Chong Sheng 1977Nian Cong Zhi Qing Kai Shi

Making Ai Jia a villain is just a joke. How can the Nan family be a villain? Besides, the plan for Guangyu Electric this time is more complicated. Ai Jia needs to do only a few links, and she is not qualified to be the villain leader.

Beginning in 1987, Nan Yi saw the Huang family brothers pulling parallel imports at the Tianzi Wharf in Yangcheng, so he paid attention to the two brothers. Even if the rules cannot be followed, it may be impossible to abide by the laws of the country that are not conducive to business development.

[Pulling orders was a business-prone jargon at the time. It can be directly understood as smuggling. The real meaning cannot be explained. It explains that book lovers will most likely not see it. ]

When it comes to starting a business, Jingxi.com is actually not easy. At the beginning, Nanyi only gave the six sons start-up funds and the supply channels summarized by contacting the source of goods before the opening of Yaqing Company. You can start public relations according to the names on the list.

From the very beginning, Jingxi.com mainly sells domestic electrical appliances, supplemented by customs confiscation channels, and some overseas Chinese or overseas Chinese bring back domestically transferred electrical appliances when the policy allows. At that time, there were two overseas Chinese buying stations in Dongdan and Dashilan. , All the electronic foreign goods recovered there flowed into the hands of Liu Zi.

After the goods have been increased layer by layer, in the hands of the six sons, the cost price quickly catches up with the selling price of other people. In addition, Nanyi regards it as a curse of "paying taxes according to the law". It can be said to be very meager.

Jingxi.com has entered the era of meager profits from the very beginning. In order to maintain profits, profit-sharing promotions will not be too frequent, and they often have to go to the manufacturers to cry and beg for more profit margins.

It can be said that Jingxi.com has taken the most difficult path of development. The speed of accumulation of original capital is less than one-thirtieth of that of its friends. The pen has stabilized the morale of the six sons, and Jingxi Yigou is likely to fall on the way.

In contrast, the development of Guangyu Electric Appliances was later than that of Jingxi Tesco, and the starting capital was not comparable. The initial investment of 30,000 yuan came from quite complicated sources. There were loans and loans. Although the funds were small, the utilization rate and The value generated is very high. With his eloquence, he gave some deposits, bought a batch of goods from Yifa on credit, and sold them again. Guangyu Electric's capital immediately exceeded 100,000.

Just like this five or six times, the quick-witted Huang family brothers have already focused on taking out the moisture that is prone to hair, so as to prevent the middlemen from making a difference.

Obviously they were not successful, and they were pressed by Yifa after walking two or three times. The brothers suffered a bit, but they could continue to get goods from Yifa, so as not to delay the development of Guangyu Electric.

In the years when NEC was selling well, relying on the huge profit margins, Guangyu Electric made a lot of well-known "innovations" in its operations. open.

From 30,000 yuan patched together to a net worth of over 100 million yuan, the price Huang Guomei paid was only half a year in the detention center for smuggling and tax evasion. The price can be said to be very light.

In 1993, the already wealthy Huang family brothers separated. The elder brother Huang Guoliang left Guangyu Electric and plunged into real estate and established the Rhubarb Department. Relying on Guangyu Electric, the younger brother Huang Guomei also launched a diversified business, electrical retail, Real estate, and other miscellaneous things, as long as they can make money, he will do anything. With this, he formed the Xiaohuang Department, and parroted the way of doing business that "businessmen have no territory".

To say that the only generation of masters in the domestic business community is the bank. Regardless of the richest, second richest, third, fourth, fifth, sixth, seventh and eighth richest, hawkers can include the above merchants.

If the bank chokes its neck, it will automatically add the word "little" before the surname and the word "cheap" before the first name. The domineering president will turn into a pug in seconds, with a soft and flattering barking voice, like mountains and flowing water. Call a Wang out of level, Wang out of style.

Earning money is not shabby. Nanyi has been a pug and a dog licker. It is said that Yaqing Company practiced table tennis hard for the purpose of wagging its tail in front of Fan Guangfu.

Even today, Nanyi never forgets to practice dog licking skills. While being licked by others, he is always ready to lick others. When introducing himself, "I am Nanyi" always has humility, those who are full of dragons and tigers The words of domineering will always have nothing to do with Nanyi. There is no tiger's body, tiger's eyes, and tiger's gallbladder.

It looks like a dog from a distance, but it is Nanyi when you look closely. This is quite appropriate to satirize Nanyi.

Hair is born from the heart, Nan Yi's hair is thick and soft, which fully reveals his inner flamboyance, but he is timid and cautious. Unlike Huang Guomei, his hairstyle always switches between hard back hair and shiny hair , with the same amount of whimsy, and with a daring heart, daring to be the first in the world, treating everyone's fawning master as a little silver, or even a little silly silver, and playing with him in the palm of his hand.

