商业贷款疯狂到底。一千万在何难？ （5）

有人想过这种美事吗：
不花一分现金，买一个商铺，每个月供相当于月租。有人以为我又要放卫星了，其实OWNER FINANCING在商业地产的交易当中相当普遍。尤其是买家是用家的时候。

很多的小生意者因为信用不够，或是经营业绩不够稳定，如果他们想置业（自营），很难从银行那里得到贷款，但是他们有可能得到卖家贷款。有时候需要一些首期，有时候一分钱都不用出。卖家就是银行的角色，双方请律师起草一个贷款合同，同时也将物业抵押给LENDER，也就是卖家。

对买家的好处自然是经济上没有压力，对卖家也有很大的好处。
第一是可以把商铺快速地出手，省掉地税和其它的支出，当然也省了心。通常商业地税是居民地税的3倍左右，所以商业地产最大的噩梦就是空置，地税和保险费会吃掉大量的现金，所以只要是原业主决定退休，结业，通常都希望卖出，越快越好。

第二好处是有一笔不错的稳定收入。利率通常比银行同期要高一些，大约高一个百分点。

Seller financing is a loan provided by the seller of a property or business to the purchaser. Usually, the purchaser will make some sort of down payment to the seller, and then make installment payments (usually on a monthly basis) over a specified time, at an agreed-upon interest rate, until the loan is fully repaid. In layman's terms, this is when the seller in a transaction offers the buyer a loan rather than the buyer obtaining one from a bank. To a seller, this is an investment in which the return is guaranteed only by the buyer's credit-worthiness or ability and motivation to pay the mortgage. For a buyer it is often beneficial, because he/she may not be able to obtain a loan from a bank. In general, the loan is secured by the property being sold. In the event that the buyer defaults, the property is repossessed or foreclosed on exactly as it would be by a bank.

我2014年买进一个工业厂房，75%银行贷款，三年内只还利息，另外卖家又乐意给了我30万元贷款，年利率6%，也是三年内只还利息，到期才还本金，我只出了12万出头就控房了，现在只租出了一半面积，一年就能收15万多。银行是FIRST LIEN，卖家是SECOND LIEN。非常感谢我的两个债主，这卖家在佛罗里达，托律师办的一切，我们面都没见过，就借了30万元，不是亲人胜是亲人呀。当初，亲戚朋友那里都借不来钱，才逼出来的门路。

反正以后就当个例牌了，没事就找卖家要钱（OWNER FINANCING），没任何坏处嘛。

可能有的人替我发愁呢，这到处疯狂借钱，万一还不上怎么办呢？我有我的秘密武器，明天再说。