Monthly Archives: February 2016

Seller Financing – 8 Types of Seller Financing

Seller financing is extremely powerful because the buyer and the seller have control over all the terms of the transaction. That means that there are virtually unlimited applications for seller financing. However, all of the options for seller financing fall into just a 2 major categories: financing after the closing and financing before the closing.

The following 4 types of financing occur after the closing:

1. Free and Clear Financing – When a seller owns a property “free and clear” there are no liens or encumbrances on the property. In this situation the seller and the buyer are free to make any terms they want to in order to make a deal successful.

2. Equity Only Financing – This type of financing means that the seller only finances their equity in a property. The buyer is responsible for getting new financing to pay-off all of the seller’s encumbrances and liens. The seller is then free to finance the equity in the property.

3.Wrap Financing – This is also known as “subject to” or “blanket” financing. In this situation the buyer takes the property “subject to” the existing mortgage. The buyer is responsible for making mortgage payments to the seller and the seller is responsible for making mortgage payments to the original lender.

4.Combo Seller Financing – This type of financing is a combination of the financing options #2 & #3. The buyer can “wrap” the underlying mortgage and finance the seller’s equity.

The next 4 types of seller financing occur before the closing:

5.Purchase Option – Any time the buyer gives money to the seller (option payment) for the right to purchase the property at a given price (option price) and within a given timeframe (option period) the buyer has a “purchase option”. This is a form of seller financing because the seller still is responsible for the property and any payments until the buyer purchases the property (exercises their option to purchase) or the option expires.

6.Extended Closing – An extended closing is similar to a purchase option except that the extended closing is done with a Real Estate Purchase Contract (REPC). In the extended close the closing deadline is extended or put into the future significantly further than a typical real estate purchase.

7.Open-ended Closing -The open-ended close is also done with the REPC except the closing deadline is tied to a future event (such as the completion of an addition or remodel). The closing only occurs after the future event has occurred or has been completed.

8.Seller Partnerships – In this situation the seller may sell the property or may retain ownership. In either case, the seller contributes the property (and possibly some capital) as their contribution. The buyer would contribute the work and knowledge (and possibly some capital) to create or enhance the property value. The property would then be refinanced by the buyer or sold to a third party. The seller would get his equity and capital contribution plus an agreed partnership split of the additional profits on the transaction.

Car Financing For Anyone Dealing With Low Credit Scores

Bad credit is really poor credit scoring. A person could have bad credit and therefore considered high risk by financial institutions for reasons such as lack of or late payment on bills, credit cards, loans, mortgages, and the like. For most people, bad credit equates to the inability to obtain loans at a good interest rate. Considering that, should someone with bad credit apply for a car loan?

Analyze the Implications

Having bad credit creates several negative results:

-First, rejection on a car loan application.

-Secondly, bad credit allows the lender to raise the interest rate he charges.

-A third negative result is the price of the car itself could be increased from normal by the seller.

Simply receiving a loan from a lender that specializes in bad credit lending does not mean that all is well. Naturally, you will be required to pay back the full amount of your loan plus all interest that is charged to it. For example, someone with an average credit rating could get financing for a vehicle with a moderately low interest rate, such as 10%, on a loan with a seven year term. Someone with a poor credit score, however, would be able to receive a similar loan with an interest rate that could be anywhere between 5% and 26%.

An individual with bad credit will also have to accept a shorter term as well, perhaps two to four years. They might also be made to pay a large down payment, even 50% of the total amount of their loan.

Analyze the Solution

Clearly, financing a car with a bad credit score is a bad idea. What if need to buy a car within the next several days, but your current credit score is not good? You should ask yourself a couple of important questions. Would you really be able to pay a high interest rate? Are you willing and able to use a large part of your monthly salary on a car payment?

Does this all mean that you simply cannot get a car loan if your credit score is bad? No, there is in fact a solution.

By just not thinking about getting financing for a vehicle while you have bad credit, you will avoid the negative effects that can be produced. A first step is doing what you can to make your credit score better. Make sure that your payments are in on time. Be more efficient with your finances. And if you notice that your credit report has irregularities, don’t take time to inform it.