In the second half of the 1990s, Japanese electrical appliances were still popular, but Guangyu Electric was so popular that the most profitable business could not expand without limit, but could only do it secretly. small money.

Proper domestic electrical appliances have meager profits. Even if he uses all means to suppress the supply prices of electrical appliance manufacturers, the profits are still not much higher, and the manufacturers dare not speak out against him. The world has a long history of phobia. .

Ms. Dong, who works in an air conditioner, hates him every time she mentions him. If she can, she really wants to eat the man surnamed Huang alive, even if she doesn't dip it in soy sauce.

Of course, this is in private, you have to smile to greet people when you meet, lower your shoes and wear them, you will be three points shorter, before Huang Dong, after Huang Dong, you are auspicious Huang Dong.

Because of this, Huang Guomei felt that this business was boring, and seeing that the rhubarb department was booming in real estate, he also thought of doing real estate.

As for real estate, of course you can't do without the bank. During the trips to the bank to visit the pier, he fell in love with a girl named Bailu. The four modified characters of "Lending Specialist" were added.

Back and forth, the man loves words, the woman loves banknotes, and the two of them fell in love with each other.

Huang Guomei used eight large sedan chairs to marry Bailu home, and she didn't need her family to prepare a dowry, as long as the four big characters were framed and brought over with her.

After being newly married, Huang Guomei's obsession with characters was out of control, especially for some imported words, such as "bank director" and "bank president", and occasionally got a A calligraphy, that is a favorite, you have to take it with you when you go to restaurants, nightclubs, and golf courses.

There is a saying that goes, "Those who are near-walkers get loans, those who are close friends get more loans." Although Huang Guomei was in a period of tightening money when he started real estate, it did not delay him at all in getting loans. , Huang Guomei stared at the word "Lending Specialist" for less than three seconds in her study, and a good idea came like water.

A few days later, Huang Guomei came to the gate of the bank and silently chanted the mantra "Well, well, please close your eyes when it gets dark". When the mantra came out, the eyesight of many people plummeted to the point of blindness. Huang Guomei was domineering. With a hum, he strode into the bank to apply for a mortgage loan for the property he developed.

There is no doubt that it is a mortgage loan, the kind of mortgage loan of "30% down payment, five-year loan", the real estate developed by the left hand, after getting the pre-sale certificate, sell it to the right hand, and the right hand goes to the bank to apply for a loan, the bank approves, and the loan is transferred to the left hand .

The process is such a process, Huang Guomei backed a sum of not low interest, and got 300 million from the bank.

The reason for doing this is because Huang Guomei is an expert in selling electrical appliances, but a layman in real estate. The real estate developed by him is slow to sell due to the large layout design, which seriously affects the return of funds for subsequent development. Seeing that the market is getting better every day, as a A smart person, how could he just watch, no, it's the best policy to use.

However, Huang Guomei held 300 million yuan in his hand and did not invest all the money in real estate. The cost of capital was too high. This industry knows that it is profitable, and it is impossible not to do it, but to change to a smarter approach.

In terms of real estate, Huang Guomei diverted the cash flow generated by Guangyu Electric to the real estate field, but only for the land auction, and did not invest the money in the actual construction process.

In the field of home appliance retailing, there will be a billing period between electrical retailers and electrical appliance manufacturers. The shortest is one quarter, and the longest is a year and a half. Guangyu Electric usually starts at half a year. In order to generate more cash flow and retain more funds, Guangyu Electric's promotional activities are one after another without stopping.

The retained funds were used to buy land, and during the real estate development process, Huang Guomei asked the builder to advance the real estate development funds, and the actual funds he had to invest were very small.

From the whole process of land acquisition, project contracting, sales of uncompleted properties, and owner’s occupancy, the actual funds that need to be invested are only the land acquisition part, and the rest of the funds can be obtained through bank loans and advance funds from construction contractors.

The developer only needs to pay the contractor a part of the deposit, and after the building is capped, the funds will be withdrawn through the sale of uncompleted properties, and then the bank loan and the rest of the builder's project payment can be repaid.

This is probably the process of serious developer development projects. Ninety-nine out of ten domestic developers do this. The only exceptions are a few large companies with Hong Kong capital background, including several subsidiaries of Creativity Real Estate. The mainland has been developing for more than 20 years, and has never allowed builders to advance funds, and they have been asked to borrow money from banks. The president of the bank brought gifts to the company and took people to dinner. Help with a loan.

As soon as a bank is listed, it must be responsible to investors. At least it is necessary to put on a show. Loaning money to companies with good funds (not worrying about repayment) and excellent reputation is the safest way to earn interest. .

