Let’s take a look at the facts: Housing prices are rising at a clip of 10-15% per year, tuition costs are rising by an average of 10% each fall, and energy costs – well, the average rise in prices depends on the week you happen to be looking at, but double-digit increases have been the norm for the past few years. And now, the really depressing fact: Average wage increases have hovered between a measly 3 and 4 percent for the past three years. Now what, you ask, does any of this have to do with car financing?Hey, as simple as can be stated, it boils down to numbers. Interest rates: These are the hidden little killers that can destroy retirement plans and lifestyles over the course of a lifetime. Car financing is the second most important credit-related decision you will ever make, the first being the mortgage on your home. So, just as an example, let’s say that you make $30,000 per year and are looking to finance a $25,000 car over five years. The difference between attaining approved car financing at 6% interest and 16% interest equals $130 per month if you take the loan out over 5 years! And here’s the clincher – a 3% annual increase in salary will net you an extra $900 per year (and that’s before taxes), while saving $130 per month on your car financing puts nearly $1600 more dollars in your pocket. (And hey, that’s after taxes!) Even a few percentage points difference on your car financing can actually equal or exceed the raise you got from work this year!I had no idea those tiny numbers could add up to so much money! What is my best option for getting an approved car finance plan – with the lowest interest rates?In the end, your credit rating, and the interest rates it commands, can make or break you over the course of your life. Car financing is not rocket science, but you really have to be careful with the numbers – or you can end up paying thousands of dollars more than you have to. Your best approved car finance option is probably going to be obtained through a bank or credit union. The great things about getting your car financing through a bank is that you tend to get the best rates, personalized service, and you don’t have to worry about some pushy car salesman trying to shove useless add-ons down your throat every five minutes! However, banks and credit unions have higher car-financing standards, so you need decent credit to consider this as an option.But wait a minute – the banks always take forever to process a loan, and the salesperson at the dealership can get me approved in minutes!This is very true. But there is a price for that convenience, isn’t there? The dealer almost always offers you a higher rate on car financing – and be prepared for them to try and sell you every single add-on you never wanted in the hour it takes them to fill out the paperwork! That approved car finance arranged through the dealership may save you a week over financing through a bank – but just a few percentage points difference in interest rates can easily cost you $1,000 more each year for the entire length of your loan. So in the end…how much is that week worth to you?All right…the dealer can be a bad option for car financing – but what about those online places that can approve me in minutes?In all honesty, the Internet can be a great place to secure approved car finance. With the ability to hop around and shop the different sites, you can definitely get some decent interest rates, sometimes comparable to those offered by a bank – plus you can get approved in minutes, and be driving your new car in a day or so. So what’s the catch? Well, the Internet has more than its fair share of scammers just looking to get your social security number and other vital information. If that car financing information ends up in the wrong hands…well, you can do the math! Plus, the ‘Net can be terribly impersonal at times – but it is still a viable option for approved car finance at competitive interest rates.Impulsive and poorly made car financing options can literally cost you the price of an entire new car over the course of your life. Approved car finance is available through a number of outlets, and each has its own benefits and disadvantages. However, if you want to be able to afford actually driving your new car someplace other than home and work for the next few years, you may want to avoid the inflated car financing, AND those useless add-ons, offered by dealerships.
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Your Bank and Business Financing – Reality Check
Business owners and managers want to compare equipment finance companies to their bank and for a good reason; a bank is a company’s first point of reference when borrowing money or financing equipment or an expansion project. A bank is the most obvious place to start and a secure place to store your money and use their multiple services. But what a bank does not do well, both historically because of their structure and the recent tightening of the credit market, is offer business financing for capital assets (equipment). Yet many people get confused when looking for an equipment loan because they are not seeing the whole picture; this is a case where you definitely want to compare apples to apples to get the best results.Here are a few points to compare; these are not set in stone but based on years of experience, these trends apply a majority of the time.1) Total Dollars Financed – banks normally require that you keep a balance of 20% or 30% of the equipment loan amount on deposit. This means they are only financing 70% or 80% of your equipment costs because you have to keep a certain amount of YOUR money in a fixed account for the duration of the loan. In contrast, an equipment finance company will cover 100% of the equipment including all “soft” costs and will only request a one or two month prepayment. No fixed deposits required.2) Soft Costs – banks also will normally not cover “soft” costs like labor, warrantees, consulting and installation which means these costs come out of your pocket. An equipment finance company will cover 100% of the equipment price including “soft” costs and some projects can be financed with 100% “soft” costs which no bank would ever consider.3) Interest Rates – this is the most popular question in the finance world; what’s my rate? If the bank requires 30% deposit in a fixed account then that automatically raises a 5% interest rate to a 20% rate. Now people will argue that you get that deposited money back at the end of the term but that is money which you do not have access to and has an opportunity cost associated with it. Equipment finance companies target their financing rates between 3-5% for cities and 7-9% for commercial financing which is a real fixed rate and not under-stated as the bank rates can be thus independent finance company rates are very competitive with “true” bank rates.4) Process Speed – banks often take weeks to review and approve a finance request while independent finance companies normally only take a few days and can work much more quickly. Finance underwriters only review business financing while a bank has other types of requests clogging their channel.Banks also have many more levels of approval and review to pass while independent finance companies normally only have two, underwriting and credit committee. Even with complicated deals, the finance company’s process is always faster.5) Guarantee – banks require, as a standard part of their documentation, a blanket lien on all assets, both personal and business assets are used as guarantee against default on the loan. Your business assets, your home, your car, and your boat can all be on the line when entering into a bank transaction. This may also be the case with an equipment financing company but if your business operation is solvent then only your business will be listed as collateral and not your personal assets; this is known as a “corp only” approval.6) Monitoring – banks require yearly “re-qualifying” of all their business accounts which means on the anniversary date of your loan each year, you must submit requested financial documents to assure the bank that everything is going well and nothing has affected your business in a negative way. Finance companies do not require anything during the term of the loan or finance as long as the monthly payments are made on time. Nobody will be checking into your business or policing what you do.When comparing your bank financing to an independent equipment finance company, you have to make sure you are evaluating all the key parameters, not just one. Clearly, the fine print and terms of the transaction are more important than the big numbers. Banks work well within their space but have proven time and again not to be as flexible or solution-oriented as an independent finance company which solely focuses on business lending can be.
