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Financial Consultants Rapid City SD

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 Kahler
Kahler Financial Group
(605) 343-1400
1010 9th Street, Suite 1
Rapid City, SD
Expertises
Real Estate Investments, Ongoing Investment Management, Helping Clients Identify & Achieve Goals, High Net Worth Client Needs, Retirement Planning & Distribution Rules, Planning Issues for Business Owners
Certifications
NAPFA Registered Financial Advisor, CFP®, ChFc, MSFP

Mr. Christopher B. Green, CFP®
7145 Prestwick Rd
Rapid City, SD
Firm
Green Wealth Management, Inc.
Areas of Specialization
Asset Allocation, Comprehensive Financial Planning, Education Planning, Investment Management, Investment Planning, Retirement Income Management, Retirement Planning
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000

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



Data Provided by:
Ms. Myrna L. Mitchell, CFP®
(605) 343-1408
4116 Heidiway Ct
Rapid City, SD
Firm
Consultative Services, Inc. dba Myrna Mitchell, MBA, CFP
Areas of Specialization
Asset Allocation, Budget Development, Comprehensive Financial Planning, Education Planning, Elder Care, Employee and Employer Plan Benefits, Estate Planning
Key Considerations
Average Net Worth: $500,001 - $1,000,000

Average Income: $50,001 - $100,000

Profession: Not Applicable

Data Provided by:
Mr. David W. Schmidt, CFP®
(605) 342-5434
2834 Jackson Blvd
Rapid City, SD
Firm
Dave Schmidt Insurance Agency,

Data Provided by:
Mr. Spencer J Miller, CFP®
(605) 399-3110
909 Saint Joseph St Fl 6
Rapid City, SD
Firm
Morgan Stanley Wealth Management
Areas of Specialization
Asset Allocation, Comprehensive Financial Planning, Investment Management, Investment Planning, Life Planning, Life Transitions, Long-Term Care
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000

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



Data Provided by:
Mr. Thietje A. Hunt, CFP®
(605) 399-2741
2040 W Main St
Rapid City, SD
Firm
Ameriprise Financial Services
Areas of Specialization
Estate Planning
Key Considerations
Average Net Worth: $100,001 - $250,000

Average Income: $50,001 - $100,000

Profession: Legal Professionals

Data Provided by:
Mr. Duncan D. Mcrae, CFP®
(605) 721-9588
2800 Jackson Blvd.
Rapid City, SD
Firm
Investment Centers of America
Areas of Specialization
Asset Allocation, Budget Development, Business Succession Planning, Comprehensive Financial Planning, Divorce Issues, Elder Care, Employee and Employer Plan Benefits
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000

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

Profession: Self-Employed Business Owners

Data Provided by:
Mr. Donald L. Frankenfeld, CFP®
(605) 348-8441
3601 Canyon Lake Dr Ste 2
Rapid City, SD
Firm
Frankenfeld Associates

Data Provided by:
Mr. Bruce E. Nearhood, CFP®
(605) 716-8931
333 West Blvd Ste 120
Rapid City, SD
Firm
First Interstate Bank

Data Provided by:
Mr. Ted J. Norman, CFP®
(605) 343-7555
625 Main St
Rapid City, SD
Firm
Ameriprise Financial Services, Inc.

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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