Chong Sheng 1977Nian Cong Zhi Qing Kai Shi

"The Imperial Hotel."

"Well, after the promulgation of the "Regulations on Controlling Land-related Financing" in March, has there been any change in the business strategies of the major real estate clubs in Tokyo?"

"There has not been much change for the time being. They hold too much real estate and land. It is not easy to turn around. Moreover, although bank loans have become more difficult, the scale of Jusen is expanding, and financing channels have not been affected too much. big impact."

[Jusen can be understood as a shadow bank. It is a kind of financial company whose funds mainly come from banks and credit unions. In order to evade the policy, he put on a layer of camouflage for himself.

There is even a relatively advanced "children's loan". The current young people's loan, until he becomes a grandfather, his grandchildren can repay the loan; The loan is repaid by the grandson, and the loan is passed on from generation to generation. ]

"Still expanding?" Nanyi asked in surprise.

"Yes, Jusen has been kidnapped by commercial real estate equity. He holds too much land in Tokyo. Many of the land we sold have flowed into their hands. They can no longer turn back. They can only make mistakes and continue to support them."

“What do you think the Ministry of Finance will do next? What will Yasushi Mie [BoJ governor] do?”

"The Ministry of Finance will deleverage. It is determined not to let the real estate bubble continue to expand. Then the bank will continue to raise interest rates and raise financing costs, so that people cannot increase leverage to buy houses. Mie Yekang probably will not save the credit unions that are in trouble. Instead, he thinks that eliminating Get rid of these bad apples, and the overall financial system will be healthier."

"Do you think it's a bit late to pierce the real estate bubble now, and too much national wealth is stored in real estate. If housing prices fall several times in a row, how many families will become negative equity?"

Masami Uedo shook her head, "I don't think it's too late. Bursting the bubble now can wake up most Japanese people from the bustling emptiness and let them understand that Japan's economy is not as prosperous as it appears, squeezing out real estate. Take the opportunity to focus back on the manufacturing and electronics industries, and work hard, and Japan will eventually rise again.”

"What about families with negative equity?"

"Every big change requires someone to sacrifice. They are not chosen victims. This is their own subjective choice."

"Oh, Yami, you are really cruel."

"I learned it all from the president." Ueto Masami smiled.

"Nonsense, I'm a kind person." Nanyi closed the documents in his hand, "Let's discuss what will happen after the real estate bubble is burst."

"Chairman, if the real estate bubble is burst, more than 7 million people working in Tokyo's real estate industry will face unemployment. At least half of the 7 million jobs have families. Based on a family of three, 14 million The livelihood of the above people will be affected, this is a direct impact, and there are indirect impacts.

Co., Ltd. with large investments in real estate will face a broken capital chain, high debts, and then bankruptcy. A large number of people will face unemployment. Others include individuals who are directly involved in real estate investment. They rely on real estate for their entire lives, and house prices fall , The loan cannot be repaid, some people will choose to commit suicide, some people will become black households, even if they choose to face it directly, they will face the house being confiscated, leaving them with nothing and no fixed place to live. "

Masami Uedo sighed, "Japan will enter a low-desire society. Brand-name clothes, bags, and golf will all stay away. There will be more alcoholics, and the business of izakaya will definitely improve."

Nan Yi listened to Uedo Masami's words, but he was thinking in his stomach, "Bai Ri Fei Sheng Service Company needs to change its product positioning in the next few years, temporarily reduce the supply of high-end coffins, and develop more low-end and cheap products."

"How do those housewives whose husbands commit suicide and have children below them feed their stomachs and raise their children?"

Masami Uedo bit her lip, hesitated for a moment, and said, "Entering the custom industry where it is easier to make money, the custom industry in Tokyo should be very developed in the next few years."

"Are you talking about a contradiction? The economic situation has deteriorated, income has decreased, everyone is covering their pockets tightly and dare not spend, who will patronize custom shops?" Nan Yi asked knowingly.

"Tourists, custom shops will develop customer groups of foreign tourists, and relevant legislation may also be changed."

"Then do you think the scale of the custom industry will be large enough for us to invest? Register a new club to provide financing services for custom shops and nightclubs in Ginza."

