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Financial Consultants Fort Morgan CO

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. Timothy R. Guggenmos, CFP®
(970) 867-2441
228 Main St
Fort Morgan, CO
Firm
Edward Jones

Data Provided by:
Judith McNary
McNary Financial Planning, LLC
(303) 410-1745
14597 Benton Street
Broomfield, CO
Expertises
Retirement Planning & Distribution Rules, Women's Financial Planning Issues, Advising Entrepreneurs, Helping Clients Identify & Achieve Goals, Ongoing Investment Management, High Net Worth Client Needs
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA, MS

Ross Schmidt
Aspen Wealth Planners LLC
(303) 789-5281
5445 DTC Parkway, Penthouse Four
Greenwood Village, CO
Expertises
Ongoing Investment Management, Cash Flow/Budgets/Credit Issues, Helping Clients Identify & Achieve Goals, Real Estate Investments, Retirement Planning & Distribution Rules, Tax Planning
Certifications
NAPFA Registered Financial Advisor, BS

Linda Leitz
Pinnacle Financial Concepts, Inc.
(719) 260-9800 Ext: 4
7025 Tall Oak Drive, Suite 210
Colorado Springs, CO
Expertises
Divorce Planning, Middle Income Client Needs, Retirement Planning & Distribution Rules
Certifications
NAPFA Registered Financial Advisor, CDP, CFP®, EA

Craig Carnick
Carnick & Company
(719) 579-8000
675 Southpointe Court, Suite 102
Colorado Springs, CO
Expertises
Ongoing Investment Management, High Net Worth Client Needs, Helping Clients Identify & Achieve Goals, Planning Concerns for Corporate Executives, Planning Issues for Business Owners
Certifications
NAPFA Registered Financial Advisor, CFP®

Wells Fargo - Fort Morgan
(970) 867-5661
123 E Kiowa Ave
Fort Morgan, CO
Type
Branch
Office Hours
Mon-Fri 07:30 AM-06:00 PM
Sat 09:00 AM-03:00 PM
Sun Closed

Robert Zimberg
Financial Mountain Inc.
(303) 442-4390
5335 West 48th Avenue, Suite 100
Denver, CO
Expertises
Helping Clients Identify & Achieve Goals, Ongoing Investment Management, Alternative or Private Investments, Retirement Planning & Distribution Rules, Retirement Plan Investment Advice, Special Needs Planning
Certifications
NAPFA Registered Financial Advisor, CCPS, CFP®

Vincent Emmer
Forestis Financial Analytics, Inc.
(970) 328-1876
P.O. Box 5080
Eagle, CO
Expertises
Ongoing Investment Management, Middle Income Client Needs, Real Estate Investments
Certifications
NAPFA Registered Financial Advisor, BS, CFP®

Kimberly Curtis
Wealth Legacy Institute, Inc.
(303) 753-7578
950 South Cherry Street, Suite 505
Denver, CO
Expertises
Women's Financial Planning Issues, Helping Clients Identify & Achieve Goals, Retirement Planning & Distribution Rules, Ongoing Investment Management, Divorce Planning, Planning Issues for Unmarried & Same-Sex Couples
Certifications
NAPFA Registered Financial Advisor, AEP, CAP, CFP®, ChFc, CLU, MSFS

Jane Young
Pinnacle Financial Concepts, Inc.
(719) 260-9800 Ext: 4
7025 Tall Oak Drive, Suite 210
Colorado Springs, CO
Expertises
Advising Medical Professionals, Women's Financial Planning Issues, Ongoing Investment Management, Retirement Planning & Distribution Rules, Divorce Planning, Planning Concerns for Corporate Executives
Certifications
NAPFA Registered Financial Advisor, CFP®, EA, 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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