Keep in mind that improving your credit score does not happen overnight. It could require a few months of effort. Considering this, you will be able to postpone your car purchase. But if you stay determined to change your credit from good to bad, in a few short months you will feel quite satisfied driving your new vehicle.

How to Pick a Trusted Financing Advisor

Many business owners and financial executives want to ensure they can rely on an independent ‘trusted’ financing advisor when it comes to their business finances. How does one pick such an advisor? Naturally in today’s environment business owners don’t have time to waste, and if they have financial or growth challenges they are looking for someone that can bring expertise and solutions to their business.

We are constantly told that business owners are looking for a firm they can trust, respect, and has, of course, credentials.

We believe this whole area of developing a trust between the advisor and the company is a two way street. It is incumbent on the business owner to make sure the goals and needs of the company are made very clear. Business owners or financial managers should not blur the issues to the point that each party does not understand the goals and the respective roles.

When a trusted financing advisor is chosen he or she needs to be given access to the reins and information on the business and its challenges.

Business owners need to ensure that the specialist firm they are dealing with has experience either with the challenges they are facing, or the particular industry the customer is in. Many business financing challenges are industry specific, so this is not the time to be training and advisor on your business! Most people realize though that many financing challenges are somewhat generic in nature, so although an industry expertise is often helpful, it is clearly not always 100% required.

The business owner and financing advisor need to be able to have effective dialogue and communication on what the operational and financing issues are. Many times there are what we call ‘ warning signs ‘, yet in other cases companies are already clearly in trouble.

A financing advisor needs to be given information and clarification on issues related to:

– Sales
– Profits
– Currenet lenders
– Working capital issues
– Asset issues
– Future goals of the company

Naturally the above list is hardly all inclusive, but it is a solid start to the dialogue. The business absolutely has to have a handle on what the intermediate term goals are. Management needs to have a strong sense that the business advisor can assist in the recovery, and the advisor must be given the tools that he or she needs.

Both the business owner and advisor should have frank discussions around the probabilities of success and the timelines associated with that success. What’s realistic, what isn’t.

Business owners and financial executives should clearly check the background and experience of the advisor. References are of course highly recommended. Professional affiliations are of course important, but not critical. References from lawyers, bankers, and accountants are often excellent sources of information. The business advisor should clearly be indicating they have the right attitude and credentials around the business owners financing needs. It is certainly not unrealistic to have solid discussions around timelines and action items responsibility.

Ultimately business is of course people, so chemistry is important, and the business owner should have a sense they could work with the financing advisor. However, at the end of the day you don’t have to like people to get the job done ( it certainly helps though!). Credibility and experience are ultimately always at the top of the list.

All engagements should of course be documented properly re success, work fees, etc. A credible business financing advisor will of course be willing to sign any required non-disclosure document.

In summary, a trusted business financing advisor is a valuable ‘ out of the company ‘ asset to any firm. Business owners and financial mangers should choose such an advisor carefully, and pay important attention to the qualities and capabilities that advisor can bring to the table, and ultimately, the firms success.

Perpetual Income Through Seller Financing – Free and Clear Seller Financing

The average homeowner in America already holds the secret to perpetual income and endless cash flows in their hands and they don’t even realize it. There are some real estate investors who grasp the concept of cash flow and will spend large amounts of money to purchase these income producing properties. The fact is that anyone one who owns a piece of real estate is already in possession of the most important ingredient in the cash flow formula. Now they just need a little education.

According to the 2005 census nearly 33% of homes in the United States were owned free and clear, meaning that they no longer have a mortgage that encumbers the property. These homeowners certainly have achieved a certainly level of financial maturity. But how are these great investments benefiting these owners?

Consider this hypothetical example. John Homeowner bought his home for $100,000 at 7% interest which gave him a monthly payment of approximately $700/month (PITI). By the time John paid off his home mortgage the value of the home has gone up to $200,000. Now John has an asset (his home) worth $200,000 but that investment isn’t a great performing asset because he is making $0 return annually on this investment.

