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Financial Consultants Eagle River 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. Edwin H. Chan, CFP®
(907) 330-8338
4300 Boniface Parkway
Anchorage, AK
Firm
Alaska Housing Finance Corp

Data Provided by:
Mr. Matthew D. Blattmachr, CFP®
(907) 278-6775
1029 W 3rd Ave Ste 400
Anchorage, AK
Firm
Alaska Trust Company
Areas of Specialization
Charitable Giving, Comprehensive Financial Planning, Estate Planning, Insurance Planning, Investment Management, Investment Planning, Retirement Planning
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000

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

Profession: Business Executives

Data Provided by:
Brian Pinkston, CFP®
310 K St Ste 200
Anchorage, AK
Firm
Bright Road Wealth Management
Areas of Specialization
Comprehensive Financial Planning, Divorce Issues, Education Planning, Employee and Employer Plan Benefits, Investment Management, Retirement Planning

Data Provided by:
Jeffrey N. Gaylard, CFP®
(907) 257-5289
701 W 8th Ave Ste 900
Anchorage, AK
Firm
New York Life Insurance Company

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:
Mr. Stephen J. Heavey, CFP®
(417) 461-0347
5432 E Northern Lights Blvd
Anchorage, AK
Firm
Financial Planning Center Inc
Areas of Specialization
Divorce Issues, Elder Care, Employee and Employer Plan Benefits, Estate Planning, General Financial Planning, Life Planning, Real Estate
Key Considerations
Average Net Worth: $500,001 - $1,000,000

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Ms. Laura G Bruce, CFP®
(907) 440-2256
900 W. 5th Ave. Ste. 601
Anchorage, AK
Firm
Alaska Permanent Capital
Areas of Specialization
Asset Allocation, Business Succession Planning, Comprehensive Financial Planning, Divorce Issues, Elder Care, Estate Planning, Investment Management

Data Provided by:
Bryan Michael Anderson, CFP®
(907) 272-2444
731 I St Ste 202
Anchorage, AK
Firm
Edward Jones Investments
Areas of Specialization
Comprehensive Financial Planning, Education Planning, Employee and Employer Plan Benefits, Investment Management, Retirement Planning, Securities
Key Considerations
Average Net Worth: Not Applicable

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Mr. Kennon J. Belisle, CFP®
(907) 562-9922
1520 O'Malley Rd
Anchorage, AK
Firm
Capital Insurance Services, Inc

Data Provided by:
Mr. James G. Thiele, CFP®
(901) 562-2658
2524 Azurite Ct
Anchorage, AK
Areas of Specialization
Employee and Employer Plan Benefits, Investment Planning, Retirement Income Management, Wealth Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000

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

Profession: Not Applicable

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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