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Home Appraisal Services Logan UT

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.

Lenard Owens
(435) 743-9300
67 East 100 North
Logan, UT
Licensing Information
State: ID

License Number: CGA-206
Company
Lenard J Owens
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Thomas Singleton
(435) 752-7290
Box 37
Providence, UT
Licensing Information
State: ID

License Number: CGA-236
Company
Thomas D Singleton
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Jack Draxler
(435) 752-1488
1946 N 1650 E
North Logan, UT
Licensing Information
State: ID

License Number: CGA-2433
Company
Jack R Draxler
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Bette Jacobsen
(435) 752-6273
1173 Wasatch Drive
Logan, UT
Company
Jacobsen Appraisal
Appraisal Types
Residential, FHA, EDI capable.
Licensing Information
State Licensed In: Utah
State License or Certification Number: 5468518-CR00
License/Certificate Type: Certified Residential.
Counties Served
Cache, Box Elder, Rich

Data Provided by:
Craig Warren
(801) 752-2244
2072 North Main, Ste 201
North Logan, UT
Licensing Information
State: WY

License Number: 187
Company
Western Ag Credit
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Adam Rodgers
(435) 752-5917
210 W Center Street
Logan, UT
Licensing Information
State: ID

License Number: CRA-2579
Company
Adam W Rodgers
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Wayne B. Harris
(208) 745-9330
18 N. Yellowstone Hwy
Rigby, ID
Company
Harris Appraisals Inc.
Appraisal Types
Residential, EDI capable.
Licensing Information
State Licensed In: Idaho
State License or Certification Number: LRA-75
License/Certificate Type: Licensed.
Counties Served
Jefferson, Bingham, Bonneville, Bannock, Clark, Fremont, Madison, Teton.

Data Provided by:
Leon Holland
(435) 752-4462
Po Box 347
Millville, UT
Licensing Information
State: ID

License Number: CRA-2026
Company
Leon J Holland
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Craig Turner
(435) 752-2146
2072 North Main, Suite 201
North Logan, UT
Licensing Information
State: WY

License Number: 945
Company
Western Agcredit
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Scott Parkinson
(435) 764-2166
110 Summit Dr
Smithfield, UT
Licensing Information
State: ID

License Number: CRA-369
Company
Scott M Parkinson
Appraisal Certifications
Certified Residential
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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