"There should be good returns, but, President, will our participation in this kind of investment..."

"Low-level?"

"Yes."

"Is it legal in Japan?"

"legitimate."

"That's enough. Providing financing to the custom industry can also be regarded as indirectly creating jobs. We are doing good deeds and the merits are immeasurable."

"President, you are really good at making excuses."

"I'm not making excuses. Before filling their stomachs, everything else is secondary. Talking about morality to hungry people is the greatest immorality in itself. What we should do is to let them fill their stomachs first. As for Morality, leave it to others to discuss."

"Hehe, President, it's obviously for profit, why did you turn it into a noble cause as soon as you said it?"

"Stop being naughty and talk about college students."

"The psychological gap between college students will be relatively large. They have witnessed the golden age of employment. In order to attract fresh college students, major clubs have tried various methods.

Help college students repay tuition loans, invite ungraduated college students to go to the club for internship with high salary, and try to stay in the company after graduation.

The head of the club that goes too far will take the interns to the custom shop, and there will be an interview fee for the interview, and a housing fee after joining the job.

College students graduating in the next few years will encounter a depression period, and the employment market will reverse. Don’t say that they can’t enjoy the treatment of their predecessors, even if they can’t find a job, even if they find a job, the salary should not be as good as before. Good days Gone forever. "

"The good is gone, life has to go on, you have to find a job, you have to find a job, you have to rent a house, and when the house price falls, you can contact the bank and get non-performing assets from the bank. We have to enter the field of real estate management."

"President, it is still impossible to predict how far the housing price will fall. Even if we buy non-performing assets with a 12% discount, we may lose money."

"Therefore, it is necessary to have a competent evaluation part, to have a correct and objective evaluation of the value of real estate, and to buy real estate whose price is lower than the actual value and the location is good, and there is a high probability of reappreciation in the future."

"President, do you want to lease the real estate you bought to recover part of the investment, and then wait for the real estate in Tokyo to appreciate again?"

"right."

Nan Yi nodded.

"President, you should know the laws and regulations related to real estate leasing in Japan?"

There are generally two ways to sign a contract for renting a house in Japan, a fixed-term contract [regular borrower's contract] and an ordinary contract [ordinary borrower's contract].

Fixed-term contracts are easy to understand. Sign a fixed lease period, such as one year. After the expiration, the tenant must move out. Of course, you can also negotiate an extension. This kind of contract, the landlord has a lot of initiative, so in Japan It is not popular. If you want to sign this kind of contract with tenants, the rent will often be kept very low.

You can rent a house of 100,000 yen, reduce it by half or less, and then subsidize the tenant with a lot of moving expenses [the cost of moving in Japan is very high], and the tenant will be willing to sign a fixed-term contract.

When it comes to ordinary contracts, there are few rights on the landlord, only obligations.

First of all, there is no need to increase the rent. This year’s price will be the same next year. Secondly, don’t try to drive the tenant out. Generally speaking, as long as the tenant pays the rent on time, he can live as long as he wants;

Even if the rent is in arrears for one or two years, the landlord has no right to evict the tenant. Japanese law prohibits "self-relief", that is, it can be done by itself, such as cutting off water and electricity, and intimidating others. The landlord can only go through judicial procedures. If things go wrong, the tenant can sue the landlord with his backhand.

In fact, going through judicial procedures may not be able to drive the tenant away. As long as the tenant is a hobgoblin and continues to rely on it, the landlord has almost no legal recourse.

If the landlord wants the tenant to move out, he can only provide the tenant with a "legitimate reason" within one to half a year after the contract expires - the landlord has more reasons for using the house than the tenant, and the house may collapse, except These two clauses are almost impossible to ask the tenant to leave. The tenant is too noisy to complain to the neighbors. The tenant’s crime is not a reason. The landlord’s death is not a reason. The heir has to inherit the rental contract.

There is only one most effective and least labor-saving way to get the tenant to move out obediently, and that is to talk about compensation and give the tenant satisfactory compensation.

If the tenant wants to terminate the contract, it is relatively simple, as long as the landlord gives a written notice three months before the contract expires, the landlord has no right to refuse to terminate the contract.

In a word, the one who rents a house in Japan is the uncle.

