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All Forum Posts by: Mark Ferguson

Mark Ferguson has started 247 posts and replied 2799 times.

Post: 15 year vs 30 year on 96K rental income

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353

I vote 30 year all day long. I would take a 50 year if they offered it!

1. It's harder to qualify with 15 year loan.

2. You can reinvest that cash flow into more properties earning a higher rate than the money saved on 15 year interest.

3. Due to inflation money is worth more now than 15 years from now. I think using thay cash flow now is more advantageous. 

4. There is not much advantage with the 15 year until you get into the later years of the loan. How many investors don't refinance or sell 10 ten or 15 years later?

Post: #24 rental was purchased today

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353

Nice work!

I am stuck at number 16 for a while and may downsize a couple before I ramp that up later this year in another area of the country!

Post: Any good referrals for builders policy in Maryland ?

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353
Originally posted by @Russell Brazil:

I was listening to @Mark Ferguson's podcast recently and he was interviewing an insurance broker @Darrin Gross. In the podcast I remember hearing something to the effect that the full year long policies were not that much more than the partial year policies...and that often the full year was as cheap or cheaper than getting the extension on the policy. So maybe contact him to see what the policy cost through him would be, and consider going with the full year policy the next time around.

 thanks for the shout out. I switched my insurance over to Darrin, because it was so much cheaper. Way cheaper than $800 every three months. 

Post: Pick apart my offers so the next ones are stronger

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353

If flipping were easy, everyone would do it. 

As an agent I would have the huge advantage of making a commission when I bought it and saving a commission when I sell it. 

On the last property

do you need a washer and dryer?

Do you need a $1,200 range?

Do you need to build a deck? 

Post: Am I the Only One NOT Watching the Game?

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353
Originally posted by @Ben Leybovich:
Originally posted by @Mark Ferguson:

I was at an awesome friends party for the even more awesome game! Go Broncos!  

We all have different things we love and that entertain us. Football has been something I have always loved. 

 I would think you'd get into that Lambo and spend 4 hours driving instead...in the snow...or just sit in it, which is likely more fun than the game...no?

 We all like to do different things. I had some of the most fun I have had in a long time hanging out with 15 of my friends, watching the game, cheering together and with my family as well. It was not me sitting in the basement by myself. lol. 

As far as the Lambo goes we still have a foot of snow on the ground and although it is all wheel drive, it does not like the snow.  

For games during the year when they are not as important I made a man cave in my garage so i can enjoy the cars, wax them, work on them and have the game on. You'll have to excuse the mess right now. Lot's of house supplies my project manager was supposed to pick up months ago. One reason why he is no longer my project manager. 

Post: Am I the Only One NOT Watching the Game?

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353

I was at an awesome friends party for the even more awesome game! Go Broncos!  

We all have different things we love and that entertain us. Football has been something I have always loved. 

Post: HUD Home for Sale by Hudson and Marshall

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353

I think I heard HUD might do this with some properties, but I have never seen it in my area.II dont know why they would or how the owner occupancy would w9rk either.

Post: Term vs Whole Life Insurance (detailed tabular values and more)

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353
Originally posted by @David Lewis:

Do you want to know more about whole life insurance, and how it compares to other investment/savings strategies? Want to see if whole life insurance makes sense IN ADDITION to real estate investing? Have questions about all of this?

This thread is for you. 

Lots of people have asked to see numbers and details about whole life insurance in other threads. No one has done a "deep dive" into whole life insurance, so I thought I'd do it. 


This information is extracted from a larger analysis I did on the topic. Some additional details:

Total annual outlay in both scenarios starts with $12,037 (this is from my own personal policy which is why the numbers are not exact. In other words, this is a real life example, not a hypothetical). 

Whole life insurance consists of base whole life + term insurance blend. Maximum additional paid up life insurance elected at policy issue. Custom report generated showing internal costs on whole life insurance, including annual costs and cost per $1,000 of insurance + CV. IRR on CV and DB also included:

Buy Term and invest the difference, with calculated annual costs and equivalent cost per $1,000 term + savings/investment. I adjusted the tabular values below to reflect a tax-deductible/pretax contribution, pushing the total outlay higher on this analysis. 

