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Home Appraisal Services Cheyenne WY

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.

William Moriarity
(307) 634-5575
P. O. Box 2126
Cheyenne, WY
Licensing Information
State: WY

License Number: 250
Company
Wjm Inc., A Wyoming Corp
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Sharee (Dani) Smith
(307) 775-6284
P.O. Box 1828
Cheyenne, WY
Licensing Information
State: WY

License Number: 309
Company
Bureau Of Land Management
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

James Coulter
(307) 638-1153
306 East 18Th Street, #2
Cheyenne, WY
Licensing Information
State: WY

License Number: 104
Company
James W. Coulter Appraisal Ser
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Richard Mc Kee
(307) 777-3804
5300 Bishop Blvd.
Cheyenne, WY
Licensing Information
State: WY

License Number: 452
Company
Richard M. Mc Kee
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Tracy Page
(307) 631-0116
6129 Shannon Avenue
Cheyenne, WY
Licensing Information
State: WY

License Number: 844
Company
Tracy Page
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Kerry Olson
(307) 777-4589
P. O. Box 272
Cheyenne, WY
Licensing Information
State: WY

License Number: 117
Company
Game And Fish Department
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

John Hardung
(307) 635-7503
3553 Ridge Road
Cheyenne, WY
Licensing Information
State: WY

License Number: 400
Company
Hardung Appraisal
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

John Sherman
(307) 631-1771
1422 West 32Nd Street
Cheyenne, WY
Licensing Information
State: WY

License Number: 27
Company
John Sherman , Mai
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

James Weppner
(307) 635-2006
3553 Ridge Road
Cheyenne, WY
Licensing Information
State: WY

License Number: 175
Company
Weppner Appraisals
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Michael A. Vigil
(307) 634-9595
6617 Prairie Hills Drive
Cheyenne, WY
Company
Appraisal REsource
Appraisal Types
Residential, Commercial, FHA, VA, EDI capable.
Licensing Information
State Licensed In: Wyoming
State License or Certification Number: 827
License/Certificate Type: Certified General.
Counties Served
Laramie, Albany, Goshen, Platte, Carbon.

Data Provided by:
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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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