Facts have proved that Liu Guangce is still very concerned about school affairs. During lunch yesterday, he was assigned to focus on negotiating cooperation with Jufu Real Estate. Just one day later, he led people to find Xu Shengzhou.

At that time, Xu Shengzhou was in the principal's office of China Science and Technology Vocational College, discussing work with Huang Gaohua, the deputy director of the service department who was about to take office. Specifically, he was studying how to accurately and effectively eliminate the 10% of teachers at the bottom of the school's performance rankings, including Liu Guangce.

Employee. Yes, Liu Guangce was on Xu Shengzhou’s urgent list early because of his outstanding performance.

Xu Shengzhou was a little surprised by Liu Guangce's arrival. After all, it would be embarrassing to be caught secretly and secretly: "Principal Liu, what are you?"

Liu Guangce is still in a suit and has a personable demeanor: "Principal Xu, didn't you ask me to discuss cooperation with Jufu Real Estate? Now that we have initially reached a cooperation intention, I would like to give you a report."

"So fast?" Xu Shengzhou then discovered that there were several young and middle-aged business elites standing outside the principal's office.

"It won't work if you don't hurry up! I heard that the water, electricity, gas and other departments learned that our school has a new principal, and they are all gearing up and waiting to come to collect debts. Don't really stop our water, electricity and gas then, it will be troublesome.

!"

Xu Shengzhou nodded: "That's fine. Then invite them in and see how you talk."

According to Liu Guangce, Jufu Real Estate attaches great importance to this time. The only people who came to discuss cooperation intentions were Bai Yucheng, vice president of their headquarters investment division, and Lu Huachi, general manager of Jinling Branch. After Xu Shengzhou shook hands with them, Liu Guangce saw

He looked at the young man who was standing behind Xu Shengzhou and asked, "Who is this?"

Xu Shengzhou explained with a smile: "Oh, he is the deputy director of the Finance Department I hired. We are studying how to solve the school's funding gap problem."

It is said that solving the funding gap is nothing more than increasing revenue and reducing expenditures. Layoffs are equal to reducing expenditures, so there is no flaw in what Xu Shengzhou said.

Liu Guangce suddenly became serious and said seriously: "Principal Xu, according to school regulations, middle-level cadres in the department must be discussed at the principal's office meeting before they can be appointed!"

"Oh, does the school still have such regulations?" Xu Shengzhou really didn't know. It seems that just laying off employees is not enough, many regulations must be abolished.

Liu Guangce said: "Principal Xu is new here, so it is normal for him to be unfamiliar with many of the school's regulations. He will gradually learn about them in the future."

Old Liu, you have no future! Xu Shengzhou put a red cross on Liu Guangce's name again: "We have distinguished guests visiting today, we will talk about this later. Mr. Bai, Mr. Lu, your presence here really makes me feel radiant."

Fu Group is a well-known real estate company in the country. It has been involved in the construction of high-end communities and high-end commercial centers for many years. It has sufficient funds and rich experience. We hope that both of us can be open and honest, cooperate sincerely, and achieve mutual benefit, so that we can achieve a win-win situation."
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Bai Yucheng smiled brightly: "Principal Xu is really a hero born from a young age. Not only is he good at learning, but he is also young and mature in dealing with people. As you just said, as long as we have a consensus, we can be open and honest, cooperate sincerely, achieve mutual benefit, and achieve a win-win situation.

, I believe that in the end we will be able to achieve a result that is satisfactory to both parties. We at Jufu Group are also willing to fully support the development of your school and contribute to private higher education and the urban construction of Jinling."

Xu Shengzhou said: "In that case, let's be honest and get to the point. Please introduce your cooperation ideas first."

Lu Huachi took the briefcase from the secretary, took out a large pile of materials and handed it to Xu Shengzhou: "Your school is located at No. 123 Huanghua Road, Yingtian District, covering an area of ​​860.21 acres. Due to the long history of the school, many building foundations have been built.

