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Financial Consultants Hurricane WV

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.

James Winter
Mountaineer Financial Planning, LLC
(304) 722-2065
410 6th Avenue
St. Albans, WV
Expertises
Cash Flow/Budgets/Credit Issues, Helping Clients Identify & Achieve Goals, College/Education Planning, Middle Income Client Needs, Retirement Planning & Distribution Rules, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA/PFS, MBA

Mr. John D. Williams, CFP®
(304) 760-6000
18 Chase Drive
Hurricane, WV
Firm
Ironwood Wealth Management
Areas of Specialization
Asset Allocation, Comprehensive Financial Planning, Divorce Issues, Education Planning, Employee and Employer Plan Benefits, Estate Planning, Investment Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000



Data Provided by:
Vimal Chaudhari, MS
9 Greenbrier Avenue
Hurricane, WV
Company
Title: Investment Advisor Representative
Company: Retirement Solutions
Type
Investment Advisor Rep: Yes
Education
Marshall University/MS 1994
Service
Long-Term Health Care Planning,Planning For Personal Finances & Budgeting,Asset Protection Strategies & Planning,IRA, 401k, Roth IRA, QDRO Rollovers,Wealth Management,Life Insurance,Investment & Portfolio Management,Annuity Ideas & Strategy Planning,Retirement Income Accumulation Planning,Fee-Only Comprehensive Financial Planning,401k Rollover From Employer,CD Alternative,Health Care Insurance,Retirement Planning,Investment Consulting & Allocation Design,Retirement Income Distribution Planning,H

Data Provided by:
Mr. P. Sean Mayberry, CFP®
(304) 757-8131
3981 Teays Valley Rd
Hurricane, WV
Firm
Lanham O'Dell & Company Inc

Data Provided by:
Mr. James A. Winter, CFP®
(304) 722-2065
410 6th Avenue
Saint Albans, WV
Firm
Mountaineer Financial Planning
Areas of Specialization
Asset Allocation, Budget Development, Comprehensive Financial Planning, Debt Management, Education Planning, General Financial Planning, Investment Planning

Data Provided by:
Mr. Matthew T. Young, CFP®
(304) 760-8715
97 Chase Dr
Hurricane, WV
Firm
Horizon Financial Solutions
Areas of Specialization
Asset Allocation, Budget Development, Comprehensive Financial Planning, Debt Management, Education Planning, Employee and Employer Plan Benefits, Estate Planning

Data Provided by:
Mr. Whitney P Stricklin, CFP®
(304) 397-6517
3466 Teays Valley Rd
Hurricane, WV
Firm
JeffersonWhitney
Areas of Specialization
Asset Allocation, Business Succession Planning, Comprehensive Financial Planning, Debt Management, Education Planning, Elder Care, Employee and Employer Plan Benefits

Data Provided by:
Christopher E. Ashworth, CFP®
(304) 760-6000
18 Chase Dr
Hurricane, WV
Firm
Ironwood Wealth Management
Areas of Specialization
Asset Allocation, Comprehensive Financial Planning, Divorce Issues, Education Planning, Estate Planning, General Financial Planning, Healthcare Planning
Key Considerations
Average Net Worth: $100,001 - $250,000

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

Profession: Not Applicable

Data Provided by:
Mr. Jerry W. Hanwell, CFP®
(304) 727-1120
839 Observatory Dr
Saint Albans, WV
Firm
JERRY W HANWELL, CPA,CFP
Areas of Specialization
Estate Planning, Retirement Planning, Tax Planning, Tax Preparation

Data Provided by:
Brandon Michael Cline, CFP®
(304) 733-0011
PO Box 207
Barboursville, WV
Firm
Northwestern Mutual®
Areas of Specialization
Business Succession Planning, Comprehensive Financial Planning, Estate Planning, Insurance Planning, Investment Management, Retirement Planning, Special Needs Planning
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000

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

Profession: Medical/Dental Professionals

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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