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Financial Consultants Saco ME

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.

Ramsey Bova
Moneywatch Advisors, Inc.
(207) 967-0738
6 Proctor Avenue - Goose Rocks Beach
Kennebunkport, ME
Expertises
Retirement Planning & Distribution Rules, Ongoing Investment Management, Helping Clients Identify & Achieve Goals, College/Education Planning
Certifications
NAPFA Registered Financial Advisor, CFP®

Michael Donahoe
On Course Financial Group, LLC
(207) 775-1177
14 Pleasant Street
Portland, ME
Expertises
Retirement Planning & Distribution Rules, Ongoing Investment Management, Estate & Generational Planning Issues, Helping Clients Identify & Achieve Goals, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

Jill Boynton
Cornerstone Financial Planning, LLC
(207) 772-8133
70 Center Street, 2nd Level
Portland, ME
Expertises
Ongoing Investment Management, Cash Flow/Budgets/Credit Issues, Divorce Planning, Hourly Financial Planning Services, Retirement Planning & Distribution Rules, Women's Financial Planning Issues
Certifications
NAPFA Registered Financial Advisor, BA, CDFA, CFP®

Susan Veligor
Cornerstone Financial Planning, LLC
(207) 772-8133
70 Center Street, 2nd Level
Portland, ME
Expertises
Ongoing Investment Management, Helping Clients Identify & Achieve Goals, Estate & Generational Planning Issues, Hourly Financial Planning Services, Women's Financial Planning Issues, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, BA, CFP®

Dr. Jerome B. Price, CFP®
(207) 885-0072
PO Box 1228
Scarborough, ME
Firm
Price Financial
Areas of Specialization
Investment Management, Real Estate, Retirement Planning, Securities, Tax Preparation

Data Provided by:
Karen Elise Kilbride
On Course Financial Group, LLC
(207) 775-1177
14 Pleasant Street
Portland, ME
Expertises
Retirement Planning & Distribution Rules, Ongoing Investment Management, Advising Employee Benefit Plan Participants, Women's Financial Planning Issues, Tax Planning
Certifications
NAPFA Registered Financial Advisor, CFP®, CPA/PFS

Jeffrey Bogue
Bogue Asset Management
207-699-1331 Ext. 6331
415 Congress Street
Portland, ME
Expertises
Retirement Planning & Distribution Rules, Ongoing Investment Management, Planning Issues for Business Owners, Planning Concerns for Corporate Executives, Advising Medical Professionals, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, BS, CFP®

Thomas Rogers
Portland Financial Planning Group, LLC
(207) 771-8821
477 Congress Street, Suite 814
Portland, ME
Expertises
Ongoing Investment Management, Retirement Planning & Distribution Rules, Estate & Generational Planning Issues, Planning Issues for Unmarried & Same-Sex Couples, Insurance Related Issues, including Annuities, Socially Responsible Investments
Certifications
NAPFA Registered Financial Advisor, BA, CFP®

Jeffrey Bogue
Bogue Asset Management
(207) 646-2478
74 Merriland Ridge Road
Wells, ME
Expertises
Retirement Planning & Distribution Rules, Ongoing Investment Management, Planning Issues for Business Owners, Planning Concerns for Corporate Executives, Advising Medical Professionals, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, BS, CFP®

Mr. Roland P. Gagne, CFP®
(207) 282-1122
260 Main St
Biddeford, ME
Firm
Pension Professionals
Areas of Specialization
Asset Allocation, Business Succession Planning, Charitable Giving, Comprehensive Financial Planning, Divorce Issues, Education Planning, Elder Care
Key Considerations
Average Net Worth: $1,000,001 - $5,000,000

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

Profession: Service Professionals

Data Provided by:
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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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