Now consider this cost/benefit analysis for John’s situation. By doing nothing but living in his home John is saving $8,400 each year (12 months x $700/mo mortgage payment) because he has no mortgage payment. But if John were to make the same $200,000 (the current value of his home) and invest it into an investment that had a return of just 4.5% he would make $9,000/year (better than his savings by over $600). And if he were to make a smart and safe investment of that same $200,000 at 6% ($12,000/year), 8% ($16,000/year) or 10% ($20,000/year) his return would be far better than the $8,400 savings that he has by owning his property free and clear.

Here is how this scenario relates to seller financing. Let’s say that John has to move to another city and he is forced to sell his home. John understands the power of seller financing and he decides to sells his home to a buyer using “free and clear seller financing”. Because John offers seller financing he is able to sell his home quickly and for slightly more than average market value. Imagine that John sells his home with the following terms: 1.) 5% down payment ($10,000), 2.) $200,000 principle balance, and 3.) 8% interest only payments ($1,450/mo, $16,000/year).

John can now move to a new city and find himself a home for about $200,000. He is able to purchase the property with 5% down payment and can borrow the balance of the purchase price at a 6% interest rate. So John now has a principle balance of $190,000 at 6% which gives him a payment of about $1,140/mo. John now has a positive cash flow of over $300/month (the difference between his investment payment and his current mortgage payment). Not only does he have a positive cash flow but the principle value of his asset stays at $200,000 but the principle value of his new home will amortize and eventually go away giving John additional value (a second asset of significant value). Now his original house is actually paying for his new house with additional cash flows.

What happens if John doesn’t want to move? Because John is savvy he knows that he can do this same process without leaving his home. Imagine that John pulls the equity out of his home through a traditional refinance at 6%. He now has roughly $200,000 to invest in another house. John pays cash for the next house and then he sell that house to a buyer using “free and clear seller financing.” The buyer pays 5% down with a $200,000 principle balance and 8% interest only payments. Without leaving his home John and just created his $300/month cash flow and the monthly income is now paying off the refinanced mortgage.

What happens when the buyer eventually refinances or sells the property and John’s seller financed mortgage is paid off? John will find another home to buy with the cash and sell it using seller financing. This is how John can create perpetual income through seller financing. In fact, any home owner can create perpetual income through seller financing following this cited example.

Let’s consider the risks to “free and clear seller financing”:

Risk 1 – What happens if the buyer stops making payments? When the buyer purchased the property they gave a $10,000 down payment. In addition, the seller was saving $8,400/year because the property was owned free and clear. If any of this money was saved then there should be more than enough money to hire an attorney to foreclose on the property. The owner takes the property back and sells it again. The new buyer will give a new $10,000 down payment and if property values have gone up then the owner will be able to increase the principle balance and possibly the interest rate which will increase the cash flow. In most typical situations the original owner is actually in a better situation after the foreclosure and 2nd sale.

Risk 2 – What if the buyer destroys the property? The purpose of home insurance is to protect the lender (the owner) in case of property destruction. So if the buyer destroys the home the owner will make an insurance claim and have the home professional restored (paid for by the buyer’s insurance premiums).

Risk 3 – What if the property values go down? It doesn’t matter. The buyer is still obligated to make the mortgage payments regardless of market conditions.

Risk 4 – What if the buyer defaults in a down market? Then the owner can foreclose using the buyer’s down payment money (or personal savings) and then resell the property. The owner may end up sell it for less because of the market conditions. Or, the owner can invest the positive cash flow into private mortgage to protect the investment (principle balance). Or, the owner could take the property back and then rent it until the market recovers and at which point the property will sell at the market higher values. Or, the owner could invest their money in a partnership with a trusted real estate investor who will buy the property and assume most or all of the risk for a slightly lower return on the invested money but with a guarantee on the investment (principle).

