive Up
Outdoor ATM Services: Open 24 Hours, Braille, Accepts Deposits
Languages
English, Spanish, Chinese, Korean, French, Russian, Portuguese
Office Hours
Monday 9-4
Tuesday 9-4
Wednesday 9-4
Thursday 9-4
Friday 9-5:30
Saturday Closed
Sunday Closed
Drive Up Hours
Monday 8:30-4:30
Tuesday 8:30-4:30
Wednesday 8:30-4:30
Thursday 8:30-4:30
Friday 8:30-5:30
Saturday Closed
Sunday Closed

Melvin Spain
Spain Wealth Management, LLC
(615) 794-7792
P.O. Box 322
Franklin, TN
Expertises
Tax Planning, Middle Income Client Needs, Ongoing Investment Management, Estate & Generational Planning Issues
Certifications
NAPFA Registered Financial Advisor, CPA/PFS

J. David Lewis
Resource Advisory Services, Inc.
(865) 560-0140
2099 Thunderhead, Suite 201
Knoxville, TN
Expertises
Helping Clients Identify & Achieve Goals, Advising Entrepreneurs, Advising Medical Professionals, Ongoing Investment Management, Planning Issues for Business Owners, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, MBA

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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