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Financial Consultants Wahiawa HI

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.

Monica Jennings
Jennings Financial Planning, Inc
(808) 792-0088
1600 Kapiolani Blvd., Suite 1000
Honolulu, HI
Expertises
Helping Clients Identify & Achieve Goals, Ongoing Investment Management, Retirement Plan Investment Advice
Certifications
NAPFA Registered Financial Advisor, CFP®, MBA

David Jacobs
Pathfinder Financial Services, LLC
(808) 728-4396
555 Paakiki Place
Kailua, HI
Expertises
Helping Clients Identify & Achieve Goals, Ongoing Investment Management, Retirement Planning & Distribution Rules, Estate & Generational Planning Issues, Charitable Giving - Trusts & Foundations
Certifications
NAPFA Registered Financial Advisor, CFP®, PhD

Mr. Martin M. Arinaga, CFP®
(808) 548-2234
95-720 Lanikuhana Ave
Mililani, HI
Firm
Chinen & Arinaga Financial Grp

Data Provided by:
Ms. Martha C. Henrickson, CFP®
(808) 895-0560
59-611 Akanoho Pl
Haleiwa, HI
Firm
Henrickson & Associates

Data Provided by:
Mr. Berton K. Hamamoto, CFP®
(808) 487-9500
98-030 Hekaha St
Aiea, HI
Firm
Property Profiles Inc
Areas of Specialization
Real Estate

Data Provided by:
Harry Kasanow
Kasanow & Associates: Wealth Management
(808) 382-1511
3268A Paty Drive
Honolulu, HI
Expertises
Ongoing Investment Management, Retirement Planning & Distribution Rules, Retirement Plan Investment Advice, Planning Issues for Business Owners
Certifications
NAPFA Registered Financial Advisor, BS, CFP®, M.Ed.

Mr. Gary S. Ota, CFP®
(808) 622-2900
P.O. Box 860728
Wahiawa, HI
Firm
Gary S. Ota, CPA, Inc.

Data Provided by:
Stuart K. Pinho, CFP®
(808) 627-0706
c/o First Hawaiian Bank
Mililani, HI
Firm
BancWest Investment Services, Inc
Areas of Specialization
Comprehensive Financial Planning, Education Planning, Elder Care, Estate Planning, Insurance Planning, Retirement Income Management, Retirement Planning
Key Considerations
Average Net Worth: $250,001 - $500,000

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

Profession: Service Professionals

Data Provided by:
Mr. Jeffrey K. Alameida, CFP®
(808) 375-6219
68-315 Crozier Drive
Waialua, HI

Data Provided by:
Mr. Kelvin S. M. Lau, CFP®
(808) 456-0232
98-1277 Kaahumanu Street
Aiea, HI
Firm
Golden Sword Alliance
Areas of Specialization
Asset Allocation, Business Succession Planning, Charitable Giving, Comprehensive Financial Planning, Divorce Issues, Education Planning, Elder Care
Key Considerations
Average Net Worth: $5,000,001 or more

Average Income: $250,001 - $500,000

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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