"Of course, you were the one who helped me find those legal provisions back then. Yami, after all, there are still a small number of difficult tenants, and most of them are reasonable and can be negotiated. What is the annual rate of return on renting in Tokyo now?"

"About 6.9%, but this rate of return should not be maintained." Masami Uedo thought for a while and said.

"It's okay, we don't need such a high rate, only about 5% is enough." Nanyi paused and said, "How do you judge the future tourism market in Japan?"

Nanyi asked this question, and Masami Uedo immediately responded, "After the bubble burst, the Ministry of Finance and Tourism will use tourism as a breakthrough to restore the economy. In the next few years, there should be more and more tourists in Japan. So, President, what are your plans? Make a homestay?"

"Yes, and the real estate we buy, the main target customers will be foreigners living in Japan. Let's start the project analysis and see how much our expected return can be. If it is too low, we will treat it like we did before. explain."

"President, what is your expectation?"

"That depends on how much of our own funds need to be invested. I hope this will be a financing project or a low-return fund. The less our own funds are invested, the better."

"Hay."

Nanyi spread his hands, "Okay, that's all for real estate, let's talk about other things."

"What do you want to talk about, Yongwei-kun?"

Hearing Nanyi talk about private affairs, Uedo Masami relaxed and teased Nanyi.

"About this name, you have no right to ridicule me. Don't forget that I asked you to mail the book "East Love" from Tokyo to the capital, and you haven't even read it."

"It's not my style after reading the cover, so I didn't read it."

"Hmm, let's go for a walk." Nanyi and the two walked out of the office to the bare open space outside, "Have you decided what kind of tree to plant here?"

"Podocarpus, Acer palmatum, and some shrubs."

"Very good, remember to communicate with the security guards, don't cause them too much trouble."

"When making a plan, they will be involved."

"Um."

Nanyi bent down to pick up a stone from the ground, and put it in his hand.

"A long time ago, I felt that the prospect of video games was very good, but at that time the game industry could not bear my expectations, and Nan's funds were relatively tight, and the money had to be spent on more important places.

Today, Nan's funds are relatively abundant, and the game industry is also showing a blowout situation. It is time for us to expand our layout in this field. "

"Does Nan want to set up his own game company?"

"No, pure investment is fine. Invest in game companies or studios with more potential. Investing in the game field is not only for financial returns, but also for exploring remote 3D perspective control."

"The 3D of the 3D movie?"

[3D movies had a golden age in the 1950s. Masami Ueto knew that 3D movies were not surprising, and 3D stereoscopic was not a new concept in 1990, and 3D software had already appeared on the market. ]

"Yes, in the previous retaliation in Sierra Leone, our self-explosive interest group tested the drone drone swarm. Although the actual combat effect was not good, it was because our technology was not good enough. In time, with technological breakthroughs , Drones will definitely be able to display amazing combat capabilities.

Large unmanned aerial vehicles, both in Israel and the United States, have been put into practical use. The trend of future wars may be that various unmanned aircraft, unmanned tanks, and robots fight on the front line, and people hide in turtle-like fortresses for remote control. .

When the technical strength is equal and the number of machines is the same, the competition is the control level.

Of course, war has little to do with us. What I’m thinking about is the future. As humans grab resources faster and faster, it’s hard to guarantee that one day we humans won’t dig and explore areas that are not suitable for humans to live in. Sometimes, digging machines and exploration machines need remote control;

It is conceivable that the cost of such a remote-controllable machine cannot be lowered. Of course, we have to hand over the control of this kind of machine to personnel with high control skills, but how should we train such personnel and how should we evaluate their level? "

"Video game competition?" Uedo Masami asked tentatively.

"Yes, for the time being, I have thought of this method. Investing in games is only the first step. What we really need to pay attention to is when games suitable for online confrontation appear, organize various competitive competitions, and study and summarize which types of talents are the best. What we need, and then sum up a set of training models.”

"President, this should be a relatively distant thing, right?"

"Who knows, maybe there will be a big explosion in technology. Thirty or fifty years later, what we expected will appear? At that time, most of us are not dead yet, and we may still have the opportunity to see flying cars flying all over the sky. Maybe see Until something in a sci-fi movie comes true.

