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Financial Consultants Goffstown NH

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.

Glenn Sweeney
SFM, LLC
(603) 625-8400
575 Front Street
Manchester, NH
Expertises
Planning Issues for Business Owners, Ongoing Investment Management, Real Estate Investments, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFA, CPA

Jean Fullerton
WJM Financial, LLC
(603) 589-8010
2 Commerce Drive
Bedford, NH
Expertises
Ongoing Investment Management, Estate & Generational Planning Issues, Socially Responsible Investments, Retirement Planning & Distribution Rules, Tax Planning, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, CFP®, MS

Dorothy Cole
Dorothy J. Cole
(800) 352-6530
11 Blackstone Court
Merrimack, NH
Expertises
Planning Issues for Business Owners, Divorce Planning, Financial Issues Between Generations, Middle Income Client Needs, Advising Medical Professionals, Special Needs Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA, EdM

Mrs. Linda Leibig, CFP®
(603) 497-6040
25 Pleasant St
Goffstown, NH
Firm
Gelfand Financial Services
Areas of Specialization
Asset Allocation, Charitable Giving, Comprehensive Financial Planning, Divorce Issues, Estate Planning, Investment Planning, Life Planning
Key Considerations
Average Net Worth: Not Applicable

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

Profession: Not Applicable

Data Provided by:
Mr. John R. Crane Jr., CFP®
(603) 629-1518
200 McGregor St
Manchester, NH
Firm
St Mary's Financial Services
Areas of Specialization
Banking, Comprehensive Financial Planning, Elder Care, Employee and Employer Plan Benefits, Estate Planning, General Financial Planning, Investment Management
Key Considerations
Average Net Worth: $250,001 - $500,000

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

Profession: Not Applicable

Data Provided by:
Robert Bartley
Bartley Financial Advisors
(603) 625-9900
169 South River Road, Suite 17
Bedford, NH
Expertises
Advising Entrepreneurs, Advising Medical Professionals, Ongoing Investment Management, Planning Issues for Business Owners, Retirement Planning & Distribution Rules, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA

William Moeckel
WJM Financial, LLC
(603) 589-8010
2 Commerce Drive
Bedford, NH
Expertises
Ongoing Investment Management, Retirement Planning & Distribution Rules
Certifications
NAPFA Registered Financial Advisor, CFA, CFP®, MS

John Dulmage
Financial Pathways
(603) 821-1450
50 Nashua Road 112 Londonderry Square
Londonderry, NH
Expertises
Ongoing Investment Management, Retirement Planning & Distribution Rules, Tax Planning, Real Estate Investments, Socially Responsible Investments, High Net Worth Client Needs
Certifications
NAPFA Registered Financial Advisor, CFP®, EA

Christopher June, CFP®
(603) 625-8400
575 Front St
Manchester, NH
Firm
Sweeney Financial Management LLC (SFM, LLC)
Areas of Specialization
Comprehensive Financial Planning, Education Planning, Employee and Employer Plan Benefits, Estate Planning, Investment Management, Retirement Income Management, Retirement Planning

Data Provided by:
Daniel M. Cohen, CFP®
(603) 626-2923
1155 Elm Street, 5th Floor
Manchester, NH
Firm
UBS Financial Services, Inc.
Areas of Specialization
Wealth Management
Key Considerations
Average Net Worth: Not Applicable

Average Income: 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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