Skip to content
×
PRO
Pro Members Get Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
$0
TODAY
$69.00/month when billed monthly.
$32.50/month when billed annually.
7 day free trial. Cancel anytime
Already a Pro Member? Sign in here
Pick markets, find deals, analyze and manage properties. Try BiggerPockets PRO.
x
All Forum Categories
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

All Forum Posts by: Greg Powers

Greg Powers has started 4 posts and replied 116 times.

Post: New Member from Massachusetts

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

Welcome, Julie! The quarterly meet-up that Shaun Reilly mentioned is hosted by Justin Silverio, who is active on this site. I'm on his email list but I'm in New Hampshire and haven't been able to attend to because of work conflicts. The Black Diamond events are organized by @Ann Bellamy who is also very active here.

Good luck with your investing!

Post: 401K loan

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

Yes, Stephen. Some plans allow loans (for any reason) as well as hardship withdrawals (for the reasons you noted), but there are some plan that consider a loan to be a hardship and apply the same restrictions. It all depends on the employer.

Post: Condos: small complex vs. large

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

@Jeff Bridges -- that's a great point. I think I have been officially talked out of this kind of 'opportunity.' To many downsides, not enough upsides.

Thanks everyone!

Post: Condos: small complex vs. large

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

Thanks, @Raymond B. --I always seem to mess that up. :)

Post: For Buy & Hold investors: Why not just buy a good quality home at regular price?

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

@J Scott , I'm surprised you didn't mention the excellent article about real estate deal analysis you posted here on BiggerPockets. I did a quick search and couldn't find it, so you may have to post the link. You should definitely check that out, Morgan.

Another excellent book is Frank Gallinelli's What Every Real Estate Investor Needs to Know About Cash Flow...And 36 Other Key Financial Measures. It's easy to read, and really lays out the numbers in a clear, concise way.

Good luck!

Post: Condos: small complex vs. large

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

Thanks for the replies, everyone. @Jean Bolger, what I'm afraid of is that what you describe might NOT be an isolated case--it just seems to me (intuitively, without any real proof) that the disputes among board members in a small complex would so much more personal than in a larger complex.

I don't know which would be worse--dealing with bad tenants, or dealing with stubborn HOA members, ha ha! At least you can evict tenants.

Post: 401K loan

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

I realize I'm late to this party, but to emphasize what Steve Hamilton said, these loans are VERY employer-specific, and the details can vary depending on which investment provider recordkeeps the retirement plan. I work for one of those companies and spend half my days processing loans from retirement plans.

Some plans allow only one loan at a time, but I've seen plans that allow 2, 5, 25, and an unlimited number of loans, as long as you don't exceed the IRS maximum of $50,000 or 50% of the vested balance, whichever is less.

For a general loan, which can be used for anything, the maximum term is usually 5 years. For home loans, I've seen it range anywhere from 10 years to 20 years.

The home loan is generally only available for buying a primary residence, and some require a signed purchase and sale agreement, while others require no documentation at all.

Processing can range from just a phone call and express mail check (you get the funds in just a couple of days), to paperwork that has to be signed by you, signed and notarized by a spouse, and signed by the employer, which can take longer.

Interest rates can vary and are generally very low (prime plus one is typical), but you are paying the interest to yourself, right back into your retirement account, rather than to a third party (which is why many people take out these loans to pay off high credit card debt). These loan are also not reported to credit agencies, so they don't affect your credit score at all.

Some repayments are done through payroll deductions (biweekly, monthly, whatever your pay schedule is), but many are now done as direct debits from your own checking or savings accounts, not through payroll. For those done via payroll deduction, if you leave the employer, some will require the loan be paid back in full or it defaults (no effect on your credit, but the outstanding balance becomes a taxable distribution with ordinary income tax and 10% early withdrawal penalty if you're under the age of 59 1/2), but some will allow you to switch to direct debit and continue the payments according to the original schedule. Those that are set up originally as direct debit payments always allow you to continue the payments if you leave employment. If you process a full payout or rollover and have an outstanding loan, the loan will default (again, no effect on credit score, but it becomes taxable).

As long as you pay the loan back, you won't pay taxes or penalties for taking the loan. However, one thing to keep in mind, which is rarely discussed, is that the interest you pay back to yourself on the loan ends up getting double-taxed (assuming you've contributed and are borrowing pre-tax funds). The principal comes out of the plan and goes back in, but the interest comes out of your pocket as after-tax money, is paid back into the plan as pre-tax money, and you pay taxes on that amount again when you withdraw the money (presumably when you're retired). The longer you stretch out the term, the more interest you'll pay, and the larger that double-taxation becomes. It's not a huge consideration, just something to be aware of.

Most plans allow you to pay the loan back in full at any time with no early payment penalties. Some will also allow you to make partial payments during the term of the loan, but some won't. The early payoff can sometimes be done at any time (even the day after you take the loan), but some do require you to wait a specific period, usually after one year.

Another thing to keep in mind is that the IRS calculation for what you can borrow is actually the lesser of A) $50,000 or B) 50% of the total vested balance minus the highest outstanding loan balance over the past twelve months. So if you borrowed $50,000, and paid it back after a month or two (you don't always have to wait a year before repaying), then you'd have to wait 10 months or so before a new loan would be available to you, because your "highest outstanding loan balance over the past twelve months" would be $50k. $50k minus $50k is zero.

And while the IRS says you can borrow 50% of the vested balance, your employer can also restrict the sources of money available to borrow against. For example, if you contribute and your employer matches, they may only let you borrow half the amount you've contributed, not the employer match.

Sorry for the long post!

Post: Condos: small complex vs. large

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

Laying aside the wisdom of buying a condo as an income property, are there any details to consider when looking at a small condo complex versus a larger one? "Complex" may be too fancy a name in this case. Here in Manchester, New Hampshire, I've seen a number of duplexes, three-family buildings and slightly larger building split up into condos. One I'm looking at is a six-unit Victorian building.

When there are so few units, how do special assessments and condo fees get formulated or assigned? The condo "association" must consist of every unit owner. What if there is a dispute among the owners about which roofer to go with, or the cost to repave a driveway? How do such disputes get settled, and what recourse do two owners have if the third refuses to cooperate?

Any other thoughts or advice?

Post: Hedge funds and property taxes

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

Just saw an interesting article in Bloomberg News: http://www.bloomberg.com/news/2013-12-23/wall-street-landlord-loses-round-one-in-ohio-school-tax-fight.html

Apparently Magnetar bought up a bunch of homes in Huber Heights, Ohio, because they already had management in place. Then they proceeded to request a reduction in property taxes by a much as $1.39 million, which would have stripped about $800,000 from an already-strapped school district budget.

My thought was: they might understand investments, but they apparently don't understand residential real estate. Seems to me that killing off the schools would make their properties less desirable.

What do you think?

(As an aside, they did set up an academy to teach financial literacy. I wonder why they just don't help fund the schools to teach that publicly, rather than through their own academy?)

Post: Good idea to create direct deposit account for rent payments?

Greg Powers
Pro Member
Posted
  • Real Estate Agent
  • Manchester, NH
  • Posts 117
  • Votes 156

I have heard of merchants (not in real estate) set up two accounts. Give customers the first account and accept direct deposits, and then transfer the money to the other immediately--easily done online.

i suppose, in the case of regular rent payments, you could set up an automatic transfer to the second account a day or two after the rent due date. But if the rent payment is late, you could run into overdraft problems.