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Home Appraisal Services Arnold MO

The first thing to remember when trying to convince a seller to sell at a 10% cap is to make him think that it is still a 7 or 8 percent cap or less. The seller has no right to know your numbers -- they are yours because you have taken the time and effort to learn them.

GENE DWIGGINS
(800) 330-3682
9724 SAPPINGTON RD
ST LOUIS, MO
Company
NATIONAL APPRAISAL SERVICES, INC
Appraisal Types
Residental, fha, hud, edi, erc
Licensing Information
License Number: RA003214
Insured

Data Provided by:
Timothy R. Toal
(314) 707-8176
441 Summer Top Ln.
Fenton, MO
Company
Toalhouse Appraisals
Appraisal Types
Residental
Licensing Information
License Number: 2004003252
Counties Served
Franklin, Jefferson, Lincoln, Saint charles, Saint clair, Saint louis, Saint louis city

Data Provided by:
James J kaestner
(636) 227-2757
1707 Connemara Dr
Ballwin, MO
Company
Kaestner Appraisal
Appraisal Types
Residental, fha, va, hud, edi, erc
Licensing Information
License Number: RA001509
Insured
Counties Served
Franklin, Jefferson, Saint charles, Saint louis, Saint louis city

Data Provided by:
Linda Bridger
(618) 604-8269
2462 Imbs Station Rd
Millstadt, IL
Company
Metro East Appraisals
Appraisal Types
Residental, fha
Licensing Information
License Number: 556.003118
Insured
Counties Served
Madison, Saint clair

Data Provided by:
George Williams
(314) 630-6574
594 Summit Hills Dr
Fenton, MO
Licensing Information
State: OK

License Number: 12886CRA
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

BRENDA OR LUCAS
(314) 416-7987
4709 THEISS RD
ST. LOUIS, MO
Company
B. SCHROEDER APPRAISERS,INC.
Appraisal Types
Residental, fha, va, hud, edi, erc
Licensing Information
License Number: RA 002702
Insured
Counties Served
Franklin, Lincoln

Data Provided by:
Anthony R. Krankeola
(314) 968-4452
719 W. Frisco Ave.
St. Louis, MO
Company
Ark Appraisal Services llc
Appraisal Types
Residental, fha, hud, edi
Licensing Information
License Number: RA 003087
Insured
Counties Served
Johnson, Saint charles, Saint louis, Saint louis city

Data Provided by:
Don Hall
(314) 398-3694
2715 Salena St
St Louis, MO
Company
Vision Appraisals
Appraisal Types
Residental, fha, hud, erc
Licensing Information
License Number: 2005013818
Insured
Counties Served
Jefferson, Saint charles, Saint louis, Saint louis city

Data Provided by:
Keith Roberts
314-453-1614 x236
14426 S. Outer 40 Rd.
Chesterfield, MO
Company
Keeven Appraisal Service
Appraisal Types
Residental, fha, hud, edi, erc
Licensing Information
License Number: RA001054
Insured
Counties Served
Franklin, Jefferson, Lincoln, Saint charles, Saint louis, Saint louis city, Warren

Data Provided by:
William Heyden
(314) 842-3555
9730 E. Watson Rd. Ste. 105
St. Louis, MO
Licensing Information
State: KS

License Number: 1860
Company
W.H. Heyden & Associates
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Data Provided by:

How to Convince the Seller to Sell at Your Price

PARK INVESTOR TIP: How to convince the seller to sell at your price
Sun 10/18/09 01:26:49 pm
Dave Reynolds Archive

The first thing to remember when trying to convince a seller to sell at a 10% cap is to make him think that it is still a 7 or 8 percent cap or less. The seller has no right to know your numbers -- they are yours because you have taken the time and effort to learn them. You are putting these numbers together to represent your best estimate of the income and expense you will incur when you take over. You will not run the park the same way as the seller. Therefore you base your decisions on these numbers (just as the Seller would if he were buying the park).

Once you have completed your diligence and have a tight, 100% accurate budget, you know what the park can really produce in cash flow. Normally, this is much less than the seller told you. Sometimes, in rare cases, it is higher. In any event, to achieve your 10% cap, you are probably going to have to get the seller to reduce his price.

The first step is to "cook the books" yourself. Look at any expense item that the seller gave you that is higher than what it should actually be. Leave all of those numbers at the seller' s level. Next, tack on some more expenses for the "grey area" numbers such as administrative, travel, and management. And then add on a ton of proposed "essential" capital expenditure items, such as re-building the roads and utilities -- even if you have no interest in ever replacing them. You are about to enter in to a negotiation, and you need room for the seller to enact some negotiating.

Once you have all the pieces, arrange to meet with the seller. Have a complete set of your numbers to show him (bring two sets). Pick a neutral area to meet, like at a restaurant, so that you have his sole focus. If you meet at his home or office, you may get constantly interrupted.

The first key is to get him in the habit of saying "yes". Go down the numbers with him, starting with the revenue numbers. Start with easy assumptions like "the rent is $200 per month, right?" And get him to say "yes". Get him to say "yes" many times before you hit the "increased" expense items such as administrative and capital expenditure reserves. He may start disagreeing with you at this point, that ' s only natural. Be sure not to put a final tabulation on the sheet you have given him. He'll go straight to the bottom and know what you are up to.

Once you have gone down all the numbers, show him a second, new page. This one will have the totals and also the amount of debt these numbers will support. Use the bank as your negotiation weapon. Tell him that you would like to pay him more, but the bank will only loan so m...

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