Should You Invest in Residential Or Commercial Properties?
Most people in Northern CA started investing in real estate by buying their own homes. And most have made money as real estate in Northern CA has continued to appreciate in value. So when they move up, they decide to rent out their first homes. And then they acquire a few more homes. They know they have negative cash flow but make a profit because of appreciation. This is the typical story how most real estate investors invest in residential properties. So far luck has been on their side.As the interest rates have gone up gradually in the last 12-24 months while the rents in the Bay Area remain very much flat, the negative cash flow gap is widening. The risk for investing in residential properties is increasing. The same old formula of investing may not work anymore. In the best case, investors may still make money but not as much in term of percentage since the value of real estate is pretty high already. In the worst case, investors may lose money as residential real estate may remain flat or even decline in value. Is there a solution for real estate investors in Northern CA? Of course, these investors can use the same old formula in a new area that has potential for appreciation. So the key is to find this new area. They just have to talk to someone who knows this new area. It could be Bakersfield or Sacramento or Fresno. Alternatively, investors can put money in commercial properties: retail strips, shopping centers, medical office buildings. Let’s just explore this paradigm shift to see if it makes investment sense.1. Income: commercial properties generate 50 to 200% more rental income compared to residential properties in the Bay Area. In addition, there is no rent control for commercial properties. So landlords can charge your tenants as much as the market permits.2. Leases: in general commercial real estate leases are more favorable to landlord compared to residential leases. Besides the base rent, tenants also have to pay landlord for property taxes, insurance and all maintenance expenses. These leases are called Triple Net or NNN leases. Because of this type of lease, commercial properties are better maintained than residential properties. Besides, the NNN leases also take away a lot of risks from the landlord as maintenance costs are unpredictable. On the other hand, landlords tend to defer maintenance on residential properties to reduce the cost. Consequently, the deferred maintenance will have negative impact on the value of the properties.3. Better Tenants: tenants for commercial properties are financially stronger. They may be Walmart or Home Depot with billions of dollars in the bank. They are less likely to nickel and dime with you. In addition, they also guarantee the lease with their assets. If for some unforeseen reasons they have to vacate the property, they continue to pay the rent or find another tenant to sublease it. They are also motivated keep your property in good condition to attract their customers to their stores. While majority of residential tenants are good, some think once they pay the rent they have a license to trash your properties and then disappear in thin air with no forwarding address!4. Long term lease: commercial tenants are less likely to move. They often sign 5-10 year leases. Tenants like Walgreens, and Walmart sometimes sign 20-50 year leases. In contrast, residential leases are short term. They could move out to a new place a mile away to get a $25 rent relief! It’s a fact that the turn over rate for residential tenants is very high compared to commercial tenants. As a landlord, this gives you more unneeded migraine headaches and stress.5. Management: It’s much easier to manage a 10-tenant shopping center than 10 individual homes in 10 different places. As a matter of fact, if you own 10 residential rentals your tenants most likely have worn you down and we are exhausted. They often move out in the summer just around the time you want to take off for vacation. Yes, it’s a fact that residential properties are very management intensive because of high turn over rate. If you have to hire a property manager, it also costs more in terms of percentage of the rent to manage residential properties. Besides, it probably is a full time job just to manage these 10 property managers!6. Income Tax Returns: it’s much easier to keep track of records for income tax purposes for a 10-unit shopping center than 10 separate residential rentals in several states. You just need to have one file for the shopping center while you will need 10 folders for 10 residential rentals. The task becomes more challenging as the IRS requires you to keep records for several years. Your out-of-state income tax return is also thinner for a 10-unit shopping center than 10 residential rentals.7. Tax Write-offs: commercial properties offer the same tax write-offs, 1031 exchange as residential rentals.8. Credit Scores Impact: most people don’t know that once they have about 10 residential mortgages, their credit scores will start going down. The credit bureau reasons that credit risk is higher the more money you borrow and 9-10 mortgages seem to be the threshold. On the other hand, commercial mortgages have no negative impact on your credit scores as these mortgages are not reported to the 3 credit bureaus.9. Pride of Ownership: most commercial properties are referred to by name and not by their addresses, for example Lion Plaza, or Valley Fair Shopping Center. They could be trophy properties that offer enormous pride of ownership. You get lots of respect when you tell people you own a certain shopping center they know.10. Investment size: commercial properties often require substantial amount of money so it’s not meant for someone with a modest amount of money.So if you want to work hard for your money or bet on appreciation then invest in residential. If you want to work smart, go after commercial properties. Commercial real estate investment is a more prudent way to invest in real estate if you have more equity for down payment. Each month you have strong positive cash flow so you don’t need to rely on just appreciation to make money. So if you have not invested in commercial real estate, you now know why you are not among the elite group of real estate investors. You probably wonder where you should go from here if you want to explore this possibility further. In the coming issues, these topics will be discussedo Which commercial property should you invest?o Where should you invest in commercial real estate?o How to pick and choose a good commercial propertyo What you should know before hiring a property management companyIf you cannot wait for those articles, you can sign up for a free seminar about Commercial Real Estate Investment at Transmercial. San Jose Real Estate Investor Club (phone number 408-264-3198) occasionally offers a similar seminar for a small fee.