Editor | Zhang Xiaoling
More than 11 years ago, when Li Xuefeng, a native of Northeast China, came to Shenzhen from his hometown, he never thought that he would become a "real estate tycoon".
He thinks he is only a person who spreads the knowledge of real estate investment. On April 8, he was reported and alerted seven departments in Shenzhen to jointly launch an investigation.
Behind these complaints and reports, Shenfangli established a mature "real estate speculation" industrial chain through a fan base of several thousand people and a small program, and with the help of multiple financial tools, it controlled the price increase and wandered on the edge of the law.
From a decorator to a "real estate speculation tutor", Li Xuefeng has established his own set of "learning to succeed in buying a house", which has attracted people who are eager to get rich by buying a house, and * * * has become an absurd and real picture in this era of huge real estate profits.
there is nothing wrong with buying a house legally, and there is nothing wrong with investing in real estate. But when some of their actions are suspected of breaking the law, that is another matter. In the official notice, Shen Fangli (Li Xuefeng) is suspected of instigating the buyer to defraud the qualification of buying a house, illegally raising funds, and obtaining business loans, and the investigation is currently underway.
the birth of "big v"
Shen Fang's real name is Li Xuefeng, a native of Dalian, Liaoning, and he is 41 years old.
In his own story, he graduated from the architecture department of Xi 'an Jiaotong University and was inspired by the TV series "Foreign Girls". At the age of 24, he left the system and went south to Shenzhen.
He said that he worked as a draftsman, opened a design company and a catering company, and his monthly income reached 61,111 yuan in his early 31s. In 2119, I bought the first house in Shenzhen. The down payment was only one month's salary, and then I bought a house as soon as I earned money.
But among the fans, Li Xuefeng introduced himself that he borrowed 51,111 yuan to buy a house in 2119.
the credibility of both versions is not high. According to Wall Street information, during the first few years in Shenzhen, from 2119 to 2117, Li Xuefeng was only engaged in building-related "floor dumping" business, and later worked as a contractor for the decoration team.
In his qq photo album, there are pictures of many decoration projects, including duplex, hotel, hairdressing shop, etc., and he also went to Changsha to do business.
He changed his name to Shen Fangli, and since then he has played the role of a "real estate instructor". According to the industrial and commercial data, there are currently six companies in Li Xuefeng as legal representatives, most of which were registered after 2113, mostly construction engineering companies and catering companies.
On May 24th, 2119, Li Xuefeng established Shenfangli Information Technology (Shenzhen) Co., Ltd., and registered trademarks such as Shenfangli. But on August 24th, 2121, Li Xuefeng withdrew from the company, and the major shareholder was changed to Li Peng.
among these companies, there is another name "Liu Wei", which is quite familiar. Since Li Xuefeng's "falling floor" era, the two began to cooperate. Last year, when the house of "Sister 7 Crab" was auctioned, it was Liu Wei who took the house for 6.6 million yuan.
Li Xuefeng's collaborator also includes Zhang Fan named @ Mei Ma Chen Xiaoquan in Weibo. She is a mother-infant blogger with many fans.
Li Xuefeng's story of "entering the business" is not new. Over the years, there are many real estate investment "mentors" like him who are active in different cities in China.
"real estate speculation" industrial chain
"buying a house" and "success" sold in Li Xuefeng. After cooperating with Zhang Fan, he began to recruit members. The unit price of "V+" members is 3,981 yuan/person, and cradle members have to pay an additional 9,811 yuan.
after becoming a cradle member, the deep housing management team will make a plan for them to buy a house, and if the funds are not enough, they will match them to buy a house in partnership. The services provided include collecting the down payment, solving the qualification of buying a house, or buying a house in partnership, choosing to earn real estate, solving the loan after buying a house, and future monthly payment.
Last July, a small program named "Room Management" was launched, and the related functions were only available to members of the Cradle of Deep Room Management.
among the applets, there is a P2P lending platform "Pareto Value", a "product hall" for real estate online trading, and a "share hall" for members to trade real estate shares.
"Pareto value", in which members deposit temporarily unused money to earn interest, and those who are short of money can borrow it. This function didn't go offline until March 5 this year.
the product hall is the intermediary recommended by the deep housing management team, and recommends relevant areas and buildings to members. People familiar with the matter said that the real estate transactions under the designated area of Shenfangli were intensive. "A new intermediary of shell franchise store in Hongshan area has sold more than 61 sets in one month."