Whether it is Tota Construction, Chunshen Construction or Nanchen Construction, at first glance, the business model is relatively conservative. Not to mention dozens of hundreds of projects blooming at the same time across the country, there is no such thing as two projects being carried out at the same time. Another one.

If there are people starting work on both construction sites, it can only explain the bug that one of the construction sites is stuck in the development time of the land.

Neither development speed nor brand is pursued. One project can be split into six or seven independent companies. The three companies are only famous in the industry. In the outside world, in another city, no one may have heard of their names. Even if you have heard of it, it is mostly from the mouths of workers on dry construction sites.

There are three dishes and one soup to eat; high temperature subsidies are closely separated, and high temperature and subsidies cannot be separated; commercial insurance and compensation must keep up, and workers must be protected in case of accidents; wages are paid monthly, and there is no delay or payment.

These are what an unscrupulous capitalist should do, but the number of workers who work on the construction site can enjoy is not worth mentioning. What's more, turning into a malignant tumor of evil, let the workers work for nothing for a year, just like Huang Guomei's Xiao Huang Department.

Xiao Huang is not among the serious developers, one project after another, in order to operate follow-up projects at low cost, Huang Guomei will default on the project payment of the previous project for a long time, even if the funds have been returned.

You must know that debt is not only transferred, but also disappears out of thin air.

Huang Guomei owed money to the builder, the builder owed the contractor, and the contractor owed wages to the workers; the workers couldn’t get their wages and knelt down to the contractor. , begging to settle the bill; the builder explained that he had no money, and put it all in the project; the contractor was in a hurry, and punched the builder to death, or tied up the builder’s wife, etc. The builder had no choice but to sell the property and ran away .

Whether he died or ran away, the creditor would disappear anyway, no, the debt disappeared out of thin air.

Even if you don't die and don't run, you can still procrastinate as long as you can. As long as you procrastinate long enough, you will win. Time is not too amazing. As long as you are willing to give it twenty years, it can turn a thing that can win a certificate into a decisive decision.

Huang Guomei not only played with advance funds and owed debts, but also made installment payments when paying land funds, and also developed a variety of financing methods.

For example, when money tightens, developers can borrow money through usury, use information asymmetry to earn intermediary fees, attract cross-industry investment, and raise funds from foreign investment banks to achieve financing and exit.

Usury borrowing means that after the developer acquires the land, he finds a private lender to obtain a bridge loan at a high monthly interest rate, which is used to pay the land transfer fee or equity transfer fee. After obtaining the land use certificate, apply for a loan from the bank to repay the previous bridge loan.

If the bank does not agree to the loan, the developer can continue to borrow from private lenders, borrowing new and repaying the old, and the cycle continues.

Using information asymmetry to earn intermediary fees means that developers often take advantage of information asymmetry to pay deposits for equity transfers or land auctions first, and then transfer the entire project to other developers, thereby earning a higher premium.

Attracting cross-industry investment refers to attracting other industry companies to enter the real estate field by selling the equity of the project company.

Investing in foreign capital and financing refers to signing a financing agreement with foreign investment banks, promising foreign capital a high rate of return to obtain investment.

According to the regulations of the real estate market at present and in the past two years, the land transfer fee must be paid. Only after paying the land transfer fee can the land use certificate be obtained.

However, Huang Guomei will ask his subordinates to delay the payment of the land security deposit and transfer fee as much as possible. Although he will pay in full in the end, using this delay time will allow him to have more time to mobilize the funds in his hands.

Huang Guomei's unreasonable demands sometimes make his subordinates very embarrassed. When someone complains, he will immediately reprimand his subordinates, "Pu you, you can't even do this well with money?"

Under the pressure of Huang Guomei, his subordinates could only delay various payments by all possible means.

After the pre-project financing is in place, it officially enters the development stage. At this time, the developer can complete the project development by asking the construction contractor to advance funds, so as to relieve their own financial pressure.

In many real estate projects, the developer only invests 20% to 40% of the funds, and the general contractor, subcontractors, steel merchants, cement merchants, and the entire industrial chain of engineering construction bear the remaining 60% to 80% of the development costs.

Although there are regulations that require developers to have more than 35% of their own funds, in fact, many developers can't do it at all, and some developers even let builders start from laying the foundation and advance all the way to the pre-sale permit stage.

In terms of real estate development, Huang Guomei adopted a large number of the above methods. Xiao Huang’s real estate company owed a large amount of land and construction funds, which means that Huang Guomei actually did not invest a lot of money in real estate projects. Advance funds to realize the continuous expansion of their real estate business.

