"I personally don't have any grudges with my grandson, and I still think that if I get the rhythm right, I can become a very good company.

Sun Hongbing can also be a great entrepreneur.

So in 2001, I reminded him to control the risks.

But Xiao Sun didn't listen, and now he has to pay the price for the miracle created by blind expansion......"

The picture of the TV was cut to another group of reporters, and Feng Lun of Wan Tong was also being interviewed.

"Instantaneous and WAGO are not the same at all, this kind of dark horse is actually a black sheep that destroys the rules of competition in the industry......"

Just today, Changshan, the largest local real estate developer, launched a letter to the industry.

The proposal believes that the instant has disrupted the land order of Changshan, led to a chaotic situation, and affected the economic development of Changshan, and advocates that the whole industry jointly strangle the instant.

Then, the reporter's interviews with major real estate companies were also exposed one by one.

The leaders of various enterprises have expressed their concerns about the instantaneous under the leadership of Sun Hongbing, and unanimously believe that the rough operation of the instantal is not conducive to the normal and orderly development of the entire industry.

The data of the high-priced land acquisition in the country was presented on TV.

Wang Shi looked sad, "I calculated for Xiao Sun, and the instant run conquered the city through the bidding strategy of high land prices, and as of June this year, the funds for the pre-payment of land prices have been more than 7 billion."

According to the rules, in the first quarter of next year, he still needs to pay another 8 billion in advance.

In terms of capital flow, unless there is a strong consortium......

It is impossible for the bank, he has not paid the land payment in full, and the development loan will not be able to come out.

It can only be backed by the consortium, otherwise it is impossible for him to pay the land price on time.

Therefore, on the premise of excluding the backing of the consortium, Xiao Sun can only go to the local game with the local government to pay the deadline.

This will undoubtedly cause great damage to the market rules and local credibility of the whole industry. ”

"This station believes that due to the national real estate market, since the beginning of this year, especially the real estate market in major cities on the eastern coast, housing prices have continued to rise, resulting in a large number of ordinary residents who cannot afford to buy houses.

It has directly affected the improvement of the housing conditions of urban households, and has also affected financial security and social stability.

Housing prices that have risen too fast have become the fingers of thousands of people, and the overheating of real estate has directly driven the prices of means of production to rise sharply, and the macro economy is facing a new comprehensive overheating.

There is no doubt that Instant Real Estate, known as the 'sky-high price maker', is one of the important boosters of this round of rapid housing price increases......"

The sound from the TV made Sun Hongbing clench his fists in anger.

This is a blatant strangulation on the surface.

At this time, Wang Shi, after a few days of forbearance, saw the poor dagger and named him.

Several plots started filming at the same time, and the rhythm was manipulated to win the bid at the same time, so that he didn't have time to react at all.

But it's not that it can't be hacked.

What is the support for cash flow?

Sun Hongbing has a good idea in his heart, and the sales funds are returned.

The problem now is that the funds recovered from the sale of the Jinmen real estate project are not enough to support the land payment that needs to be paid.

He had intended to take a risky gamble.

Gambling on the attitude of the local government when collecting land payments.

Pay a part, and then delay it for a year to pay again, although there are complaints from the locality, but in the end the money is collected, and it is easy to explain.

The account period is a big deal, and it's a big deal to pay some interest yourself.

But Wang Shi's speech in an interview directly hit his death hole and exposed all this to the public's field of vision.

Now, where would he dare to give him an 'account period'?

If you don't rush to death, it's already benevolent and righteous enough.

At this time, Qin Tianchuan opened his eyes, asked people to turn off the TV, and then said slowly, "Little Sun, it's really unwise for you to touch the porcelain king." ”

Sun Hongbing could only smile bitterly when he heard this, "I thought that in terms of non-market forces, I was in agreement with him." ”

At this time, he no longer understood that it was Zhiliu who stabbed him, and he was simply an idiot.

But he didn't have much to say, who let himself drink and be cheap.

Qin Tianchuan smiled, "Unless he gets divorced." ”

Sun Hongbing wanted to laugh when he heard this, but after glancing at Qingyun next to him, he couldn't laugh.

