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Financial Consultants Mound MN

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.

Richard Epple
Epple Financial Advisors, LLC
(952) 470-5049
1000 Twelve Oaks Center Dr., Suite 101
Wayzata, MN
Expertises
Helping Clients Identify & Achieve Goals, Planning Issues for Business Owners, Ongoing Investment Management, Retirement Planning & Distribution Rules, Advising Medical Professionals, College/Education Planning
Certifications
NAPFA Registered Financial Advisor, BS, CFP®

Timothy Brown
Brown Wealth Management, LLC
(952) 303-6715
12100 Singletree Lane
Eden Prairie, MN
Expertises
Retirement Planning & Distribution Rules, High Net Worth Client Needs, Middle Income Client Needs, Socially Responsible Investments, Tax Planning, Hourly Financial Planning Services
Certifications
NAPFA Registered Financial Advisor, BS, CFA, CFP®, MBA

Kathleen Longo
Accredited Investors, Inc.
(952) 841-2222
5200 West 73rd Street
Edina, MN
Expertises
Women's Financial Planning Issues, Helping Clients Identify & Achieve Goals, Charitable Giving - Trusts & Foundations, Advising Medical Professionals
Certifications
NAPFA Registered Financial Advisor, CAP, CFP®

Dana Hornquist
Hornquist Financial
(952) 856-4896
6046 Golden Valley Rd
Golden Valley, MN
Expertises
Ongoing Investment Management, Planning Issues for Business Owners, High Net Worth Client Needs, Advising Medical Professionals, Hourly Financial Planning Services, Planning Concerns for Corporate Executives
Certifications
NAPFA Registered Financial Advisor, BA, CFP®

Kimberly Schwichtenberg
Silveroak Wealth Management, LLC
(652) 896-5700
7650 Edinborough Way, Suite 250
Edina, MN
Expertises
Ongoing Investment Management, Advising Employee Benefit Plan Participants, Estate & Generational Planning Issues, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CPA/PFS

Colleen Weber
Colleen Weber CPA, LLC
(952) 470-0750
470 W. 78th St. Suite 104
Chanhassen, MN
Expertises
Ongoing Investment Management, Retirement Planning & Distribution Rules, Helping Clients Identify & Achieve Goals, Tax Planning, High Net Worth Client Needs, Estate & Generational Planning Issues
Certifications
NAPFA Registered Financial Advisor, BS, CFP®, CPA

Rod Roath
Money Matters, Inc.
(952) 935-0707
5666 Lincoln Drive
Minneapolis, MN
Expertises
Retirement Planning & Distribution Rules, Ongoing Investment Management, Tax Planning, Planning Issues for Business Owners, Cash Flow/Budgets/Credit Issues, Helping Clients Identify & Achieve Goals
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA

Robert Smrekar
Wade Financial Group Inc.
(763) 797-9577
5500 Wayzata Blvd
Minneapolis, MN
Expertises
High Net Worth Client Needs, Planning Concerns for Corporate Executives, Helping Clients Identify & Achieve Goals, Retirement Planning & Distribution Rules, Ongoing Investment Management, Tax Planning
Certifications
NAPFA Registered Financial Advisor, AIF, CFP®

Christopher Revak
Christopher R. Revak, LLC
(952) 583-4588
7760 France Avenue South
Edina, MN
Expertises
Divorce Planning, Estate & Generational Planning Issues, Women's Financial Planning Issues, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CPA/PFS

Dana Hornquist
Hornquist Financial
(952) 856-4896
3601 Minnesota Drive, Suite 800
Edina, MN
Expertises
Ongoing Investment Management, Planning Issues for Business Owners, High Net Worth Client Needs, Advising Medical Professionals, Hourly Financial Planning Services, Planning Concerns for Corporate Executives
Certifications
NAPFA Registered Financial Advisor, BA, CFP®

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 ...

Click here to read the rest of the article from mobilehome.com


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