These buildings are clustered in the areas of Qianhai, Hongshan and Baozhong, including Nord Holiday Garden, Zhonghai Sunshine Rose Garden and Flower Country in Fantasia.
Among them, many buildings have increased rapidly in the past three years. For example, Flower County in Fantasia Year has increased from 66,811 yuan/square meter to 143,211 yuan/square meter in the past three years; The unit price of Nord Holiday Garden rose from 77,311 yuan in October 2117 to 167,911 yuan.
the "share hall" allows the "shares" of real estate to flow among members. Cradle members publish recruitment advertisements, looking for partners to purchase real estate together, and hold corresponding shares of real estate according to the proportion of capital contribution, which will be held by relevant personnel; After the successful purchase of a house, cradle members can transfer their own real estate shares.
So, the "real estate securitization" that has been difficult to realize in China has also been realized here. Through joint-stock partnership, members with only 1.5 million yuan can also participate in the game of inciting hundreds of billions of real estate.
Wall Street has learned that this applet has been removed from the shelf and cannot be opened.
the risk of leveraged real estate speculation
Li Xuefeng has been advocating that after joining the membership, he will definitely make money and realize wealth freedom. In a question-and-answer session in Weibo in 2119, he said:
If you (the questioner) join the membership in the middle of the year and borrow one or two million yuan, you can invest in a property of 5 million yuan in Shenzhen according to the location recommended by us, and now you have earned at least 21% ... without any risk. All the members who bought houses made money.
However, the above question and answer has been deleted. Recently, he changed his mouth: I won't promise anyone that I will definitely make a profit.
According to the Wall Street survey, the members of Shenzhen Real Estate Agency don't really make much money.
Last year, Wei Jing, a cradle member who went to court with Shen Fang Li, was one of the failed cases.
In the absence of housing quota and sufficient down payment funds, Shen Fang Li and his team guided Wei Jing to obtain the qualification to buy a house through fake marriage, and then borrowed money from relatives and friends and small loan companies to make up the down payment.
however, after paying the money and getting the house book, we encountered a policy change, and it took six months for the transferred house to apply for the business loan.
in order to borrow money, Wei Jing borrowed money from other loan companies and small loan companies again under the introduction of small loan companies.
But in the end, Wei Jing's capital chain was broken because she couldn't pay the interest generated by the high mortgage assets. Just one month after the real estate transfer, she was taken to court by the small loan company that started to borrow money. The real estate was sealed up, the bank account was frozen, and the house was auctioned by law.
Wei Jing said that the losses before and after the tooling exceeded 2 million yuan.
insiders pointed out that the routine of deep room management is not novel, and the key is to use leverage. Through leverage, let those fans who were originally unable to buy a house buy a house; Then, through the so-called package earning model, the price of the designated real estate will be speculated, and finally others will take over.
Last year, Shenzhen Real Estate Agents Association warned about the risks of institutionalized real estate speculation chain, and forbade intermediaries to participate in it.
Li Yujia, chief researcher of Guangdong Housing Policy Research Center, pointed out that the problem of Shenzhen's property market is first the problem of leverage, and then the problem of supply and demand. As long as leverage is controlled, Shenzhen's property market will inevitably cool down.
mentor or liar?
In the past few years, house prices have risen, especially in cities like Shenzhen. People are convinced of the argument that "house prices will rise forever", and there are not a few people who want to realize their dream of getting rich by buying a house.
Shenzhen people have a deeper understanding of houses than other cities. Li Yujia believes that, to some extent, Shenzhen was a city driven by financial assets in the past 2117, and real estate was the largest financial asset. On the one hand, real estate is the retreat of the entity boss; On the other hand, real estate is a financing tool.
It is by taking advantage of people's psychology of getting rich and their desire for financial assets that Li Xuefeng has developed his philosophy of buying a house and his operation routines, and has a huge fan base. However, many people who did not have the conditions to buy a house were involved.
Despite the suspicion of inducing to buy a house and the failure cases, there still seems to be a lot of "iron powder" in Weibo. Wall street stories try to paint their portraits.
Chen Xiaoquan, @ Mei Ma, who cooperated with Li Xuefeng to "harvest" fans, is a blogger on maternal and child rearing, attracting many single mothers and housewives.
She often sells anxiety or shows off her wealth, sharing news and trends about buying a house. For example, my assistant is a stay-at-home mother with no income. "Last year, there was only 1 million yuan, and a year later, I already had 11 million assets." Now I have bought a house and won. She also often basks in her books on Weibo, which makes her fans envious.