In "2001 A Space Odyssey" in 1968, videophones were realized 20 years earlier, and even the facilities prepared for the Beijing Asian Games this year have videophones;

In June of this year, Schwarzenegger's "Total Recall" had an unmanned driving scene. This is not very new, and the real thing has already been made, although it is a bit bad;

In "Blade Runner" in 1982, there were digital billboards and videophones. After the development of liquid crystal technology, the realization of digital billboards will not be a problem.

There are many others, so I won’t give examples one by one. I want to say that some things that we think are very far away may be very close to us, even if they are really far away, we should start to explore them. "

"Hehe, president, you are paving the way for the young president before you are thirty years old?"

"It can also be said that family inheritance is always accompanied by sacrifice and accumulation. People, when they have no children, they live for themselves. When they have children, the focus is on them. I am actually very selfish. My father does It’s not very competent.”

"President, I think you have done a good enough job. Not only have you been able to accompany you, but many of Nan's projects are long-term investments. It is obvious that you are preparing for the little president. In addition, many of your arrangements are also for The next generation is laying the groundwork."

"Hehe, I'm not a genius, and I don't dare to expect my children to be geniuses. I don't dare to think about the mutation of one generation. I can only think about the accumulation of three generations." Nan Yi patted Uedo Masami on the arm, "You are the same, in the future Your child inherits your property and can always run faster than others. What's more, the Nan family is not the same surname of my Nan family, but the Nan family of all Nan people. As long as the big tree does not fall, it can always protect itself people."

"As long as the elite system remains unchanged, the Nan Clan will never fall." Masami Ueto said firmly.

"Well, I'm leaving. In order to let you not worry about my thoughts, I will not participate in the connection meeting in the afternoon. You can discuss a result and inform me."

In the afternoon, the EPC and the Nanyi Office will hold a project seminar online to go through all the projects invested by Nanyi, increase investment or wait and see, or cut them off directly. Several of the projects are Nanyi’s main investment Yes, if he participated in the meeting, not everyone would dare to speak out their true thoughts.

"President, I know you are talking about Huayi. The result of the discussion should not be what you want. Huayi has invested too much, and there is no hope of making a profit. Unless you are forced to continue investing, otherwise, most people will definitely In favor of killing the project or taking over the company."

"Forget it, let's see if everyone prefers to cut it off or take it over."

At the beginning, Hui Zesang promised Ni Guangnan that he would not intervene in Huayi's affairs for five years. Now it has been almost six years. Huayi has not even shown the hope of achieving a balance of payments, not to mention making a profit. It can be said that Ni Guangnan has managed Huayi. Mess.

Purely from a business point of view, Huayi is a very loss-making business, with a huge investment, but in the end it can only own 10% of the shares. In addition, there is no hope of return. It's normal. In fact, Nanyi himself tends to send someone to take over. He is also worried about blind reinvestment. Not only will the huge amount of money be wasted, but patriotism will also be fed to the dogs.

After leaving Nanban, Nanyi returned to the courtyard of Lake Kawaguchi.

Sayuri Hagiwara has already prepared a table of food, and a pot of wine is still warming on the charcoal fire. As soon as she saw Nanyi, Sayuri Hagiwara greeted her, "Nagao-kun, you are back, you have worked hard today."

"You have worked hard to make so much food."

Nan Yi went to wash up, then sat in the gazebo, and began to enjoy Sayuri Hagiwara's service, opened his mouth when he had food and wine, and flipped through the "Asahi Shimbun" in his hand, trying to find some clues about the "big infrastructure" from it.

Japan has been the world's number one infrastructure madman since the early 1960s. It has gone on the road of large infrastructure construction for 30 years. Whether it is roads, rail transit, or water conservancy, there has long been a trend of excess. How many people There is also a beautiful road in the small village leading to the village entrance, and a dam is built along the coastline. After the river is dredged, the river bank and the bottom of the river are built with beautiful embankments and smooth cement.

In Japan in 1990, it can be said that there is no "nature" anymore. Everything is man-made. Because an infrastructure project is needed at this moment, it doesn't matter whether it is meaningful or not after it is completed, it has already completed its mission during the construction process.

