Rebirth started from educated youth in 1977

Chapter 1189 Operation Codename "Justice, 555"

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.

Since 1987, Nanyi saw the Huang family brothers pulling parallel imports at the Tianzi Wharf in Yangcheng, and he paid attention to the brothers. At that time, he felt that the brothers were not rule-abiding people, and the black rules that were prone to pull orders could not be followed.

[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. They said it was a channel, but it was actually a list. The six sons could carry out public relations according to the names on the list.

From the very beginning, Jingxi.com sold mainly domestic electrical appliances, supplemented by customs confiscation channels, and some overseas Chinese or overseas Chinese brought back domestically transferred electrical appliances when the policy allowed. Back then, there were two overseas Chinese buying stations in Dongdan and Dashilan, and the electronic goods recovered there flowed into the hands of Liuzi.

After the goods were overweighted layer by layer, in the hands of the six sons, the cost price quickly caught up with the selling price of other people. In addition, Nanyi regarded it as a curse of "paying taxes according to the law".

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. If Nanyi has not been providing blood behind the scenes, and the stocks made a lot of money back then to stabilize the morale of the six sons, Jingxi.com may fall halfway.

In contrast, Guangyu Electric’s development was later than that of Jingxi Tesco, and the starting capital was not comparable. The initial investment of 3 yuan came from quite complicated sources. There were borrowings and loans, but although the capital was small, the utilization rate and the generated value were very high. With the eloquence, they gave some deposits, bought a batch of goods from Yifa on credit, and sold them again. Guangyu Electric’s funds immediately exceeded [-].

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 its huge profit margins, Guangyu Electric made many well-known "innovations" in its operations.

From patchwork of 3 yuan to a net worth of over [-] million yuan, the price Huang Guomei paid was only half a year in the detention center for smuggling and tax evasion, which 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. The younger brother Huang Guomei also started diversified operations relying on Guangyu Electric, including electrical retail, real estate, and other miscellaneous businesses.

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.

Earning money is not shabby. Nan Yi 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" is always humble, and those domineering words that contain dragons and tigers will never be associated with Nanyi. There is no tiger body, tiger eyes, and tiger gall.

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

The hair is born from the heart, Nanyi's hair is thick and soft, which fully reveals that he has a lot of flirtatious things in his heart, but he is timid and soft-hearted. Huang Guomei is different. His hairstyle always switches between the hard back and the shiny.

In the second half of the 90s, Japanese electrical appliances were still popular, but Guangyu Electric was so popular that the most profitable business could not be expanded without limit, but could only be done secretly. Huang Guomei, who had already made hundreds of millions, naturally couldn't tolerate such small money in his eyes.

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 fear of yellow.

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

Of course, this is in private, you have to greet people with a smile when you meet, and once you wear your shoes down, you will be three points shorter. Huang Dong is in front of you, Huang Dong is in front of you, Huang Dong is auspicious for you.

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. She was very pretty and she didn't wear makeup on her face. She only had the four Chinese characters "Lending Specialist" carved on her forehead.

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 newlyweds, Huang Guomei's obsession with characters was out of control, especially for some imported words, such as "bank director" and "bank president". Occasionally, she got a calligraphy, which was so fond of it that she couldn't put it down, and she had to take it with her when she went to restaurants, nightclubs, and golf courses.

There is a saying, "Those who are close to the real estate will get loans, and those who are close friends will get more loans." Although Huang Guomei started to work in real estate, he was in a period of tightening money, but it did not delay him in getting a loan.

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.

There is no doubt that it is a mortgage loan, the kind of mortgage loan of "[-]% down payment, five-year loan". The real estate developed by the left hand will be sold to the right hand after getting the pre-sale certificate, and the right hand will go to the bank to apply for a loan.

The process is such a process, Huang Guomei backed a sum of not low interest, and got 3 million from the bank.

