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All Forum Posts by: Dani Sung

Dani Sung has started 2 posts and replied 35 times.

Post: American Homeowner Preservation (AHP) Fund

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17
Quote from @Jay Hinrichs:
Quote from @Don Konipol:

There are many investors that look at promises ROI or interest rate and nothing more. About 15years ago I got a call from an investor in one of my funds that told me he from now on was going to put his money into a new fund he found paying 44% interest while my fund paid 13.5%. When I checked it out the fund he spoke of was making unsecured working capital loans to businesses with no credit. Unsurprisingly a year later he had lost 60% of his investment. "Blinded by the light…"


also reminds me of an Australian investor who had come to see one of my clients turn keys in Birmingham that paid a respectable 9 or 10% COC etc.. And the investor said Why would i do that I can get 20 or 30% in Detroit with no clue as to risk.  I have fund many deals over the years were the sellers were Aussie or their superannation funds ( Aussie retirement funds) and props were being sold for 10 to 20 cents on the dollar to my clients.
The sad part is AHP was only paying 9-10%. And they took non-accredited investors who invested large part of their net worth and was never informed of the risky business decision made by the operator! 

Post: American Homeowner Preservation (AHP) Fund

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

cymbidium-restoration-tr-v-AHP

Case text above.

https://dfpi.ca.gov/enf-a/ahp-servicing-llc/

Indicated all AHP Servicing licenses has been revoked, this is issued by federal government. This was NEVER disclosed to investors!

Also, AHP claims they have no $, so they are unable to pay their vendors, including their CPA. So unlikely to even get a K1 form this year since no one will work with them when they can't pay their bills. 

https://www.law360.com/cases/6598a12377be790224df4fbf/articl...

apparently, there's more to the story then what AHP claims...

  1. January 16, 2024

    Mortgage Co. Chief Seeks Toss Of Nonperforming Loan Suit

    The CEO and manager of multiple mortgage loan servicing companies urged a Washington federal court to throw out a lawsuit accusing the companies of selling a portfolio of loans that weren't outstanding, arguing that the presiding court lacks personal jurisdiction, in part because he's an Illinois resident.

    1. January 08, 2024

      Mortgage Servicer Sold Off Paid-Up Loans, Trust Claims

      An affiliate of Seattle investment firm Oak Harbor Capital claims in a suit removed to Washington federal court that it is owed at least $2 million after a Chicago loan servicer sold it a group of 200 mostly nonperforming loans that it had already cashed out, among other breaches of a mortgage sale agreement between the parties.

Post: Anyone have a Verivest review? (fund creation/consulting offering)

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

I've used them as an investor, and they provided terrible service. The syndicators that I invested with have slowly pulled out of their service and went elsewhere. 

Post: Help - Buying a house - tenants already received a 60-day notice

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

@Ori Skloot Just seeing this thread now, and I'm in the same situation. What did you end up doing? did the tenants move out after 60 days? Thanks!

Post: New BP member from SoCal, NEED MONEY!!

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

Read Brandon Turner's book: http://get.biggerpockets.com/nomoneydown/

Post: I have to convert my Airbnb to a negative cash flow rental SELL?

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

@Cherish D. The bubble is going to pop soon in SoCal, when it does all your existing equity may get completely wiped out. Sell when the market is high (right now). All the adding closet, remodeling, refinancing is just putting good money towards bad money. Normally with any property, if you buy it right, you should have at least 2 exit strategy: rent long term still get cashflow, or sell and make a profit. You are down to 1 right now, and if the market turns, you will be stuck with 0, then it just becomes a money pit. 

Post: Set for Life question: using Roth as savings location

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

@Shawn Q. Very well said! Great points! Let's use the Median income earner as the example, I still think the Roth IRA is a great vehicle for wealth building. The Median income earner can use the Roth IRA as a self-directed and trade options with it and earn 70-80% returns pretty easily year after year, yes it may be more risky but you rarely get that kind of return in real estate and never without alot of WORK. I also know someone who buys non-performing notes in their Roth IRA, and easily gets 100-200% returns, all tax-free! Yes you can't access the money until 59.5, BUT it's delayed gratification.

$5500 at conservative 50% return over 5 years (stocks or options trading): $41765. Income = 0

$5500 outside of a Roth IRA same 50% return but you get hit with 25% federal income tax + state (lets say 0% as in the case of NV): $27032. Income = $2062/year (after taxes)

$5500 into real estate, generous 20% COC return (deferred tax from depreciation and other write offs, so no tax for 1st 5 years) = $13686. Income = $1100/year.

The numbers are overly simplified but my point is, tax takes a huge chunk out of your compound interest equation. So the question becomes what are you after? Cashflow (income) or equity (wealth)? And someone mentioned asset protection, everything inside your Roth IRA is protected whereas your real estate outside of a retirement account is not.

401(k) is different story, most company 401(k) is managed by large mutual fund companies with very limited fund options and high fees, mine averages 4-8%, it's pathetic. My stance on the 401(k) is: if your income is below $75k, do not contribute to your 401(k), take the money pay the taxes & invest it elsewhere. If your income is higher than $75k, you are in a higher tax bracket, and at that point it's a way to offset your taxable income to a lower bracket. Just know at some point, when you leave your job, you can transfer to self-direct, or convert to Roth, or better yet, borrow against it and invest in something with much higher return. BUT @Scott Trench is absolutely right, no income until 59.5. NOTE: Tax bracket is extremely important once you pass $100k/year income, your write-offs get phased out starting at the $100k mark (means less deductions), so you pay even MORE taxes.

My strategy is invest in real estate with savings for passive income and some level of wealth building. Roth IRA for high risk, high reward vehicles such as stocks, small caps, and options trading - wealth building only. 401(k) for lowering tax brackets only, not as an investment vehicle, at least for me. If someone else has successfully used 401(k) as an investment vehicle, I'm all ears.

Post: Nice areas for residence and investment in Orange county

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

@Aaron 

@Aaron Xie Are you looking for appreciation or cashflow? 

Post: Refinance for the "crash"

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

@Joe Homs did your lender ask you for the moon when you get your HELOC? they wanted 2 years of tax returns, all pages as well as income verifications and pay stubs if you have any. it's like getting a brand new 1st on a purchase.

Post: Tenants ask for delay rent increase - Please advise.

Dani SungPosted
  • Rental Property Investor
  • San Diego, CA
  • Posts 35
  • Votes 17

@Jane Dang I had this similar situation happen at one of my properties, I raised the rent about 8% and they were having finance issues as is, and I was 30% below market rent. I told them that I would help them find a cheaper place to live, one which they could afford, and give them a good reference so they could move. They did have to move farther from the city, maybe about 5miles out, but the rent was cheaper. I was very nice to them, and was very honest with them and respectful, and came from a place where I was trying to help them. After that initial meeting, I followup with an email (written) to ask them if they have decided to move and take my help to find a place, they replied back (written) in an email that they would. After about a month, they moved to another place without fighting with me or not paying rent etc etc. The place was a huge mess and I did take their security deposit which was not enough to cover all the repairs, but at least no cement down the drain or intentional damage to the property. 

Honestly, if they can't afford it today, 30 days really don't make a difference, and the tenants know it too.