Many of these fans later became fans of Shen Fang Li and followed him to invest in buying a house.
Ms. Chen, a member of Cradle, said that among the fans of Shen Fang Li, many are women who are lost in feelings. While discussing the pain of marriage every day, they always want to find something to prove themselves.
From thousands of Weibo's questions and answers, we can see that some young people who have not worked for a long time and grassroots people with low incomes are also eager to buy a house.
A fan who is going to settle in Shenzhen and buy a house in Shenzhen asked Li Xuefeng, "How can a young man with 3,511 yuan deposit every month manage himself well?"
Li Xuefeng's reply is that he can look like a "rich man" and take money from the future. After operating yourself for a period of time, you can have funds as the down payment for a deep house, and then through continuous operation, you can have more real estate. And the so-called self-management, is to do running water, do credit cards, and borrow various funds.
incredible as it is, Li Xuefeng has attracted many believers in this way. At the peak, there were more than 1,111 "V+ members" of Shenfangli, and seven WeChat groups were almost full.
Up to now, under the deep psychological Weibo, I often see some confused housewives. Many people feel "why the bright lights are extinguished like this" after his investigation.
But more and more members and the public think that Li Xuefeng is a liar.
The aforementioned cradle member said that after paying the fee, she contacted Xiaoyu, the assistant of Shenzhen Real Estate Management, and expressed her hope to buy a house. Xiaoyu introduced her to an agent, who showed her a suite in Nord Holiday Garden, which rose by more than 3 million in the past year, and it was too expensive to sell more than 11 million flats.
she said that she didn't want to buy a house, and it took time to ask for a refund, but she was rejected. Li Xuefeng said to her, "A few words with me is worth so much money".
This member said that at this time, he deeply felt that he had been cheated.
while the investigation was going on
Li Xuefeng was scared.
On the night of the joint investigation by seven departments, he disbanded six WeChat groups and began to delete a series of Weibo, and all sensitive words such as Bao Earn, Dai Zhi and Pareto were deleted.
people in the industry believe that the chain of real estate speculation is in the gray area of law.
in the past, there was no law to prohibit the act of buying a house in partnership or entrusting it to others, and the agreement would be judged to be valid.
However, at the end of 2121, the Supreme People's Court made a precedent: if you buy a house under the pretext of evading the purchase restriction policy, the contract should be deemed invalid.
Zhang Maorong, the lawyer team of Xinrong and the chief lawyer of Yuewan Lawyers Union, believes that the judgment of the Supreme Law is of guiding significance to the national courts. Entrustment is more and more risky, and in the future, there will be disputes over entrustment, so it is very likely that the court will invalidate the entrustment agreement, or even decide to support the transfer request of the borrower.
members of Shenzhen Housing Management Co., Ltd. buy a house in partnership, which is even more risky.
Lawyer Wang Yuchen, director of Beijing Jin v. Law Firm, pointed out that Shenfang may instigate others to defraud the qualification of purchasing houses, which is obviously a violation of the purchase restriction policy, and all the means adopted are illegal. Once verified, the relevant buyers will be disqualified from purchasing houses and signing online, which will fall short.
In addition, Wang Yuchen said that the suspected illegal fund-raising behavior, once verified, is likely to violate the criminal law, and the relevant personnel may also be subject to criminal punishment.
Zeng Jie, a senior partner of Guangqiang Law Firm and director of the center for defense and research of illegal fund-raising cases, believes that the Pareto value function launched by Shenfang is the most sensitive function at present.
Zeng Jie said that as long as there are more than 31 deposit members of this function and the evidence of commitment to principal and interest is clear, it will reach the minimum standard of criminal filing, but whether it is illegal fund-raising or illegal absorption of public deposits, or other issues, further investigation and evidence conclusions are needed.
@ Bay Area Real Estate Lawyer, a full-time lawyer of Guangdong Tiansui Law Firm, said that the function of Pareto value is obviously to raise funds and lend, but it just packages a high-level concept.
@ bay area real estate lawyer pointed out that in 2119, there were more than 3,111 members of Shenfangli, involving so many people, which was in line with the characteristics of "raising funds from unspecified objects" and "publicizing publicly".
the event is still fermenting. On April 4th, a screenshot circulated among banks, guarantee companies and intermediaries showed that the recent supervision of real estate speculation was too risky, including but not limited to the suspension of the related personnel business and related real estate business, including Li Xuefeng, Liu Wei and Zhang Fan.