All Forum Posts by: Gian Piero Bandieramonte

Lance suggested earlier in this thread to use a foreign corp structure owning a US corp, which would ultimately own the rental property. Why use this double corp structure instead of simply using one corp? What is the difference between using a single foreign corp, a single US corp, or this double corp structure from the point of view of estate tax planning?'

I take this opportunity to correct a wrong assumption I had expressed in my original post: 

When a foreigner inherits a rental property located in the US from another foreigner, the exemption is not actually $60k. What happens is that if the rental property's value exceeds $60k then the tax return 706 NA must be filled and the exemption would be any amount between $13k and $46.8k depending on the proportion of assets located in the US compared to those located in the rest of the world. So it is indeed more complex that I had thought.

That being said, my original idea of establishing a general partnership as a estate planning method is not that attractive anymore. Hence I am looking into either the double corp structure or trusts. 

Thank you.

Hi @Eamonn McElroy, it certainly helps to know about the statutory deadline, thank you. 

I will try to reach @Lance Lvovsky in a few days to obtain a bit more info regarding this subject. 

Thanks @Lance Lvovsky, for your good post. The property to purchase is worth $133k, so I guess the double corp structure is kind of an overkill considering the market value of the property. Also, to minimize the income taxes is a top priority as well. 

I had also explored the idea of the life insurance; only it would lower the net income when paying the insurance's yearly premiums, and the wish is to maximize the cash flows while my parents live, not after they pass away, so I am leaving this as last resort. 

The case of an irrevocable trust is interesting, I just have some ignorance regarding it and must ask some questions:

-Can the beneficiary also be the trustee?

- What happens with the monthly income generated by the rental property when it's held inside the trust? Does this cash flow pass through directly to me, the beneficiary? Does this mean that I would have to declare this income, just as if I had held this property directly in a sole proprietorship? This would be an issue since I am a resident of a high income tax country. Would it be possible to structure the trust so that I, the beneficiary, inherit the trust's asset on the moment of the settlors' death (my parents) without paying the inheritance tax, but the income generated would be received by the settlors during their lives (and they are the ones to report the income in their tax returns)?

Lastly, I would certainly be looking forward to talking to a CPA experienced in international/cross-border taxation. If you happen to know one in this forum, or perhaps one I could call or write to ask a couple of questions, I would be very happy to know.

Thank you.

Hi,

As I understand, the inheritance tax that a foreigner has to pay to inherit a property from another foreigner is 40% from the excess in the market value of $60k of the inherited rental property located in the US.

To mitigate this low exemption compared to US citizens, I am thinking of establishing a general partnership. Why? Please consider this example to express my point:

Let's suppose the rental property is purchased for $200k by 2 foreigners in a general partnership. They both are spouses and my parents. For simplicity, let's assume that on the moment of inheritance the property's market value is unchanged.

When the 1st of them dies I would inherit 50% of their share in their partnership, that is, $100k of the property's value. I would have to pay an inheritance tax out of the excess of $60k from that 50% share. That is, I pay 40% out of $40k = $16k.

Then I would become the new partner together with my surviving parent, owning 50%-50%.

When the 2nd of my parents passes away, and I get to inherit the 2nd half of the rental property, would again an exemption of $60k be applied on their 50% share of the partnership? That would make a total exemption of $120k. The total inheritance tax would be $32k.

This is in contrast to having to having one of my parents purchase the property as a sole proprietorship, where at the moment of death, a single exemption of $60k would be applied, making it an inheritance tax of 40%($200k - $60k) = $56k. The savings from the general partnership from inheritances taxes would be $24k.

Is this legally possible?

I could not find this info clearly anywhere on the internet.

Thank you.

Thanks @Eamonn McElroy. Indeed, it has many moving parts and I have been overwhelmed by it. Regarding the IRC sections you mention, I will have a look at them, thank you. 

After much reading on this topic, I am now inclined to having my parents constitute a common tenancy themselves, with 50-50 ownership, for reasons that I show below. They need to be verified by people with experience in the matter since it could be that this does not work as I am presenting it. If so, kindly let me know which of my assumptions are erroneous. Consider that we are all foreign investors investing only in a single residential rental property in Tennessee.

1) The common tenancy will be tax exempt from franchise and excise taxes because it is a unincorporated (general partnership) family owned entity deriving income wholly from passive real estate rental income. 

2) When one of them dies, the 50% ownership in the partnership would be directly and automatically transferred to me in my condition of heirs, even if I am not part of the partnership and even if no Will was left. Though I am not sure whether the shares would pass along to the spouse or to me as heirs. How does this work in this case? It is important that it is passed to the heirs. Is a Will needed in this case? 

