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Financial Consultants Manhattan KS

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.

Ms. Lucy L. Williams, CFP®
(785) 537-7200
800 Poyntz Avenue
Manhattan, KS
Firm
The Trust Company of Manhattan
Areas of Specialization
Charitable Giving, Comprehensive Financial Planning, Education Planning, Elder Care, Estate Planning, Investment Management, Life Transitions
Key Considerations
Average Net Worth: $5,000,001 or more

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

Profession: Business Executives

Data Provided by:
Mr. Dustin L. Furrey, CFP®
(785) 537-0366
1011 Poyntz Ave
Manhattan, KS
Firm
Keating & Associates, Inc.
Areas of Specialization
Business Succession Planning, Charitable Giving, Comprehensive Financial Planning, Employee and Employer Plan Benefits, Estate Planning, Insurance Planning, Investment Management
Key Considerations
Average Net Worth: Not Applicable

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Mr. Justin W. Nichols, CFP®
(785) 236-8150
117 N. 14th St.
Manhattan, KS
Firm
Nichols Financial Advice
Areas of Specialization
Asset Allocation, Budget Development, Debt Management, Education Planning, Employee and Employer Plan Benefits, General Financial Planning, Investment Planning
Key Considerations
Average Net Worth: Not Applicable

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Ms. Estoria M. Maddux, CFP®
(785) 532-1940
313 Justin Hall
Manhattan, KS
Firm
Kansas State University
Areas of Specialization
Budget Development, Comprehensive Financial Planning, Debt Management, Estate Planning, General Financial Planning
Key Considerations
Average Net Worth: Not Applicable

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Mr. Gilbert M. Sabatka, CFP®
(785) 776-4873
227 Southwind Pl
Manhattan, KS
Firm
Sabatka Financial Services Inc

Data Provided by:
Mr. Richard G. Kramer, CFP®
(785) 539-0110
604 Humboldt St
Manhattan, KS
Firm
Kramer Capital Management
Areas of Specialization
Comprehensive Financial Planning, Education Planning, Estate Planning, General Financial Planning, Investment Management, Retirement Income Management, Retirement Planning
Key Considerations
Average Net Worth: $250,001 - $500,000

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Elias K Sallman, CFP®
(785) 537-7200
PO Box 1806
Manhattan, KS
Firm
The Trust Company
Areas of Specialization
Asset Allocation, Charitable Giving, Comprehensive Financial Planning, Insurance Planning, Investment Management, Investment Planning, Securities
Key Considerations
Average Net Worth: $500,001 - $1,000,000

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Mr. Douglass R. Wiley, CFP®
(785) 537-7200
800 Poyntz Avenue
Manhattan, KS
Firm
The Trust Co of Manhattan
Areas of Specialization
Charitable Giving, Comprehensive Financial Planning, Estate Planning, Investment Management, Retirement Planning, Wealth Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000

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

Profession: Not Applicable

Data Provided by:
Dawn Cherie Hackerott, CFP®
2021 Vanesta Pl Ste B2
Manhattan, KS
Firm
Edward Jones

Data Provided by:
Mr. Daniel F. Seemann, CFP®
(785) 537-0497
1121 Hudson Ave Ste B
Manhattan, KS
Firm
First Command Financial Planning
Areas of Specialization
Asset Allocation, Budget Development, Comprehensive Financial Planning, Debt Management, Education Planning, Estate Planning, General Financial Planning
Key Considerations
Average Net Worth: $100,000 or less

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

Profession: Government Employees

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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