All Forum Posts by: Brett Synicky

Quote from @Larry Bailey:

Hello!

I am 59 years old, and my retirement fund is all in my 401k. I want to diversify and I feel like the best way to accomplish that is through real estate. I am currently trying to learn as much as possible by reading books and listening to podcasts. (The Black Friday sale on the Bigger Pockets bookstore was where I did my own Christmas shopping so my family knew what to ‘buy’ for me!). My only regret is that I never considered real estate decades ago, but I look forward to this journey and the impact it will have on my family. 

 Larry welcome. There are lots of helpful people in this forum and LOTS of posts to scour. Reach out anytime. 

Quote from @Matt Agnew:

1. If you had $50K in a Self direct IRA how would you leverage that to yield short and long term dividends?

2. Do you know of any HML are non recourse in San Antonio?

Thanks!

This is more than enough to do PML's whether you originate or purchase from a broker is up to you. The returns will likely be greater if you source the borrower and originate on behalf of the IRA. Hopefully you have a Checkbook IRA to avoid the red tape and fees of going through the custodian for each transaction. But IRS allows an IRA to be invested in anything except life insurance and collectibles. Probably not enough the IRA to own real estate given reserves needed and such. So brainstorm the different options then pull the trigger! Incidentally here's a list of non-recourse lenders you can talk to. Don't limit yourself to the San Antonio area, you may not find one! 

@Otis Clayton nope. This is an example of private lending which is different than the IRA owning real estate and does not trigger UDFI/UBIT tax.

This is a very common way for people to investing using their retirement accounts. Often people overthink this. Consider doing this personally or using an LLC. It's the same thing except it's done in the name of the IRA and all the money comes out of the IRA and returns go back into the IRA.

Incidentally this is the perfect scenario where a checkbook IRA is going to be far superior to having to go through the custodian for every transaction. 

https://www.biggerpockets.com/member-blogs/2810/21298-solo-4...Quote from @Ken M.:

Quote from @Brett Synicky:

@Ken M. That's not how it works. UBIT is generated two ways. Income from leveraged real estate or active business income. It's a sliding scale but at about $12,500 of income for the year it scales up to 37%. But that is calculated after expenses and depreciation is factored in. 

Retirement accounts are designed to be invested passively so when the IRS sees you running an active business in it, to level the playing field between retirement accounts and other business the retirement account incurs UBIT. 

When the IRA invests in real estate using debt not only does it have to be non-recourse but the IRS says, you can use leverage but since you aren't only using IRA money for this investment the retirement account is going to pay UBIT on the income generated because of the debt.

There's more nuance to to it for sure but this is a good overview. Make sense? 

Sort of. When I looked into IRA accounts, I found that it didn't do service to my situation. Thanks.

Happy to help clarify if you’d like. DM me. 

Another thing to note is that if you’re self employed with no full time W2 outside yourself and a spouse a solo 401k is exempt from UBIT on leveraged real estate.  

@Ken M. That's not how it works. UBIT is generated two ways. Income from leveraged real estate or active business income. It's a sliding scale but at about $12,500 of income for the year it scales up to 37%. But that is calculated after expenses and depreciation is factored in. 

Retirement accounts are designed to be invested passively so when the IRS sees you running an active business in it, to level the playing field between retirement accounts and other business the retirement account incurs UBIT. 

When the IRA invests in real estate using debt not only does it have to be non-recourse but the IRS says, you can use leverage but since you aren't only using IRA money for this investment the retirement account is going to pay UBIT on the income generated because of the debt.

There's more nuance to to it for sure but this is a good overview. Make sense? 

Quote from @Otis Clayton:

In my search for private money , I have heard there people use SDIRAs to fund real estate investments and be in the first position.

I wanted to know what are the pros and cons of using SDIRAs for fund Real estate?

Lots of people use checkbook SDIRA for private lending. In fact because an IRA kicks off UBIT on leveraged real estate many people opt for private lending until the account has enough to buy real estate in cash if that is their goal. 
If you’re just looking for money to fund deals and you’re thinking the source could be IRA money then it shouldn’t make too much a difference to you whether the investor uses their personal funds or IRA funds. Only caution is if they don’t have checkbook control and there’s a time crunch going through the custodian can cause delays and red tape to deal with.  

Quote from @Daniel Saravia:

anybody here had bought real estate using self directed IRA? is so what lender did you use that provide non recourse loan? thank you in advance!

Here’s a list of non-recourse lenders you can look through. 

@Chris Burton Love this story! Creative and thank you for sharing, I'm sure this will help a lot of people in the same predicament. 

Quote from @Steve Englehart:

I currently have two long term rentals and am looking into buying into the short term rental arena. I know there are penalties and tax implications but wanted some advice on cashing out Roth IRA or IRA to buy investment properties?

Highly recommend you looking into a checkbook IRA instead of cashing out.Sure you can take out the principle since you've already paid taxes on it but this money is supposed to be for your retirement and in a Roth your real estate can grow tax free, though check with a CPA to see if STR will trigger UBIT in an IRA. Either way the numbers can still make sense. Furthermore you can vastly increase your returns through leverage using a non-recourse loan but that will definitely trigger UBIT but again the numbers can still make a lot of sense. 

If you are self employed with no full time employees then you should consider a Solo 401k for your traditional funds and no UBIT on leveraged real estate. 
Yes to avoid taxes and penalties (under 59.5) the money would need to stay in the retirement account. Warren Buffet said the most important part of investing is to protect your principal. 

@Daria B. got it! If you have checkbook control you'll have a bank account with a bank that has FDIC insurance up to $250k per account. Not per checking account but per Ira LLC which is the "relationship" with the bank. Technically as the manager of the LLC you can open an accout with any financial institution though they don't all cooperate when it's an IRA owned LLC. Some banks can spread your funds around to multiple banks if you carry a balance over $250k and want to have all the necessary FDIC insurance…merry Christmas!