He had done enough homework before he came, he knew Qingyun's identity, and he also knew that the reason why Qin Tianchuan appeared in Huating was because he was playing the cultivation game of 'traveling thousands of miles' with his baby son-in-law.

If only he had married Jiryu's niece in the first place......

Sun Hongbing shook his head, his face returned to normal, and said sincerely,

"Chairman Qin, I need your help, about 30 billion, and you can control the equity ratio.

Give me a year and I'll get through this. ”

Qin Tianchuan was a little surprised when he heard this, "A year? ”

Although he is not involved in the real estate industry, his second and third members have this business.

He knows very well that from the auction of land to planning and design to the opening of sales, it generally takes at least one year of development cycle, and it will take about half a year to complete the sale.

Faced with Qin Tianchuan's question, Sun Hongbing seemed to have regained his previous self-confidence,

"Qin Dong, actually...... Real estate is not a tall business. ”

He suddenly laughed and pointed to Qingyun on the side,

"If your son-in-law wants to be in this industry, he will definitely be a leader in this industry."

Nodding at Qingyun, who was putting on a self-humble expression, Sun Hongbing sighed,

"Actually, this industry is just a math game.

Qin Dong, Xiaoqing, its essence is very simple, it is a formula. ”

After finding the waiter and taking the pen and paper, Sun Hongbing began to compare, "The net cash flow of a real estate depends on the three modules of 'land purchase', 'construction cycle' and 'project sales'.

The net cash flow of a real estate company depends on the sum of the net cash flow of each property in hand.

In other words, the speed at which the net cash flow of each property is aggregated over a specified period is a decisive factor in the annual profit of a real estate company.

In fact, the profitability of a real estate company is equivalent to the speed of the three modules of 'land purchase', 'construction cycle' and 'project sales'. ”

Seeing that Sun Hongbing took the lead just now, Qingyun also asked the doubts in his heart,

"In other words, Mr. Sun, do you think that in the formula, the variable of speed is the decisive factor in determining the profit of this industry?"

Sun Hongbing smiled and nodded, "Yes, I know, many people say that it is the utilization rate of leverage."

But leverage is the same in the entire industry, and there are so many ways to get loans.

Speed is the only answer in this industry. ”

At this time, Sun Hongbing was actually very grateful to Qingyun for asking such a question.

Sun Hongbing himself is also a big guy, he knows very well the preciousness of the big guy's time, and Qingyun's question bought him time.

He knew very well in his heart that Qin Tianchuan valued this son-in-law, so he simply explained his doubts in detail for him, and by the way, he also explained his business philosophy in detail to Qin Tianchuan.

"The most important strategic basis of Instants is to strictly control the cash flow and improve the efficiency of the use of limited funds to the limit."

He pointed to the three major sections he listed, "When it comes to buying land, I never negotiate with the local government to acquire the land, and all my land is obtained through auction."

And I only take raw land, which is on the edge of the city or in a planned new center.

Raw land is often not favored by local developers who focus on short-term benefits, the competition is relatively low, and there is potential for future appreciation, and there is basically no legacy of demolition.

This ensures that I don't have to go through the land consolidation stage anymore, which saves me half a year.

Because it is a raw land, I also have the confidence to play with the local area, and if I delay the development, they will also be anxious. ”

Taking the cigarette that Qin Tianchuan dispersed, Sun Hongbing smiled in his heart.

In this small game, he won the bet.

Qin Tianchuan really cultivated this son-in-law very much.

"The second is the speed of the construction cycle. On top of this, I have shortened the opening cycle, which generally takes 1-2 years, to 6 months. ”

Speaking of this, he smiled lightly, "In September last year, I auctioned a 400,000-square-meter plot of land in Tanggu District, Jinmen City, and it only took me two months from the construction to the opening sale. ”

Hearing this, Qin Tianchuan was stunned, and asked with a surprised face, "Little Sun, how did you do it?"

According to the pre-sale method, the funds invested in development and construction must reach more than 25% of the total investment in the construction of the project in order to obtain the pre-sale certificate. ”

He doesn't even count the time for obtaining construction project planning permits and construction permits, and Sun Hongbing's operation of getting the pre-sale certificate in the past two months is too special and extreme.