The walls, internal pipelines, and supporting facilities all have problems to varying degrees. They are severely outdated and the maintenance costs have increased. Moreover, the design concept of the year cannot meet the current teaching needs. The best option is to rebuild. So our idea is,

Choose a site on the outskirts of the city to build a new international, modern, intelligent and ecological university campus."

"Then where is the place you recommend?"

Lu Huachi found a drawing among the pile of materials and pointed to a plot of land marked in red: "It's right here. The Shanghai-Guizhou Expressway, Jinma Expressway, Hehang 807 National Highway, etc. all intersect here, and the transportation is convenient.

, the location advantage is very superior. Moreover, it is nearby the Niujin Mountain Scenic Area with its many mountains and beautiful scenery. There are streams and rivers crisscrossing the campus. After it is completed, the mountains and rivers will be interdependent and the environment will be beautiful, making it a good place for teaching and research."

Xu Shengzhou raised his head and asked: "Mr. Lu, have you ever worked as a real estate advertising copywriter before?"

"Why do you say that?"

"The tone and wording of your words reminded me of something familiar." Xu Shengzhou pointed to the drawing again, "The same is true for the orientation map you drew. It seems that the recommended location is close to Jinling.

There are mountains and rivers around, and transportation is convenient. But if I read correctly, a few kilometers from here, we should reach the boundary of Baiwan Province, right?"

Lu Huachi looked as usual: "Principal Xu, you are right. But the two provinces of Liangjiang and Baiwan are right next to each other. The straight-line distance between Jinling and the central city of Macheng is only 50 kilometers. If the land is slightly larger, it will naturally

Close to Bai Wan."

"Then what is the area of ​​the plot you recommend?"

"The envisioned area is 1,000 acres. We will build a series of venues and supporting facilities including teaching buildings, office buildings, gymnasiums, student dormitories, canteens, staff apartments, etc. within 1-2 years, so that they can be ready for use upon delivery.

Standard."

"Only 1,000 acres? Isn't it too small?" In Xu Shengzhou's impression, better universities are all vast in area. For example, the headquarters of Yanda University covers 3,000 acres, and the headquarters of the International Studies University in the United States covers 6,000 acres. However, the headquarters of Beijing Normal University only covers an area of ​​just over 1,000 acres.

Planning is limited, and even the teachers and students at school feel aggrieved, and they can't organize a bigger event.

Bai Yucheng laughed: "It's not small, Principal Xu. We have done research before and found that the campus area of ​​domestic private colleges and universities is generally 800 acres to 1,000 acres. Now your school feels more crowded and there is not enough space, mainly because the buildings are relatively short.

It is old, not functional, and the land utilization rate is not high. We will use the latest design concepts and the most advanced construction technology in the construction of the new campus. I am afraid that when the time comes to move to the new campus, Principal Xu, you will dislike the campus.

Empty."

"What about your compensation plan?"

Bai Yucheng said: "Our plan is to give your school a cash compensation of 450 million yuan, which will be paid in three years. After the land where the old campus is located is developed for real estate, your school's faculty and staff can receive a 25% discount on the market price according to their grade.

Purchase a residence of corresponding area."

Xu Shengzhou waited for a long time but didn't see anything from Bai Yucheng, so he urged: "Is there anything else?"

"That's all."

"That's all?" Xu Shengzhou's eyes widened, "As far as I know, according to the benchmark land price in Yingtian District, the minimum land price for the section where our school is located is 20,010 square meters. Our school covers an area of ​​860 acres, which is approximately 570,000 square meters. Calculated in this way,

The land alone is worth at least 12 billion. And the plot of land you recommended, plus the buildings and supporting facilities, is worth at most 2 billion, plus 450 million in cash compensation, plus other public relations, taxes, etc., it can't survive more than 30

billion. Use 3 billion to leverage 12 billion. This is not cooperation, but robbery!"

Huang Gaohua also said: "That's right! The Jews call you an expert in this operation. It is directly comparable to adding names to real estate before marriage, and getting divorced on the day of marriage!"