Average retirement account costs are pulled from the 401(k) Averages Book. The compounding interest rate mirrors the dividend interest rate for the illustrated whole life policy above. IRR on BTID CV + DB also included:

Calculated income:

Tax-free income draw from whole life insurance policy at age 65, 70, and age 75. Annuitization of cash value, reduced paid up insurance to keep policy in-force:

@ Age 65: $5,032/month

@ Age 70: $8,033/month

@Age 75: $13,085/month


Now for the BTID (BTSD) strategy:

@ Age 65: $5,155/month

@ Age 70: $7,861/month

@Age 75: $10,179/month

The maximum income from the whole life policy and BTID/BTSD strategy is about the same at age 65, but the whole life plan absolutely crushes the amount I could have withdrawn from a qualified retirement plan, like a 401(k) or IRA at age 70 and beyond. Also, I adjusted these figures to account for the RMD withdrawals at age 70 1/2.

*****

Infinite Banking/Circle of Wealth/Bank On Yourself/etc.

Some people want to know about the effect of taking loans against whole life insurance and repaying them with interest, thus creating your own personal financing system, which goes by a variety of different marketing names. 

I did not include a loan example in this analysis. However, the math isn't difficult. Any loan you want to take against the whole life policy is secured with the policy values, which are restored when the loan is paid off.

In other words, it's a secured loan at a very low rate of interest. 

The loan is given by the insurer at a current rate of 5%, and the cash value continues to grow as though no loan is taken against the policy. As interest is repaid on the loan, the insurer turns around and credits part of this to the policy's cash value. Dividends are paid as normal.

This analysis used a policy I own which allows non-direct recognition of policy loans.

When repaying policy loans, there is some additional "wiggle room" to allocate part of the repayment towards the purchase of additional paid up insurance, thus increasing policy values beyond these illustrated rates.

This is the "banking" aspect of this strategy. It is done because banks and brokerage firms do not offer these types of loan deals or terms.

*****


Hope this helps. The full analysis, and more details, are available on my website, which I am apparently not allowed to post here. But, if you're savvy, you'll find it somehow if you really need more information. :)

Thanks, and post up your questions below!


P.S. Trolls will be ignored.

Post: Infinite Banking Concept, Cash Flow Banking, or Bank on Yourself

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353
Originally posted by @Thomas Rutkowski:
Originally posted by @Mark Ferguson:
Originally posted by @Thomas Rutkowski:
Originally posted by @Mark Ferguson:

2. Is it not true that the in the example you give the $100,000 investment is not passed to the the heirs? It is used to pay for the life insurance. If you have $500k in cash value when you die and a 1 mil death benefit the heirs get 1 mil, not 1 mil plus $500k cash value. You have said you can increase the death benefit, but that increases all the costs significantly right? 

No. The cash value is the "seed" that will eventually grow and become the death benefit. It technically belongs to the policy owner. It is the money you get back if you surrender the policy. I can spend this money in my lifetime or I can simply let it pass to my heirs. 

This is the big hang up. Please tell me if I am correct. 

If my death benefit is one million on a typical whole life policy and I have $500,000 cash value when I die, my heirs get one million right? 

If I have 4 million cash value when I die and one million in death benefit how much do my heirs get? 

 $4 million plus whatever death benefit there is. It won't be $1 million as you state. As the cash value grows and exceeds the original death benefit, a Corridor is maintained so that there is always additional death benefit over and above the cash value

 I found a great article on this subject.  http://www.investopedia.com/articles/personal-fina...

Much clearer!

Post: Infinite Banking Concept, Cash Flow Banking, or Bank on Yourself

Mark FergusonPosted
  • Flipper/Rehabber
  • Greeley, CO
  • Posts 2,879
  • Votes 1,353
Originally posted by @Thomas Rutkowski:
Originally posted by @Mark Ferguson:

2. Is it not true that the in the example you give the $100,000 investment is not passed to the the heirs? It is used to pay for the life insurance. If you have $500k in cash value when you die and a 1 mil death benefit the heirs get 1 mil, not 1 mil plus $500k cash value. You have said you can increase the death benefit, but that increases all the costs significantly right? 

No. The cash value is the "seed" that will eventually grow and become the death benefit. It technically belongs to the policy owner. It is the money you get back if you surrender the policy. I can spend this money in my lifetime or I can simply let it pass to my heirs. 

This is the big hang up. Please tell me if I am correct. 

If my death benefit is one million on a typical whole life policy and I have $500,000 cash value when I die, my heirs get one million right? 

If I have 4 million cash value when I die and one million in death benefit how much do my heirs get?