The housing price bubble has really burst. In addition to attaching importance to manufacturing and developing tourism in Japan, it is estimated that large-scale infrastructure construction is also indispensable. The next step is to build viaducts to connect every island. Nanyi has given them an excuse. , homeland defense, if the imaginary enemy invades the Japanese mainland in the future, the troops can reinforce every uninhabited island at any time, and every inch of land will be contested.

There is no need to analyze whether there is actual strategic significance, as long as there are plausible reasons, this appearance is definitely better than a road that is repaired twice a year and repaired once for half a year.

There was no news worth paying attention to, so Nanyi put away the newspaper, "Lily sauce, where should I go for fun in November?"

"You can go to Kyoto, where the autumn is just beginning now, and the autumn leaves will come later, you can visit Buddhist temples, old palaces, beautiful riversides, and enjoy the autumn leaves of the ancient capital. Kiyomizu Temple also has lighting activities, which will illuminate autumn at night. Ye, very beautiful."

"Want to go?"

"Want to go, Yongwei-kun, let's go today?"

"Okay, we will set off after eating and resting for a while."

"Hay."

...

Two days in Kyoto, changing from bed to tatami, different scenery, doing similar things.

After returning, Nanyi met Ikeda Karikyo, and also met with the negotiating team of Nanguo Bank. Many small banks and credit unions in Japan have gone bankrupt.

As for the time to acquire banks, the Ministry of Finance has not yet thought of selling bankrupt banks to foreign banks. It is all about merging banks in Japan and putting a heavier burden on banks that are already struggling. .

Only when the bank with the burden can no longer bear it is the time to take over the Bank of Japan.

Afterwards, I met Takayuki Kikuchi of Yi Retail, and put the acquisition of 7-ELEVEn on the specific agenda. In the next three years, the main task of Yi Retail will be to merge 7-ELEVEn, run in one to two years, and then Yi Retail Started to go out of Japan and expand in Asia.

"Our Gangnan Holdings has met an opponent. A woman named Zhang Tong has gone from Hong Kong to the United States to set up a packaging factory."

On the day of leaving Tokyo, Nanyi and Xian Weimin met.

"It's too early to say about the opponent. The domestic papermaking raw material demand market is not saturated, and everyone can't afford it." Looking at the report of Weimin Regeneration Group, Nanyi said without raising his head.

"You mean let it go?"

"Otherwise, do you still want to monopolize the domestic papermaking raw material channels?"

"I don't dare to think about monopoly, but no matter what, I have to limit the growth rate of my opponent. Do you want to beat it?"

"Don't worry, just wait and see." Nanyi closed the report and raised his hand to drive away the smoke from his nose, "In 1984, I wanted to beat Xian Jijie, who told him to use his crooked brain on Wenchangwei's head On, later... You know it too. When that incident happened in the village, I stopped beating him.

Now that 6 years have passed, his Jijie Sanitary Products Factory does not know how it is developing. No matter what, it is good. We should also consider entering the field of sanitary products. The consumption of sanitary napkins, napkins, and toilet paper is not high. Less, to create a brand, the water flow is long, the annual profit is quite considerable. "

"I already have this idea, look, this is my homework." Xian Weimin pointed to the filing cabinet next to him, "The third floor is all the information I checked. You told me at the beginning of the year that the situation this year is not good. It is too suitable for establishing a new enterprise in China, so I didn't mention it to you."

Nan Yi glanced at the file cabinet and nodded, "You can do the preliminary work first, such as research and development. In the field of sanitary products in China, there is no financial strength stronger than us. Today's TV advertisements are very effective. We don't We need to seize the first-mover advantage, wait for the environment to become clearer, act quickly, and seize the market as soon as possible by advertising bombing, and experience the feeling of hurting people with our own foundation.”

"It's not your style to hurt others with your own heart." Xian Weimin laughed.

"As the environment changes, the way of doing things will naturally also change. In the future, I will not bother with the matter of regeneration for the people. I will send me a financial statement every quarter. I only look at how much money I can get. If I lose money, I will Just break your leg."

"Haha, Pujie, you only have 0.5% of the shares. How can you talk to the largest shareholder? If it makes me uncomfortable, I will raise funds to dilute your shares."