Sun Hongbing said slowly, "Qin Dong, the gross profit margin of general construction enterprises is approved to be 8%-20% according to the provisions of the building code, but in fact, it is basically about 8%.

I promised them 20%, but asked them to come in with the full amount. The money is advanced by them, and the cost of capital is in them, so they are the people who are most concerned about the early construction period. ”

Qingyun laughed in surprise when she heard this.

He suddenly remembered the youth idol drama called "Struggle" a few years later.

This is how Mi Lai, the little padded jacket with a leaky wind, helped Lu Tao and asked her father, a builder, to bring money into the market.

Sun Hongbing smiled, "Of course, there is a certain amount of accident in this project of Jinmen.

The plot itself has a certain mission nature, so I did it for two months.

However, the projects in various places are based on 6 months as the latest opening period.

The time of planning and construction is shortened, which greatly increases the profitability of Instant.

Especially in the so-called third-tier cities, such as Jingzhou and Yuci, I only need to invest tens of millions of dollars in land purchases.

It takes 4-6 months to open and collect money, and I usually recover all the costs on the day of opening, and the rest is all profits, and the liquidation will be completed within 3 months. ”

Speaking of which, he patiently 'explained' to Qingyun,

"Instantane's business model is to 'shorten the cash-to-cash cycle'.

The cash flow is a testament to the practical capabilities of a developer, and in order to comply with the national strategy of Instant, my budget has been shortened from once every six months to months, and now to weeks.

In terms of money management, I even managed to do it on a day-by-day basis.

The opening time, payment collection, and cash dispatch of each project are all based on days, and there must be no excuse for delay at any time node.

All business development revolves around cash flow, and the whole company allocates funds in a unified manner.

This is internal control, and externally, I decide the trade-off of a piece of land, one is to consider the low price, and the other is to look at the advantages and disadvantages of the payment method.

After the auction of the land, I will try my best to negotiate with the local government to reduce the proportion of the down payment and extend the settlement period, and if there is room for flexibility in this area, I would rather increase the purchase price of the land.

This is not a loser, but I am optimistic about the whole real estate industry for a long time, trading time for immediate benefits.

Because no matter how I buy it, in the process of the subsequent rapid increase in land prices, I always buy it at a cheap time.

At the same time, because of my presence, the place will also be very welcome, because I have also indirectly raised the starting price of the next land in the surrounding area. ”

After that, he smiled, "Of course, I also admit that this is caused by my spread being too big and too short of money." ”

Then he squeezed his eyes at Qingyun and pointed to the formula, "But I'm sure you'll understand." ”

Qingyun couldn't help but nod with a smile, "Mr. Sun, you are really doing math problems, constantly seeking the limit." ”

Sun Hongbing is also a scholar, at the age of 15 he was admitted to Wuhan University water conservancy major (Wuhan Institute of Water Conservancy and Electric Power), at the age of 21, when many people have not graduated from university, he obtained a master's degree in engineering from Huaqing University.

The reason he didn't continue was simply because he was dissatisfied with the results of a vote on a project of the century, thinking that academia was too useless.

"Yes, it's just about constantly finding the limit, and the formula is here.

The essence of real estate is speed, the speed of cash flow, a numbers game about speed, constantly challenging the boundaries of safety.

It's just that I didn't get the balance right, so today's dilemma has arisen. ”

Sun Hongbing replied very frankly and did not shy away from the reason why he was in a predicament.

Qingyun understood in his heart when he heard this.

If only from the perspective of strategy itself, Sun Hongbing is undoubtedly a genius.

He saw through the skyrocketing nature of the real estate industry at a glance, and then achieved the greatest success with the fastest speed and the most scientific and compact strategy.

In 2001, the annual sales of Instantane were only 800 million, and the annual sales of the industry overlord WAGO were 4.5 billion.

In 2003, the annual sales of Instant was 4.5 billion, and the industry overlord was 6.3 billion.

In 2004, the annual sales of Instantane reached 10 billion, which is the sum of WAGO and Fuli.

But Wang Shi at that time was not panicked at all.

It was in this year that the crisis of Instant Rush broke out in full swing.

