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Home Appraisal Services Peabody MA

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.

Michael Leavitt
(978) 777-1262
13 Madison Ave
Peabody, MA
Company
Appraisal Network Corp.
Appraisal Types
Residental, fha, hud, edi, erc
Licensing Information
License Number: 75339
Insured
Counties Served
Barnstable, Bristol, Essex, Middlesex, Norfolk, Plymouth, Suffolk, Worcester

Data Provided by:
Bob Kelter
(617) 771-0579
35 Locust St
Lynnfield, MA
Company
Appraisals 4 U
Appraisal Types
Residental, fha
Licensing Information
License Number: 70985
Insured
Counties Served
Berkshire, Essex, Franklin, Hampden, Hampshire, Middlesex, Norfolk, Suffolk, Worcester

Data Provided by:
Jose Camacho
(978) 762-4954
41 South Main St #705 P.O. Box 705
Middleton, MA
Company
East West Appraisal Group
Appraisal Types
Residental, fha, va
Licensing Information
License Number: 2709
Insured
Counties Served
Essex, Middlesex

Data Provided by:
HARRIET BEACH
(781) 631-4290
28 Sewall Street
Marblehead, MA
Company
COASTAL APPRAISAL SERVICES
Appraisal Types
Residental, fha, hud, edi
Licensing Information
License Number: MA Certified Residen
Insured
Counties Served
Essex

Data Provided by:
Joe Cornette
(781) 438-4175
14 Bow Street
Stoneham, MA
Company
Cornette Appraisal Services
Appraisal Types
Residental, edi
Licensing Information
License Number: MA CR#1078
Insured
Counties Served
Essex, Middlesex, Norfolk, Suffolk

Data Provided by:
Steven M. Long
(978) 536-7048
41 Pine Street Unit 14
Peabody, MA
Company
Long Real Estate Appraisers
Appraisal Types
Residental, Commercial, fha, edi, erc
Licensing Information
License Number: 3827
Insured
Counties Served
Essex, Middlesex, Suffolk

Data Provided by:
Jonathan C Craig
(781) 245-4500
PO Box 1212 Lynnfield Ma 01940
Lynnfield, MA
Company
The Craig Companies
Appraisal Types
Residental, fha, va, hud, edi
Licensing Information
License Number: ra 1981 cr
Insured
Bonded

Data Provided by:
Jose L. Camacho
(781) 899-2100
41 South Main Street #705 P.O. BOx 705
Middleton, MA
Company
Real Service Appraisal Company, INC
Appraisal Types
Residental, fha, va
Licensing Information
License Number: 3992
Insured
Counties Served
Essex, Middlesex, Norfolk, Plymouth, Suffolk

Data Provided by:
Michael Gentile
(781) 245-8083
1 Centre Street
Wakefield, MA
Company
ACE Appraisal
Appraisal Types
Residental, fha, va, hud, edi, erc
Licensing Information
License Number: 1648
Insured
Counties Served
Essex, Middlesex, Norfolk, Suffolk

Data Provided by:
Bonnie Baldwin
(781) 488-7771
133 Sagamore Avenue
Medford, MA
Company
Baldwin Investments Appraisal Group
Appraisal Types
Residental
Licensing Information
License Number: certified general #1
Bonded

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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