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Financial Consultants North Dartmouth MA

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.

Lynne Nahigyan
Seamark Financial Services, Inc.
(508) 758-6159
109 Fairhaven Road, Suite F
Mattapoisett, MA
Expertises
Estate & Generational Planning Issues, Retirement Planning & Distribution Rules
Certifications
NAPFA Registered Financial Advisor, CFP®

Mr. Christopher M. Hodgson Sr., CFP®
(508) 990-1583
77 State Rd
Dartmouth, MA
Firm
Coastal Financial Services
Areas of Specialization
Asset Allocation, Business Succession Planning, Comprehensive Financial Planning, Education Planning, Employee and Employer Plan Benefits, Estate Planning, General Financial Planning

Data Provided by:
Mr. Steven D. Martin, CFP®
(508) 993-1942
651 Orchard Street
New Bedford, MA
Firm
SII Investments
Areas of Specialization
Asset Allocation, Business Succession Planning, Charitable Giving, Comprehensive Financial Planning, Divorce Issues, Education Planning, Elder Care
Key Considerations
Average Net Worth: Not Applicable

Average Income: Not Applicable

Profession: Not Applicable

Data Provided by:
Mr. Paul B. Guillet, CFP®
(508) 763-0853
1523 Main St.
Acushnet, MA
Firm
Paul B. Guillet, CPA
Areas of Specialization
Estate Planning, Investment Planning, Retirement Planning, Tax Planning

Data Provided by:
Ms. Asta Muldoon, CFP®
(508) 837-6443
275 Martine St Ste 302
Fall River, MA
Firm
Ameriprise Financial Services,
Areas of Specialization
Asset Allocation, Business Succession Planning, Comprehensive Financial Planning, Investment Management, Retirement Income Management, Retirement Planning, Risk Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000

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



Data Provided by:
Mr. Michael J. Dicarlo Jr., CFP®
(508) 717-3245
670 State Road
North Dartmouth, MA
Firm
Ameriprise Financial Services,

Data Provided by:
Mr. Paul Nikalai Georgadarellis, CFP®
(508) 993-8549
32 William St
New Bedford, MA
Firm
Ameriprise Financial Services,
Areas of Specialization
Comprehensive Financial Planning
Key Considerations
Average Net Worth: $250,001 - $500,000

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

Profession: Service Professionals

Data Provided by:
Ms. Sandra Reynolds, CFP®
(508) 636-6521
1125 State Rd
Westport, MA
Firm
Financial Planning Alternative

Data Provided by:
Mr. Thomas J. Pavlovich, CFP®
(508) 916-2480
Suite 300
Fall River, MA
Firm
Blanchard & Associates, a financial advisory practice of Ameriprise Financial Services, Inc.

Data Provided by:
Mr. Neal Borges, CFP®
(508) 837-6443
275 Martine St.
Fall River, MA
Firm
Ameriprise Financial Services,
Areas of Specialization
Asset Allocation, Business Succession Planning, Comprehensive Financial Planning, Employee and Employer Plan Benefits, General Financial Planning, Insurance Planning, Investment Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000

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

Profession: 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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