Because, this is a discerning person can see the end of failure at a glance, and there is no technical content.

The brilliance of 2004 was nothing but a death throem, because as early as July 2003, the 'cash flow equation' of the company had no positive solution.

With the superposition of negative numbers, the pool of funds will soon dry up with a quick turnover.

The industry is the first in the instant, and it is a tragic ascent to the top.

Qingyun picked up the pen and began to calculate on the paper.

It's not complicated, under the few parameters given by Sun Hongbing, the required funds will soon come out.

"2.96 billion."

Sun Hongbing nodded, "It's not bad, I need about 3 billion to get through this hurdle." ”

Qin Tianchuan understood, that is to say, Sun Hongbing believed that at this moment, he would terminate all land acquisition plans, and with the support of sufficient funds, he was sure that all the real estate development and sales in his hands would be completed within one year.

In an instant, it will naturally come back to life.

Qin Tianchuan shook his head, "But you don't seem to me to have any meaning in doing this.

In this way, as soon as you pay back my money a year later, you will only have a few hundred million dollars in cash left.

Of course, compared to 2000, when you had less than 100 million in cash, the growth is very fast.

But the core competitiveness of real estate companies is land, not cash.

Only cash is equivalent to you winding up the company and starting all over again.

Not to mention the development time you delayed, hundreds of millions of cash, according to the land price trend you just calculated, you can't afford to land in first-tier cities. ”

Sun Hongbing shrugged his shoulders, "So I suggest that you increase your capital and buy shares, as long as Qin Dong's funds are not withdrawn in it, I will have the money to continue to take land in a year." ”

Qingyun smiled, "Mr. Sun, what you said is not kind, in fact, if Magnolia's funds are not withdrawn, you don't need to stop taking land at all." ”

He knocked on the paper on the table, "As soon as my father's funds come in, there will be 9 months from now to the end of the first quarter of next year."

You only need to keep acquiring land for development in third-tier cities, and at your speed, you can roll on two rounds, which is enough to pay for the land.

I calculated, it's completely enough, 30 billion, enough to keep you from this crisis. ”

Sun Hongbing was a little remorseful at this time and wrote out the formula.

The most annoying thing is this kind of mental arithmetic that doesn't use scratch paper.

He sighed and argued for himself, "But Qin Dong doesn't suffer a loss, it's equity, and he can also enjoy the profits obtained by Instantaneous Gallop in proportion." ”

Without waiting for Qin Tianchuan to express his opinion, Qingyun said softly, "But, Mr. Sun, how do you explain the company 'Rongchuang' that was just established some time ago?"

This company, which is under your actual control after equity penetration, has exactly the same business scope as Instant, as well as ......

Exactly the same subsidiary structure.

Where there are projects in Instant, Rongchuang also has project companies and property management companies.

Mr. Sun, your move is a bit intriguing. ”

Sun Hongbing was stunned when he heard this.

This is the spare tire company he set up, which is very secretive, and even most of his subordinates in his company don't know, but Qin Tianchuan Weng's son-in-law, who is far away in Jincheng, knows.

There are traitors!

There must be traitors!

Thinking of this, Sun Hongbing's heart suddenly palpitated, these two sons-in-law, wouldn't they have fallen in love with my piece of fat a long time ago!

"Qin Dong, Mr. Xiaoqing, listen to my explanation, this is a misunderstanding! What a misunderstanding! ”

Hearing Sun Hongbing start to call himself 'Mr. Xiaoqing', Qingyun laughed secretly in his heart.

I'm afraid this is the first person in the business world to call himself that.

I really want to take a group photo.

"I founded Rongchuang entirely because I am now planning to go public.

The sponsor believed that I had been in jail and constituted a substantial obstacle to the listing, and asked me to quit the management of Instant and reduce the shareholding ratio.

So, I have to leave a way out for myself, after all, there is a risk in holding on behalf of myself. ”

Qin Tianchuan nodded, indicating understanding.

Sometimes, the process of going public is just that fucked up.

Requiring the company's founders to quit the company's management in order to go public is a brainless idea.

That's what the guide says.

A person who has served a prison sentence is not allowed to serve as the management of a listed company.

(End of chapter)