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All Forum Posts by: Joe Homs

Joe Homs has started 97 posts and replied 2028 times.

Post: Changing Name in Lease from Trust to Rental LLC

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

@Harshal Gaikwad 

1. Step 1: We can move Title to our Rental LLC. Yes, but how long have you owned the property.  If you don't do it correctly the tax assessor may re-assess the property becuase they don't know you are the same owner.  on the (pcor) you need to check the correct boxes.

2. Step 2: We assign the Rental LLC to the Trust Yes, make the LLC owned by your living trust.

3. That's it - no need to modify the existing lease. The Trust owns the rental LLC, so we are covered.  Correct

Also, asking 2 additional questions:

A. Should I just send a ‘notice of ownership change’ to the tenants once step 1 and 2 are complete and take an acknowledgment? No need. 

It will just be an informational statement that I completed the ownership change but am still the owner and no terms of the lease change including where they remit rent. FYI they already remit rent to the LLC business account which is stated in the lease.  Keep it as is.

B. Kindly provide me the website or contact details of Anderson Business Advisors. I will contact them for getting Step 2 above done. I have another attorney I work with but will definitely would not mind working with Anderson Business Advisors.  You can goggle the name for the website as I cannot put any outside links on the forum.  The attorneys have lots of youtube videos on different stuff that are very interesting. 

Thanks

Post: Changing Name in Lease from Trust to Rental LLC

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

@Harshal Gaikwad thanks for the additional information and clarification. You have a family living trust then. If you want to keep your privacy then form a "land Trust" to hold the property in and make the beneficiary your LLC. You will be taxed $800 a year by California just for having that LLC. If you own more properties, then you are good for now. Don't worry about changing anything on the lease. Your LLC should be owned by your family living trust. I use Anderson business advisors for my setup.

Good Investing...

Post: Changing Name in Lease from Trust to Rental LLC

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

@Harshal Gaikwad STOP! You have things done correctly right now with only a few changes. Keep the title in the name of the trust (privacy reasons.) In your (Private) trust change the name of the beneficiary to the LLC, (hopefully not in California.) This will give you the asset protection that you are looking for.

1. Create a simple lease amendment notifying the tenant of the Landlord Ownership change and that nothing else in the lease changes. (No, keep it as it is.)

Get this amendment signed by all parties

2. Do nothing: The Trust ultimately owns the LLC and therefore even if the property is re-deeded to the LLC, trust has ownership right too. (See above.)

3. Send tenants a notice of ownership change that you no longer own the property but now the LLC does.  (NO!)

Good Investing...

Post: Condo Reconstruction Nearing Completion & Need to Get Out

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

@Dylan Speer sell it, come up with the negative money balance, write the loss of on your taxes and move on with your life.

You can sell it "subject to" to someone looking for a home with no money down and save on Agent commissions?

Are you able to turn it into an AirBnb or is that not allowed or too much trouble?

Good Investing...

Post: Tenant Pays Rent Late Every Month, now a month behind, what should I do?

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

@Brandon Jones keep charging them a late fee and stay on top of it.  I don't know where you live, but in California, I would immediately serve them with a 3-day notice to pay or quit.  If you are having these many issues, don't renew their lease.

Good Investing...

Post: Advice for finding your first deal!

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

@Maggie Swift  What are you looking for?  I assume a fix and flip?  Here is a meetup in the OC

OC Real Estate Investor Networking - Tax Tricks Every Investor Should Know (biggerpockets.com)

Good Investing...

Post: Retirement implications selling primary residence

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112
Quote from @David Trujillo:

@Joe Homs I have another question. He will be eligible for Medicare in 6 months. Will the sale of his house affect his eligibility?

Please check with them, but it did not effect me.

Post: Retirement implications selling primary residence

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

@David Trujillo your father, like all Americans, has the ability to avoid up to $250K in capital gains taxes on the sale of his home using the 121 exclusion.  If he sells it at $425K and subtracts $250K then he must have purchased the home for $175K or less.  If he purchased the home for $100K then he would owe $75k in capital gains taxes at his ordinary income base.  Working the other way what did he buy the home for?  $100K plus the $250K exclusion then anything over $350K is subject to capital gains.  If he is still married, they can exclude $500K.

None of this should have an effect on his social security or part time job.

Good Investing...

Post: OC Real Estate Investor Networking - Tax Tricks Every Investor Should Know

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

(No cost, no pitch) Forming new relationships and networking may be the most important aspect of success in real estate. Furthermore, learning from the real-life success and failure of other investors is invaluable. This is a perfect place to learn, grow, and network!!

***

The connections that perfectly complement you are out there. If you have not found them yet, you aren't looking hard enough. No successful investor will tell you that it is easy, but they will tell you that most could achieve success with hard work and perseverance. Don't give up!

***

This month's speaker is Natalie Elser: I was inspired to create a proactive, collaborative, and personable experience for fellow entrepreneurs, closely held businesses, and motivated individuals. I wanted a space for clients and staff that is professional, educated, and experienced, while also incorporating a relaxed, balanced, and non-traditional environment. Boring accountant no more! It is important to me that people are happy and are constantly striving for and reaching their goals.

I not only hold a CPA license, but a real estate license as well, specializing in business sales, purchases, and commercial real property. No need to hire an outside broker to help you with your commercial real estate needs, I can do it all in-house for you. Real estate is a passion of mine, and after experiencing the process of purchasing a business firsthand and seeing what a nightmare the process can be, I wanted to help business owners never have to endure that same experience I had. My goal is to help ensure that the sale or purchase is as smooth a process as possible.
I am motivated both in the office and out. Besides spending time running the firm and helping clients achieve their goals, I also continues to chase my own. I work out multiple times a week, enjoy reading business and real estate books, and I strive to better myself and my business knowledge every day. I am a native Southern Californian and some of my favorite things are warm sandy beaches, a nice cappuccino, traveling, and my dog, Hefner.
Links
https://www.calproaccountants.com/
https://www.tiktok.com/@nmetheboss?_t=8nuto2siSSo&_r=1
https://www.instagram.com/nmethecpa?igsh=MWQ1ZGUxMzBkMA==

Agenda:

6:00 pm Pre-Networking (Please order some food or drink)

6:30 pm Introductions

7:00 pm Speaker Information: Natalie Elser

8:00-9:00 pm Networking

Post: Taking over home mortgage from family member pros and cons.

Joe Homs
Posted
  • Flipper
  • Mission Viejo, CA
  • Posts 2,166
  • Votes 1,112

@Allen Ramirez your numbers are not making sense to me.  What is the loan on the property right now?  Why not due "Subject to?"  Is the $100K cash on top of the loan?  What is that total amount?  Is there equity at the end of the day?

Good Investing...