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Financial Consultants Portland OR

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.

Derek Lenington
Lenington Financial
(503) 928-5585
107 SE Washington Street, Suite 455
Portland, OR
Expertises
Retirement Plan Investment Advice, Cash Flow/Budgets/Credit Issues, Hourly Financial Planning Services, Middle Income Client Needs, Planning Issues for Unmarried & Same-Sex Couples, Investment Advice without Ongoing Management
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Marilyn Bergen
CMC Advisers, LLC
(503) 227-5284
4800 S.W. Macadam Avenue, Suite 305
Portland, OR
Expertises
Advising Medical Professionals, Women's Financial Planning Issues, Planning Issues for Business Owners, Retirement Planning & Distribution Rules, Estate & Generational Planning Issues
Certifications
NAPFA Registered Financial Advisor, CFP®

Robert Pool
Arcadia Investment Advisors
(503) 224-4089
825 NE Multnomah Street, Suite 1160
Portland, OR
Expertises
Ongoing Investment Management, Helping Clients Identify & Achieve Goals, Retirement Planning & Distribution Rules, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, CFP®, CFS, MSFS

Shawn Koch
Koch Financial Partners, LLC
(503) 505-5868
205 SE Spokane Street, Suite 368
Portland, OR
Expertises
Hourly Financial Planning Services, Retirement Plan Investment Advice, Divorce Planning, Planning Issues for Unmarried & Same-Sex Couples, Middle Income Client Needs, Advising Employee Benefit Plan Participants
Certifications
NAPFA Registered Financial Advisor, CFP®, JD

Peggy Kessinger
Cedar Financial Advisors, LLC
(503) 512-5890
3853 SW Hall Blvd
Beaverton, OR
Expertises
Helping Clients Identify & Achieve Goals, Planning Concerns for Corporate Executives, Advising Entrepreneurs, Advising Employee Benefit Plan Participants, College/Education Planning, Ongoing Investment Management
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Ryan McClung
McClung Wealth Management
(503) 639-4070
1500 NE Irving, Suite 430
Portland, OR
Expertises
Ongoing Investment Management, Retirement Planning & Distribution Rules, Estate & Generational Planning Issues, Planning Issues for Business Owners, Real Estate Investments, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA/PFS

David Morganstern
CMC Advisers, LLC
(503) 227-5284
4800 S.W. Macadam Avenue, Suite 305
Portland, OR
Expertises
High Net Worth Client Needs, Planning Issues for Business Owners, Estate & Generational Planning Issues, Retirement Plan Investment Advice, Ongoing Investment Management
Certifications
NAPFA Registered Financial Advisor, AIF, CFP®, MS

James Corbeau
Maas Capital Advisors, LLC
(888) 354-6227
351 NW 12th Avenue
Portland, OR
Expertises
Ongoing Investment Management, Helping Clients Identify & Achieve Goals, Planning Issues for Business Owners, Retirement Planning & Distribution Rules, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Patricia Passon
Encompass Financial Advisors, Inc.
(503) 643-8075
6107 SW Murray Boulevard, #403
Beaverton, OR
Expertises
Ongoing Investment Management, Helping Clients Identify & Achieve Goals, Middle Income Client Needs, Retirement Planning & Distribution Rules, Retirement Plan Investment Advice, Planning Issues for Unmarried & Same-Sex Couples
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Tim Kober
Cedar Financial Advisors, LLC
(503) 512-5890
3853 SW Hall Blvd
Beaverton, OR
Expertises
Hourly Financial Planning Services, Cash Flow/Budgets/Credit Issues, Ongoing Investment Management, Advising Employee Benefit Plan Participants, Middle Income Client Needs, Retirement Planning & Distribution Rules
Certifications
NAPFA Registered Financial Advisor, BS, 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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