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Home Appraisal Services Cumberland RI

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.

CAROL
(401) 726-5496
110 ARMISTICE BLVD
PAWTUCKET, RI
Company
ROY APPRAISAL SERVICE
Appraisal Types
Residental, fha
Licensing Information
License Number: RI00570R

Data Provided by:
Louis Ferri
401+467-9616
156 Paine Ave
Cranston, RI
Company
AAL REALTY INC
Appraisal Types
Residental, fha, hud, edi, erc
Licensing Information
License Number: A00803L
Counties Served
Bristol, Kent, Rewport, Providence, Washington

Data Provided by:
Mike Halpin
(617) 620-6061
11 Meadowview Road
Foxboro, MA
Company
Mass Appraisals
Appraisal Types
Residental, fha
Licensing Information
License Number: 100609
Insured
Counties Served
Barnstable, Berkshire, Bristol, Dukes, Essex, Franklin, Hampden, Hampshire, Middlesex, Nantucket, Norfolk, Plymouth, Suffolk, Worcester, Barnstable, Berkshire, Bristol, Dukes, Essex, Franklin, Hampden, Hampshire, Middlesex, Nantucket, Norfolk, Plymouth, Suffolk, Worcester, Bristol, Kent, Rewport, Providence, Washington

Data Provided by:
Jennifer Sullivan
(508) 230-9300
15 Sun Terrace
South Easton, MA
Company
Sun Appraisal Co., Inc.
Appraisal Types
Residental, fha
Licensing Information
License Number: 4183
Counties Served
Barnstable, Bristol, Norfolk, Plymouth

Data Provided by:
Rina Cametti
(508) 850-9090
115 Lincoln Road
Walpole, MA
Company
RC Appraisals
Appraisal Types
Residental, fha
Licensing Information
License Number: 70745
Insured
Counties Served
Providence, Barnstable, Bristol, Essex, Middlesex, Norfolk, Plymouth, Suffolk, Providence

Data Provided by:
Lori Carroll
(508) 336-2500
1460 Fall River Avenue Suite 10
Seekonk, RI
Company
Carroll Appraisal Services
Appraisal Types
Residental, fha, hud
Licensing Information
License Number: A00842R
Insured
Counties Served
Bristol, Kent, Rewport, Providence, Washington

Data Provided by:
Glenn/Brian
(508) 678-1336
84 GAR Hwy
Swansea, MA
Company
Southeastern R.E. Appraisal Services
Appraisal Types
Residental, fha, hud
Licensing Information
License Number: 162cr
Insured
Counties Served
mabarnstable, mabristol, madukes, maessex, mamiddlesex, manantucket, manorfolk, maplymouth, masuffolk, maworcester

Data Provided by:
bob
(508) 294-5208
po box 347
easton, MA
Company
reilly r.e. appraisals
Appraisal Types
Residental, fha
Licensing Information
License Number: ma cert. 75182
Insured
Counties Served
mabristol

Data Provided by:
Scott Timulty
(508) 326-2879
199 Poquanticut Avenue
North Easton, MA
Company
Timulty Real Estate Appraisal Services
Appraisal Types
Residental, fha, edi, erc
Licensing Information
License Number: MA75036
Insured
Counties Served
Bristol, Middlesex, Norfolk, Plymouth, Suffolk, Worcester

Data Provided by:
Mark Hevenor
(401) 398-7677
700 Main Street East Greenwich, RI 02818
East Greenwich, RI
Company
Markus Appraisal, Inc.
Appraisal Types
Residental, Commercial
Licensing Information
License Number: RI A00790G
Insured
Counties Served
Bristol, Kent, Rewport, Providence, Washington, Bristol, Franklin, Norfolk, Bristol, Kent, Rewport, Providence, Washington

Data Provided by:
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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