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All Forum Posts by: Mike Walker

Mike Walker has started 1 posts and replied 82 times.

Post: How Much Value Does an ADU Add?

Mike WalkerPosted
  • Investor
  • Austin, TX
  • Posts 87
  • Votes 44

Here in Austin, ADUs are popular as rentals and can be sold separate from the primary residence, if a Condo Regime is drafted and filed, per the Texas Uniform Condominium Act. This strategy works here, but may not be available in your market. 

Typically, the smaller the square footage for residential properties, the higher the price PSF. I would think two independent structures should have two comps, reflecting the use and appraised value of each (as far as the floorplans go).
 

Post: What would be the NAICS code for a Real Estate Investor

Mike WalkerPosted
  • Investor
  • Austin, TX
  • Posts 87
  • Votes 44

James, 

I think you're talking about rolling the profits (gains) from one property to another, using the 1031 Tax Deferred Exchange (still valid after the recent Tax Cuts & Jobs Act was approved on 12/22/17), provided under the IRC Code Section 1031. You can read more at the following link >

https://www.irs.gov/newsroom/like-kind-exchanges-u...

As far as the NAICS or SIC Code you adopt when you file, you want to choose the  primary activity you're engaged in (Construction, Leasing, Wholesaling, etc), so the return reflects revenues & expenses that can be compared to similar returns that are filed, doing the same type of activity. Although this may not be a big deal to you, the IRS can and does compare claimed expenses between businesses engaged in the same type of activity. This becomes especially relevant if a deduction is claimed then is disallowed because the deduction appears to be unsubstantiated. Here's a link to IRS Pub 535 >

https://www.irs.gov/publications/p535

Although no one is thrilled about paying taxes, the IRS website has plenty of solid information to read, so that a business owner or investor can stay in compliance with the tax laws and make them work advantageously. Planning is key. A good tax attorney or CPA who works with investors and/or small businesses can help you make the most of your filing and the deductions claimed.

Post: Justin Williams` program

Mike WalkerPosted
  • Investor
  • Austin, TX
  • Posts 87
  • Votes 44

I do believe you can learn much about the basics of flipping houses from podcasts (like BP, Justin Williams, etc), but you learn far more once you pull the trigger and have to remodel the property as quickly as possible. The time value of money, coupled with the unknowns in the construction / rehab phase (contractor challenges, unanticipated repairs, etc), require problem solving skills you learn on the job, since they're specific to the project.

The other thing to bear in mind is that flipping houses is most profitable during the recovery phase of a local real estate cycle that leads into the expansionary (new construction) phase. High foreclosure rates especially create an ideal time to flip properties, just prior to recovery, when the market discounts are strong and plentiful. Otherwise, housing inventory is often too low and sellers' asking prices are too high in rebounding markets, creating thin (risky) margins for the investor. 

California, Las Vegas and similar locations provided fertile ground for many profitable flips, due to the extreme price drops during the housing bubble.  We saw a shorter window of opportunity to flip in Austin (2013-15) when housing prices started to climb and ugly houses at a discount were still around. Texas, however, didn't experience much of a crash in prices during the bubble, unlike much of the U.S. The Austin Business Journal published a good article on this reality >

http://www.bizjournals.com/austin/news/2017/01/27/austin-ranks-among-worst-u-s-city-for-flipping-a.html 

Post: What would be the NAICS code for a Real Estate Investor

Mike WalkerPosted
  • Investor
  • Austin, TX
  • Posts 87
  • Votes 44

Investing is classified under different activities (dealing vs investing), per IRS regs. Capital Gains are taxed very differently, based on the sale or disposition of the inventory / asset.

Construction/Remodeling for a quick sale is dealing. Building or Remodeling to hold and lease is investing. The intent is what the IRS looks at when classifying the activity. Bankers usually want to know the primary NAICS/SIC for a commercial checking account.

CONSTRUCTION

NAICS 236117 - Residential New Spec Home Builder / Investor  (Former SIC 1531 Operative/Merchant Builder)

NAICS 236118 - Residential Remodeler / House Flipper / Investor  (Former SIC 1531 Operative/Merchant Builder)

LEASING

NAICS 531110 - Residential Holding / Rehab & Holding/Leasing for 12 months minimum (or more) 

NAICS 531120 - Commercial Holding / Rehab & Holding/Leasing Building Landlord (non-mini storage)

OTHER ACTIVITIES RELATED TO REAL ESTATE

Wholesaling could arguably fall under the following extended SIC Codes

SIC 6531054 - Real Estate Buyers Representatives (wholesaler/non-licensed)

SIC 6531026 - House Buyers (wholesaler/non-licensed)

http://siccode.com/en/siccodes/6531/real-estate-ag...

These are cross-referenced with NAICS 531390

Post: Banking in Austin Texas

Mike WalkerPosted
  • Investor
  • Austin, TX
  • Posts 87
  • Votes 44

@David Ivy

I'm interested in your Portfolio Lending contact that you mention is able to do up to 80% LTV on a cash out.

Thanks for your reply!

Here's another investment property loan program to consider >

www.valuefunding.net

No Document Loan Investment Properties

3/5/30 Year Amortization Programs

1-4 Residential Cash Out Refi up to 70% LTV

There are several new landlord loan programs in TX. 

Try www.visiolending.com

Rental360 Low-Doc Loan / 30 Yr Amortized Rental Portfolio Product

Cash-Out Refi up to 75% LTV

Post: Wimberley, San Marcos, Canyon Lake REIA?

Mike WalkerPosted
  • Investor
  • Austin, TX
  • Posts 87
  • Votes 44

CHREIA is still active and now in its second year. We have a Facebook group page. Anyone is welcome to join > https://www.facebook.com/groups/533241723507175/

You can also contact me for the group's email address. The same monthly meeting posts that appear on our Facebook page will be sent to the email address you indicate. It's against BP policy to post the email here.

Post: I have some money to invest....what are some good ideas?

Mike WalkerPosted
  • Investor
  • Austin, TX
  • Posts 87
  • Votes 44

Plenty of good advice here. 

I'd suggest partnering and/or lending soft/gap funds to put properties under contract or to see others through their projects when there's a cash flow crunch. There's risk, but a decent yield, if you lend wisely in a second lien position. Those in the hard money biz can help you understand property analysis and underwriting guidelines. Take a lender out for a meal or coffee and pick his or her brain.

Nothing wrong with working under those who are actively involved in deals. You'll learn a lot about the investment process, if you participate in real projects as a volunteer, bird dog, assistant, etc. 

Post: Greetings from ATX

Mike WalkerPosted
  • Investor
  • Austin, TX
  • Posts 87
  • Votes 44

Hi Doug,

Glad you joined BP. It's a great resource for new and seasoned investors alike. @Luke Calhoun mentioned the area REIA network meetings that you should consider attending.

I second that and make mention of two that you should consider. 

(1) The weekly Thursday Mastermind luncheon at Big Daddies is always a great one for networking > http://www.meetup.com/REALESTATEinvestormastermind... . 

(2) Several of us local BPers host the Central Austin Real Estate Meetup the second Wednesday of each month @ 10 AM, Mercury Mambo Conference Room, Second Floor  > https://www.facebook.com/groups/616101995182672/

Come join us when your schedule permits!