"Blow it hard, don't care how many shares I have, this year's dividend will be transferred to my personal account."

"Ha, it's useless to tell me, you have to ask your American woman if she agrees." Xian Weimin teased.

"Don't mention this, it's a headache."

In Nan's early investment, Nanyi reserved some personal shares for himself. At the beginning, there was no dividend in the development stage. When the dividend was available, Scarlett took over the past directly, and said righteously to save Nanyouqiong This left Nan Yi speechless.

"Don't mention it if you don't mention it. Where will you be during the Chinese New Year this year? Peiyu and I went to Xiangtang."

"I can't decide where I celebrate the New Year. It depends on whether Liu Zhen is busy. When do you plan to have a baby?"

"Let's talk about it later. I'm busy, and Pei Yu is too. Now is not the time for us to have children."

"Peiyu took over the Wu family's clothing business?"

"Yeah, busier than me, flying around." Xian Weimin said helplessly: "Sometimes I really want to deliberately run her clothing business and forget it."

"Haha, don't think about it if it's unrealistic. You and I have been very busy in the past few years. Do you want to take some time to travel in the golden autumn next year? The whole motorcycle will go all the way north and pass through the Gobi Desert. zone."

"Okay, I have no problem."

"Then let's say that first, let's go, see you next year." Nan Yi stood up, waved his hands and walked out.

Xian Weimin looked at Nanyi's back and said silently, "See you next year."

Flying from Tokyo to Hong Kong, it was already the last day of November. Mei Ruan, who had finished her guest appearance in the mainland, proposed to spend the month-crossing day with Nanyi.

It doesn't matter what you celebrate, it's just that the way you celebrate is the same as the previous three paragraphs.

It was said again and again, and again and again, three times exhausted, at the end of the crossbow, it was impossible to wear Lu Jin, after the night of Xiangxi, Nan Yi counted the days, he had just accompanied Gong Xue not long ago, so he would not go this trip.

Back in Coconut City, Nanyi lived a happy life, in the financial building in the morning and in Longkunxia Village at noon, having dinner with Su Meng every day, occasionally, Ah Guang would ask Nanyi to play volleyball, it was a fake to play together , it's true to find someone who buys soda.

In December, the Spanish architect Santiago Calatrava, who was finalized by Zhou Jina, came to Coconut City to conduct a field survey.

The compensation for young crops at Ma Yaoyu went relatively smoothly, but there was some trouble in relocating the grave. The villagers who wanted to relocate the grave said that they had to choose a date, and they had to be selected by qualified Taoists. No, they found several It was an auspicious day for Taoist priests to choose to move their graves, and there were all kinds of tricks and banquets, and there was a lot of noise. Fortunately, nothing happened. If you spend more money, the matter is over.

On December 11th, the day when the coffin should be moved, the tombs of the descendants raised in the construction site were collectively moved into the new cemetery, and all the high-level executives of Dream Town were dispatched to burn incense for the famous and anonymous people.

After the incense was offered and the sacrifices were made, the bulldozers of the Beijing Army Construction rushed into the construction site, bulldozed an open space and compacted it, and then turned off the fire. The foundation stone laying ceremony has not yet been held, and the leaders have not yet attended. immature.

The next day, December 12th, was the day when the ground was broken. The Dream Town held a foundation laying ceremony. Nanyi invited a certain leader to write down the four characters "Dream Town".

The groundbreaking ceremony was over, and a group of leaders were sent away. Nanyi and Hu Guanghua, who came to watch the ceremony, walked on the construction site.

"Nanyi, you made such a big commotion without making a sound." Hu Guanghua said with emotion: "I also planned to build a landmark building in Qiongdao, but I didn't expect you to preempt it."

"Brother Hu, don't tell lies in front of real people. I can guess what you think. The five words of iconic buildings, even without our dream town project, you can't last long."

"Hahaha, you still understand me." Hu Guanghua pointed at Nanyi, and said: "All landmark buildings are fake. I just use this reason to ask for a piece of land. The development of Qiongdao is about to start. The value of the land It will definitely skyrocket, since you also think of this, why start construction now?"