The reason why he did this is because Huang Guomei is an expert in selling electrical appliances, but a layman in real estate. The real estate he developed was slow in sales due to the large apartment design, which seriously affected the return of funds to invest in subsequent development.

However, Huang Guomei held 3 million yuan in his hand and did not invest all the money in real estate. The cost of capital was too high. He was very dissatisfied with the speed of the return of funds from real estate and was unwilling to spend too much money. However, he was optimistic about this industry at the same time.

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 period is one quarter, and the longest period is half a year. 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 for serious developers to develop projects. Ninety-nine out of ten domestic developers do this. The only exception is a few large companies with Hong Kong capital background, including several subsidiaries of Creativity Real Estate. They have been developing in the Mainland for more than [-] years. They have never asked builders to advance funds, and they have been asked for loans from banks.

Once a bank is listed, it must be responsible to investors. At least it is necessary to put on a show. It is the safest way to make money by lending money to companies with good funds (no worries about repayment) and excellent reputation to earn interest.

Whether it is Tota Construction, Chunshen Construction or Nanchen Construction, at first glance, the business model is relatively conservative. Let alone dozens or hundreds of projects across the country blooming at the same time, there is no case of two projects being carried out at the same time.

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 branding is pursued. A project can be split into six or seven independent companies. The three companies are only relatively well-known 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 owes money to the builder, the builder owes the contractor, and the contractor defaults on the wages of the workers; the worker kneels down to the contractor if he can’t get the wages, the contractor has a disturbed conscience, sells the car and treats the builder to a big meal, and begs to settle the bill; the builder explains that he has no money and puts it in the project;

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 20 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 [-]% to [-]% of the funds, and the general contractor, subcontractors, steel merchants, cement merchants, and the entire industrial chain of engineering construction bear the remaining [-]% to [-]% of the development costs.

Although there are regulations that require developers to have more than [-]% of their own funds, in fact, many developers can't do it at all. 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 has 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. He mainly realized the continuous expansion of his real estate business by letting builders advance funds.

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. On the other hand, Huang Guomei's "wealth" is in full swing, and he is gradually hitting the Hurun wealth list. Builders are all bluffed by his title as the richest man, thinking that a small [-] billion is just a little bit for the richest man.

Huang Guomei was born in a reckless family, and traveled extensively. He has seen businessmen from all over the world, and he is very precise in controlling the mentality of most businessmen. Although when the quasi-richest man became the richest man on the Hurun Rich List, he ridiculed the list as a pig-killing list in front of the media, but in fact he cares about the title of the richest man. This title can add value to his investment and allow his businessmen to continue to play without domain.

Some people have a similar mentality in the process of cooperating with him. They feel that Huang Guomei cannot have problems with funds, so they cooperate with him with confidence and boldness. Little do they know that Huang Guomei has actually planned it long ago. It is to take advantage of the narrowness of these people who only focus on the external aura, and goats 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: developers let relatives, friends or employees buy the houses they develop, and the developers are responsible for paying [-]% ​​of the down payment. Buyers don’t have to pay, they only need to borrow from the bank in their names;
In this way, the bank will give the remaining [-]% 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, and 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 heavy responsibilities, and asked her to take charge of the business in an area with a high incidence of rape cases. She was often too busy to walk at night. Sure enough, the female employee became a victim in less than a month.

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

"I don't think it's difficult for people to keep a clear head all the time. They will forget that what they get exceeds the exchange value standard generally accepted by society. We give more, but we still can't get their loyalty. Instead, we get more by selling our interests. For us, they are enemies. We don't need to be kind to enemies, especially enemies 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. Today, the total real estate assets of the little yellow family are about 200 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 of frequent promotions regardless of cost, and because of the annual salary expenditure of more than [-] billion.

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 100 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 went back 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 sold to Guangyu Electric through manipulation. 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, connect with them, and spend a few days to understand the situation of Jingxi E-commerce. We will meet in Xiangtang on Monday next week. The code name of this operation is 'Justice, 555'."

(End of this chapter)