Bai Yucheng smiled slightly: "Principal Xu, you can't calculate the accounts like this! As we all know, cash is king. You said that the land of your school is worth 12 billion. That is the book value. It is all fictitious and meaningless on paper. Even if it is worth

20 billion or 30 billion. Without cash flow, cash flow will still be interrupted, causing the school to be unable to operate and survive."

Huang Gaohua said: "According to regulations, the land used for education in private schools can be mortgaged. The land in our school has low risk and high value. If you find any bank, you can get a loan of billions, but you still have to worry about no cash flow?"

Bai Yucheng was confident: "This is the second point I want to tell Principal Xu. Your land is indeed valuable and can indeed be mortgaged, but your former organizer has the same view as your hero. He has used the land for many

Banks have carried out multiple mortgages and loaned out nearly 3 billion yuan. Now you are going to mortgage again to see which other bank dares to take it? So we are not using 3 billion yuan to leverage 12 billion yuan, but we need to cooperate with multiple banks in the early stage.

Cooperation, elimination of mortgages and interest, and real money for new campus construction and cash compensation can be used for real estate development. During this period, we have to bear huge investment risks and debt risks!"

Xu Shengzhou looked at Liu Guangce in disbelief.

Liu Guangce nodded clearly: "Mr. Bai is right. We did use land as collateral before and loaned nearly 3 billion yuan."

Xu Shengzhou was furious: "Nearly 3 billion? What did you use the money for? Didn't each school faculty and staff receive 5 million?"

"The previous organizer, Principal Zhou Tonghu, used it to invest and start a business, and then lost money. Not only did the school lose a penny, but it also incurred a lot of bad debts. The faculty and staff were full of opinions."

The system misunderstood me!

"Then why did Director Feng of the Finance Department say before that the school had a total debt of 280 million yuan?" Compared with the current nearly 3 billion yuan, the previous 280 million yuan is obviously much easier to accept.

Liu Guangce said: "That's because the land mortgage period only needs to not exceed the remaining use period of the land right holder. So when we used to apply for mortgages, it was often twenty or thirty years. The debt repayment period is still very long, so we didn't count it.

In debt."

Fortunately, with the 500 million cash backing, Xu Shengzhou still hanged himself on a tree. He scratched his neck and said: "No matter what, I cannot accept the conditions offered by Jufu Real Estate!"

Bai Yucheng smiled reservedly: "In business, you ask for a high price and pay back on the spot! We are just talking about our plan. If Principal Xu is not satisfied, you might as well share your opinion."

Xu Shengzhou thought for a moment: "First of all, the new campus should be located in the suburbs of Jinling City. It should not be more than 30 kilometers away from the city hall, and the area should not be less than 4,000 acres -"

Lu Huachi interrupted Xu Shengzhou: "Principal Xu, are you afraid that you don't know the land prices in the suburbs of Jinling City?"

"Can you get one-tenth of the price of the location where our school is located?" Xu Shengzhou bargained with Bai Yucheng and Lu Huachi like an old woman buying groceries, and then said, "Listen to my opinion. Secondly, the new campus needs transportation.

It is convenient and has a suitable environment. It has six connections and one level (electricity, access roads, water supply, communications, drainage, gas, and land leveling). We can design, invest and build some of the buildings ourselves, such as the school gate; the rest of the venues and ancillaries

The facilities will be built by you according to our needs. Third, cash compensation is 4 billion yuan. You can choose to pay 3.8 billion yuan in one lump sum, or pay 4.4 billion yuan in three years."

Bai Yucheng was delighted: "Principal Xu, you are not paying back the money on the spot, but paying it back all over the place!"

Because the price difference between the two parties was too large, the meeting broke up quickly. If a news was posted on the website of China Vocational College of Science and Technology, it would probably read like this: "...the two sides had a frank conversation (talked a lot)

, but could not reach an agreement), and fully exchanged views (each said his own thing, but no agreement was reached). Through this consultation, the two parties enhanced their understanding (we admitted that there were great differences, but restrained them), and both believed that the talks were beneficial
Chapter completed!