Here I would have  to pay Inheritance/Estate tax if the deceased's share in the partnership (i.e. 50%) surpasses the $60k threshold for foreign investors. In addition, I would become the new member of the common tenancy with my surviving parent, and we would own equally 50-50.  

In addition since now I own 50% of the property through a common tenancy, I will be liable to taxes in my country of residence, Denmark, from the 50%, and not 100%, of the income generated by the rental property.

3) When my 2nd parent passes away, the same process is repeated. I would pay Inheritance/Estate taxes from the amount exceeding $60k of my 2nd parent's share in the partnership. By then I would become a sole proprietorship. Note that the $60k threshold is applied 2 times, once for each parent (is this valid?)

If you know of a better way of achieving my goals of minimizing the inheritance taxes and income taxes in Denmark, please let me know. The income tax rates of my parents' country of residence are lower compared to Denmark's. 

Related question: is it a requirement to write a formal agreement detailing, among other things, the % shares of each member in the common tenancy? Otherwise how will the tax authorities know what is the ownership participation of each tenant, considering that common tenancies do not necessarily split the ownership equally? 

I will highly appreciate your insights onto this subject.

Thank you. 

Hi,

It has been hard to find info regarding my situation, perhaps because it is a bit unique, and could use some help. My situation is as follows:

I am a foreign investor interested on purchasing a rental property in Cordova, Tennessee. I am a resident in Denmark, so my personal tax rates are astronomic. I have the option to invest with my parents, who live in a country with a much lower tax rate. The goal is to set up an investment structure that optimizes the level of taxation given the aforementioned context. This implies finding a structure exempt from TN's excise/franchise taxes, rendering inheritance taxes inapplicable when my parents pass away, and if possible, that my parents obtain the income from the rental property so that they end up paying taxes instead of me. It is hard to find info on the internet and to receive advice considering that what could apply to US citizens maybe does not apply in the same way  to foreign investors. I have thought of some options, but fail to see which is the best:

1) I invest as the sole proprietor. As I understand, sole proprietors pay no franchise/excise taxes to TN (does this apply to foreigners?) I end up paying income taxes in Denmark from the rental income, which would ascend to 46% (I still can deduct what I pay in the US thanks to the double taxation agreement). But I spare any inheritance taxes. An umbrella policy would be purchased.

2) The contract is signed by my mother or father as the sole proprietor. Again no excise/franchise taxes I think. Since I am not the owner of the property, I pay no taxes either. However, the moment he or she passes away, I will have the burden of inheritance taxes, which as I understand, would be the 40% of the property's value minus $60k in the US as a foreigner. Plus I would have to probably pay that tax again in Denmark (not sure if that tax has a double taxation agreement). I would purchase umbrella policy to protect my assets.

3) I constitute an LLC where I am the sole member. As I understand, because of FONCE, I still pay no excise/franchise taxes since all income would be derived from the rental cash flows (100% passive income). However I am not sure whether this applies to foreigners. Then I would gift the income of the LLC to my parents. As I understand, if the gifts have a value of up to $15k (in 2018), then no taxes are paid. Again, I am not sure whether this applies to foreigners. In this case, after talking to an accountant in Denmark, I would not pay taxes here since it's the LLC who receives the income. At the same time, I would presumably pay no taxes from the gifts I would give to my parents since it will be for sure less than $15k a year. Also no inheritance tax since I am the member of the LLC owning the property. Would this arrangement work the way I am expecting it? Are there issues I have overlooked? No umbrella policy would be needed.

4) A multi member LLC is constituted. FONCE also determines that if the LLC is owned only by family members then it is still exempt from excise/franchise taxes. Again, not sure whether this applies to foreigners, and also not sure whether family relationships of father&mother&son are accepted. Here I have some ignorance regarding the functioning of multi member LLCs. Would it be possible that my parents get all the income from the LLC, they are taxed in their respective country, I am not taxed since I derive no income, but then when they pass away I pay no inheritance tax since I already was one of the members of the LLC? (so there was nothing to inherit to begin with) No umbrella policy would be necessary.

5) Any other structure that you think is better than the previous ones?

Lastly, If I 1st constitute a sole proprietorship, and then decide that an LLC or any other entity type was better, what would be the cost to change the entity type? What about changing the ownership? (from my to my mother for instance)

Ok I pretty much summed up all I have investigated so far.  Right now it feels to me like a scrambled jigsaw puzzle and need help to connect all the dots. Sorry for a rather long post, but I have been overwhelmed with the complexity of the tax subject, and want to strike the best decision. 

I will highly appreciate any insights. Thank you.