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Financial Consultants Omaha NE

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.

Michael Karstens
Karstens Investment Counsel, Inc.
(402) 492-2727
10250 Regency Circle, Suite 100
Omaha, NE
Expertises
Advising Medical Professionals, Estate & Generational Planning Issues, Ongoing Investment Management, Retirement Planning & Distribution Rules, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, AIFA, BS, CFP®

Keith Smith
K.P. Smith Asset Management
(402) 392-0509
9910 N. 48th Street Suite 112
Omaha, NE
Expertises
Ongoing Investment Management, Retirement Plan Investment Advice, Estate & Generational Planning Issues, College/Education Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, PhD

Mr. Steve R Sadler, CFP®
(402) 334-7265
1111 N 102nd Ct Ste 320
Omaha, NE
Firm
Ameriprise Financial Services,
Areas of Specialization
Asset Allocation, Comprehensive Financial Planning, Estate Planning, Insurance Planning, Investment Management, Retirement Income Management
Key Considerations
Average Net Worth: $500,001 - $1,000,000

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

Profession: Business Executives

Data Provided by:
Mr. Randall L. Jensen, CFP®
(402) 391-0222
9850 Nicholas St.
Omaha, NE
Firm
Nabity-Jensen Investment Management, Inc.

Data Provided by:
Mr. Lance C. Jones, CFP®
(402) 934-5959
310 Regency Parkway Suite 140
Omaha, NE
Firm
Lance Jones Financial Services, Inc.

Data Provided by:
Jason Hiley
Karstens Investment Counsel, Inc.
(402) 492-2727
10250 Regency Circle, Suite 100
Omaha, NE
Expertises
Women's Financial Planning Issues, Advising Medical Professionals, College/Education Planning, Estate & Generational Planning Issues, Helping Clients Identify & Achieve Goals, Ongoing Investment Management
Certifications
NAPFA Registered Financial Advisor, CFP®

Mr. Michael D. Sufficool, CFP®
(402) 397-2112
1111 N. 102nd Court, #100
Omaha, NE
Firm
AXA Advisors

Data Provided by:
Mr. John T. Clark, CFP®
(402) 390-8264
9300 Underwood Ave Ste 500
Omaha, NE
Firm
Northwestern Mutual Financial Network
Areas of Specialization
Comprehensive Financial Planning

Data Provided by:
Ms. Barbara J. Fajen, CFP®
(402) 330-2660
8807 Indian Hills Dr
Omaha, NE
Firm
Seim Johnson Sestak & Quist LL
Areas of Specialization
Accounting, General Financial Planning, Investment Management, Planning for Couples, Retirement Income Management, Retirement Planning, Small Business Planning

Data Provided by:
Mr. Joseph E Elsasser, CFP®
(402) 343-3654
8420 W Dodge Rd
Omaha, NE
Areas of Specialization
Comprehensive Financial Planning, Insurance Planning, Investment Management, Investment Planning, Life Transitions, Planning for Couples, Retirement Income Management
Key Considerations
Average Net Worth: $250,001 - $500,000

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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