Huang Guomei borrowed eggs to incubate chickens, and the food looks so ugly, why would anyone still be willing to advance money?

On the one hand, advance capital has become an unspoken rule in the real estate industry. Without the ability to advance capital, it is difficult for builders to get projects. They were all bluffed by his title as the quasi-richest man, thinking that a small 35.6 billion is nothing for the richest man.

Huang Guomei was born in a reckless background, and has traveled extensively. He has seen businessmen from all over the world, and he is very precise in controlling the mentality of most businessmen. It's the pig killing list, but in fact he cares about the title of the richest man very much. This title can add value to his investment and allow his merchants to continue playing without domain.

Some people have a similar mentality in the process of cooperating with him, thinking that there is no possibility of Huang Guomei's financial problems, so they cooperate with him with confidence and boldness, but they don't know that Huang Guomei has actually planned it long ago. People only pay attention to the narrowness of the external aura, and the sheep go back one by one.

...

After changing the tea leaves and making another pot of tea, Nan Yi continued to introduce to Ai Jia the content that was not in the materials she had read.

"In China, when the real estate is capped, the developer repays bank loans and pays construction contractors through sales. If the sales situation is not good, or the bank tightens mortgage loans, the developer's capital chain may face rupture.

When this happens, some developers will take risks and use fake mortgages to defraud bank loans. The basic process is as follows: the developer asks relatives, friends or employees to buy the house developed by the developer, and the developer is responsible for the down payment of 20%. Those who don't have to pay, just take loans from banks in their names;

In this way, the bank will give the remaining 80% of the house payment to the developer, and the nominal property rights of the house belong to the buyer, but when someone takes a fancy to this house, it will be sold as a second-hand house. "

Ai Jia interrupted: "Father, in the way you said, the bank tightened mortgage loans. Why can developers still get mortgages? Is there someone in the bank colluding?"

Nan Yi smiled and said: "Of course it is. You have been an intern at Labor Bank since college. You should be very clear about how our bank controls risk. You should also know that there is a cleaning team under the bank's security system."

Ai Jia nodded, "The cleanup of the two traitors is my organization and coordination work."

"I know, your way of punishing people is very creative." Nanyi smiled knowingly, and felt cold again, thinking in his heart that this cheap daughter-in-law is not ordinary ruthless, and has a lot of brains.

Last year, there was a female employee of the Labor Bank who had a lot of money. Ai Jia entrusted the female employee with a heavy responsibility and asked her to take charge of the business in an area with a high incidence of rape cases. She was often so busy that she had to walk at night. became a victim.

"Father, do you think I'm too ruthless?" Ai Jia asked tentatively.

"I don't think it is difficult for people to keep a clear head all the time. They will forget that their income exceeds the exchange value standard generally accepted by society. If we give more, we still can't get their loyalty. Instead, we get more by selling our interests. For us, they are the enemy, and there is no need to be kind to an enemy, especially an enemy from within."

Nanyi waved his hand, "Okay, don't worry about this, let's continue. Huang Guomei used various legal or illegal means to make the little yellow family extremely inflated within ten years. Now the total real estate assets of the little yellow family are in the About 20 billion.

Under the Xiaohuang Department, there are three major segments: electrical appliance retail, real estate, and investment. Before Guangyu Electric went public, its basic business of electrical appliance retail was not very profitable, because it often promoted sales regardless of cost, because the annual sales of more than five billion yuan payroll expenses.

After listing, its profitability has not improved, but it has used the funds raised from the listing to expand vigorously, so that the turnover has soared, which in turn has driven the stock price to soar. "

"Dad, after Guangyu Electric went public, Huang Guomei has cashed out several times, with a total amount close to 10 billion Hong Kong dollars. The information does not mention the whereabouts of the funds."

"It was not mentioned in the information because we did not have accurate and reliable data. We only know that most of the funds returned to the mainland through underground channels, flowed to the capital market, the real estate market, and were used to acquire home appliance retail companies. They were acquired in the name of other hidden companies. , and then sell it to Guangyu Electric Appliances through operation, and the left hand eats the price difference of the right hand.

Huang Guomei has harmed the interests of shareholders, including ours. This is the most important reason why you will be called over by me. The secondary reason is that the boss of Jingxi.com asked me for help. He and I used to be partners. Although the relationship is not so close now, I still want to help him, but there is a charge for providing help. "

"Father, my mission is to help Jingxi.com and double our losses?"

"Not all, you only need to be responsible for part of the work. Tomorrow, you go to meet the boss of Jingxi E-Commerce first, make a connection, and spend a few days to understand the situation of Jingxi E-Commerce. We will meet in Xiangtang on Monday next week. .The codename for this operation, 'Justice, 555'."