The
MANUFACTURED HOUSING GLOBAL NETWORK
Home     Privacy & Security     Contact Us    
 
What do you want to know about manufactured housing?
Manufactured Housing Web Search
Home Search     Forum Search     Business Search    


Financing   Buy A Home Sell A Home Repair & Renovation Free Classifieds   Forums Books Insurance

Financial Consultants Oskaloosa IA

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.

Mr. Craig A. Wassenaar, CFP®
(641) 628-1871
701 Main St
Pella, IA
Firm
Wassenaar Financial Group, Inc
Areas of Specialization
Charitable Giving, Comprehensive Financial Planning, Debt Management, Education Planning, Estate Planning, General Financial Planning, Investment Management
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000



Data Provided by:
Wells Fargo - Pella
(641) 628-1606
712 Washington St
Pella, IA
Type
Branch
Office Hours
Mon-Fri 08:00 AM-05:00 PM
Sat 08:00 AM-12:00 PM
Sun Closed

Boyle & Henderson, P.C.
(641) 673-4571
133 North Market
Oskaloosa, IA
 
Jean Mote
Mote Wealth Management, LLC
(319) 393-4020
4300 Northwood Drive NE
Cedar Rapids, IA
Expertises
Women's Financial Planning Issues, Helping Clients Identify & Achieve Goals, High Net Worth Client Needs, Retirement Planning & Distribution Rules, Planning Concerns for Corporate Executives, Ongoing Investment Management
Certifications
NAPFA Registered Financial Advisor, CFP®

Laura West
West Financial Advisors, LLC
(515) 382-2960
1400 Fawcett Parkway
Nevada, IA
Expertises
Retirement Plan Investment Advice, Ongoing Investment Management, Tax Planning, College/Education Planning, Women's Financial Planning Issues, Advising Employee Benefit Plan Participants
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA/PFS

Mr. Patrick K. Moriarity, CFP®
(641) 628-2191
800 Main St
Pella, IA
Firm
Broker Dealer Financial Services Corp

Data Provided by:
US Bank - Pella Office
(641) 628-2121
801 Broadway St
Pella, IA
Drive Up Hours
Mon 07:30 am to 05:30 pm
Tue 07:30 am to 05:30 pm
Wed 07:30 am to 05:30 pm
Thur 07:30 am to 05:30 pm
Fri 07:30 am to 06:00 pm
Sat 07:30 am to 12:00 pm

Brian McKibban
Syverson Strege & Company
(515) 225-6000
4400 Westown Parkway, Suite 405
West Des Moines, IA
Expertises
High Net Worth Client Needs, Helping Clients Identify & Achieve Goals, Planning Concerns for Corporate Executives, Planning Issues for Business Owners, Charitable Giving - Trusts & Foundations, Ongoing Investment Management
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Wayne Van Heuvelen
Horizon Consulting & Investment Services, Inc.
(515) 252-0796
2400 86th Street, Suite 19
Urbandale, IA
Expertises
Ongoing Investment Management, High Net Worth Client Needs, Hourly Financial Planning Services, Tax Planning, Retirement Planning & Distribution Rules, Estate & Generational Planning Issues
Certifications
NAPFA Registered Financial Advisor, BA, CFP®, JD, MA

Johnne Syverson
Syverson Strege & Company
(515) 225-6000
4400 Westown Parkway, Suite 405
West Des Moines, IA
Expertises
High Net Worth Client Needs, Helping Clients Identify & Achieve Goals, Planning Concerns for Corporate Executives, Planning Issues for Business Owners, Charitable Giving - Trusts & Foundations, Ongoing Investment Management
Certifications
NAPFA Registered Financial Advisor, AEP, CAP, CFP®, ChFc, CLU, MSFS

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 ...

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


© Copyright 2008 Express Network Solutions
Manufactured Housing Global Network

Page Cached @ Tuesday, 18th January, 2011 @ 02:00am

Served by checkov .xpr.com
@ 02:01:59