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Financial Consultants Gillette WY

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. Scott A Barstad, CFP®
(307) 687-4471
P.O. Box 3004
Gillette, WY
Firm
First Interstate Wealth Management
Areas of Specialization
Asset Allocation, Business Succession Planning, Charitable Giving, Education Planning, Insurance Planning, Investment Management, Retirement Planning

Data Provided by:
Wells Fargo - Gillette Albertson'S In-Store
(307) 686-2061
2610 S Douglas Hwy
Gillette, WY
Type
In-Store Branch
Office Hours
Mon-Fri 10:00 AM-07:00 PM
Sat 10:00 AM-05:00 PM
Sun Closed

Wells Fargo - Gillette
(307) 685-4000
500 S Douglas Hwy
Gillette, WY
Type
Branch
Office Hours
Mon-Fri 08:00 AM-06:00 PM
Sat 09:00 AM-01:00 PM
Sun Closed

Connie Brezik
Asset Strategies, Inc.
(307) 266-4525
111 West 2nd Street, Suite 608
Casper, WY
Expertises
Ongoing Investment Management, Estate & Generational Planning Issues, Advising Medical Professionals, Retirement Planning & Distribution Rules, Planning Concerns for Corporate Executives
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA, PFS

Mr. Richard D. Bloom, CFP®
(307) 690-5273
PO Box 6464
Jackson, WY
Firm
Teton Wealth Management, Inc.
Areas of Specialization
Wealth Management

Data Provided by:
Ms. Nita Rieniets, CFP®
(307) 686-3382
PO Box 1835
Gillette, WY
Firm
Investment Centers of America

Data Provided by:
US Bank - Gillette Office
(307) 686-8117
509 S Douglas Hwy
Gillette, WY
Drive Up Hours
Mon 08:00 am to 05:30 pm
Tue 08:00 am to 05:30 pm
Wed 08:00 am to 05:30 pm
Thur 08:00 am to 05:30 pm
Fri 08:00 am to 06:00 pm
Sat 09:00 am to 12:00 pm

Holland Duell
Holland Duell Financial Strategies
(307) 672-6364
50 E. Loucks St,. Suite 210
Sheridan, WY
Expertises
Ongoing Investment Management, Helping Clients Identify & Achieve Goals, Divorce Planning, Estate & Generational Planning Issues, Retirement Plan Investment Advice, Socially Responsible Investments
Certifications
NAPFA Registered Financial Advisor, CFA, CFP®, MBA

Mr. J. Dennis Heizer, CFP®
(307) 672-1496
744 Adair Avenue
Sheridan, WY
Firm
First Interstate Bank
Areas of Specialization
Asset Allocation, Banking, Comprehensive Financial Planning, Education Planning, Elder Care, Estate Planning, General Financial Planning
Key Considerations
Average Net Worth: $250,001 - $500,000

Average Income: $50,001 - $100,000

Profession: Not Applicable

Data Provided by:
Mrs. Connie M. Brezik, CFP®
(307) 266-4525
111 W. 2nd
Casper, WY
Firm
Asset Strategies, Inc.
Areas of Specialization
Comprehensive Financial Planning, Education Planning, Estate Planning, Investment Management, Retirement Planning

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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