Risk 5 – How will I know if the buyer’s payments are being made? A good practice is to use a third party escrow company to receive the mortgage payments from the buyer. The third party escrow company will then send the owner a receipt of payments along with the payment money. This way all the money is being tracked for financial and legal reasons.

Seven Tips on How to Raise Finances Successfully

Here are my seven tips to help you raise finance for your business.

Many non finance experts are wondering how they can lay hands on cash to start or expand a business. I think it is fair to say the information available in the market is less than clear. For that reason, I am going to quickly share with you my seven tips to help you raise finance. I am confident you will find this information invaluable.

1. Be clear about the amount of finance you are looking for. There is nothing worst than being ambivalent about how much you need when faced with a potential investor or lender.

2. Be clear about what you want the money for. No wise investor or lender will hand over their cash when you are not sure what you want the money for. It is always advisable you have a clear breakdown of how you expect to use the money, with clear estimates of costs of resources you plan to purchase. It might be that your cost estimate may change with time, as inflation is outside the control of your business. Be ready to amend your estimates in your business plan if it changes before you meet with a potential investor.

3. You need a business plan and you need one that is robust with financial forecasts included in the form of profit and loss, balance sheet and cashflow. Your financial forecast should have key financial indicators which accountants call ratio analysis. I have seen business plans that only consist of financial figures. This is not a business plan it is merely a financial plan. Do not make the same mistake. Your business plan must provide details about your business, your vision, mission and strategic objectives. It must also provide details about your target market, marketing and sales strategy. You want to ensure the plan is compelling and by compelling I mean really persuasive and influential. My company help clients put together compelling business plan.

4. You certainly want to be able to explain your business plan to potential lenders and investors confidently. If you can’t do this, you will rapidly lose their trust. Lenders and investors want to know you have a team of experts in the business, that will support the delivery of the plan (this does not mean they are your staff) but equally if you own the business, they expect that you should be able to explain you business plan to them with confidence. You may call upon the professional accountant as many do to explain the figures at formal meetings.

However, as the owner of the business, if you can explain the figures, you will even grasp their attention very quickly. Presenting to investors and lenders is all about influencing other people to do what you want them to do. Don’t forget this salient point. Do all you can to influence lenders or investors to part with their money by taking the necessary steps to be well informed about every aspects of your business plan. Stay clear from cheap plans that will ultimately lack in quality and don’t achieve your goals. Whether you are in business or starting a business, there are some expenses you will have to incur and if you fail to do so, your business dies. Sorry I am being blatantly honest with you as I want you to succeed.

5. Make sure that you present yourself well, when you meet with investors and lenders. The way you dress and speak matters. Every step of the way you are being observed. Your presentation must be compelling. This is why we provide training seminars in financing your business to help you develop the right knowledge base so that you give yourself the added advantage when you are faced with potential investors and lenders.

6. Finally, think correctly and positively. Your mental life is one you have to take control over. One of the secret of success is the ability to take control of your mind and direct it to what you want to see happen in your life. If you want to raise finance, you can’t be talking about defeat and doubting your ability to do so successfully. I covered this aspect of “Mind Power” in my book “My Business Is My Business- Learn How to Earn a Fortune” and I have produced audio CDs on the subject of the power of the mind. You may want to grab a copy and learn more about this. Remember, you have something to offer the investor or lenders.

Investors and lenders of money make their money through your ideas. They sell money for interest or dividend to those with great ideas that will generate profits. So the relationship is two ways. All you have to demonstrate is that your deal will help them realise their dreams. They have to see it clearly and so it is up to you to show them how it will work. Stay clear from fuzzy language and terminology that will only serve to distract from raising finance when faced with the opportunity to do so. Do not use jargons familiar in your industry but not outside your industry.

7. Finally, solicit the support of experts. You do not want to be “Jack of all trade and master of none”. Remember, the money you pay for our services is not an expense, it is an investment in your business. Change your perception of money. This is one of the causes of success. Successful people always pay for good advice. The opposite is equally true for people who repeatedly fail in business and life generally.