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All Forum Posts by: Kevin Coggins

Kevin Coggins has started 11 posts and replied 231 times.

Post: Benefits of 401(k) over Property?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203
Originally posted by @Andrey Y.:
Originally posted by @Kevin Coggins:
Originally posted by @Andrey Y.:
Originally posted by @Mike Dymski:
Originally posted by @Andrey Y.:
Originally posted by @Mike Dymski:

Most 401k plans have an employer match, which is essentially an immediate 100% return on your contribution.  Many investors contribute enough to get the match and then invest excess capital in real estate.

 It might be a 100% "return on your contribution", but its not a 100% return on anything else, more like 2%. In other words, if you invested the same amount and returned a 5% annualized return, if you now invested that same amount with a 100% employer match, your return would be 7 %or less. The math has been done. Lets not get it twisted :)

 Huh?

 If you invested a given amount of money over a 30 year period. Then, you invested that same amount of money, in the same exact equities over the same time and had a 100% employee match.. you would produce roughly 2% more return in the latter case over the lifetime of the investment. So, while the "100% return on your capital" sounds nice, your actual returns on your investment would be 2% better, at best.

 Your math is off...by alot.

Say I invest 5k of money (10% of salary) into my 401k per year.

Company matches up to 10% of salary (5k)

That's 10k in my 401k and we can assume that we get 10% return (minus 1% for fees) so 9% return on 10k.

$10,000 * 1.09 = 10,900

$10,900 versus $5,000 is not 2%, it's 118%

 Tony Robbins disagrees with you. He is a best selling author and is worth >$500M. The amount he spends on research for a single book he writes is in excess of your net worth I'd imagine. And he is PRO 401k/mutual funds by the way. What I mentioned is detailed in his latest major book "Money : Master the Game.

He can disagree with me, and his net worth doesn't make him right...simple math proves me right, you can listen to him all you want. You can choose your $5k and I will choose $10k, that 2% difference lmao. I bet he made his 500m off people like you looking for some shortcut in life, but lacking basic math skills and common sense.

Post: Benefits of 401(k) over Property?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203
Originally posted by @Kevin Childers:

@Kevin Coggins Very good questions and I'll try to answer them the best I can.  Before I do though, I am not a financial advisor at all so read at your own risk. Here it is and I hope it helps you increase your Financial IQ in some way.  

A 50K cash out prior 59 1/2 could cost you 21K in penalties and taxes. I'm not a fan of giving Uncle Sam 21K of the money I saved just because I want to cash out. If you just withdraw some monies from your plan, it is taxed as ordinary income and may be subject to a 10% federal tax penalty if taken prior to 59 1/2. 

As far as the loan goes, yes that is an option but you have to pay it back with after tax dollars. If you are in the 25% tax bracket and have a 401K loan, every $100 you borrow cost you $125 when you pay it back. If you are in the 15% tax bracket, it cost you $115 for every $100 you borrow when you pay it back. If you quit, are laid off or fired, you have to repay the loan back within 60 days. If not, the loan is considered a distribution, subjected to income tax and a 10% penalty if the borrow is under 59 1/2. 


On the flip side, if you get to 70 1/2 and do not need your RMD you still have to take it or you get to pay the IRS 50% of the RMD for not taking it for that year. For me, it makes more sense to reallocate the monies I was contributing to my 401K to other investments that help me build passive income so I can enjoy the benefits of that money now instead of years from now.

Using the example you gave of investing 5K a year into a 401K. What if you were to take that 5K and use it towards a down payment on a property that has a ROI of 15% and it cash flows $150 a month with a 2% yearly increase. A couple of years later you decide hey, I want to buy more investment property. If you have been saving the $150 every month that your first property is cash flowing, you can use it towards the down payment on another property that generates the same returns. Now back to the first property, say it has appreciated 5K in two years and you have some equity in it. So you decide to do a cash out refi, pull your initial investment of 5K back out of it and use the rest plus the $150 a month you have been saving for the last 24 months as a down payment for another property or properties using leverage. At this point you have no money of your own in either property or properties but you are making passive income off of them every month. The ROI would be infinity since you are using no money of your own. This to me is so much better than a 401K where I have very little control over my money and the returns I get are based on what the market does or does not do for the year.

But you can withdraw your money from your 401k tomorrow, with penalty, for better profit than that 15% in a year correct? Based on your example with penalties and taxes it's about a 42% penalty for an early withdraw. But if I had 10k and take the 42% penalty (seems high, but I guess depends on your tax bracket), I'd still be at $5,800 with 0 risk, and ready to invest it, while you would be locked into an investment hoping for a 15% return to get $5,750.

As far as borrowing, if every $100 borrowed costs me $125 when paying back, but every $100 gives me a free $100....seems like I'm still significantly ahead with borrowing out of the 401k. So I borrow $200 and it costs me $250 to repay, but I only deposited $100...I'm basically putting in $150 of my own money for $200.

Post: Benefits of 401(k) over Property?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203
Originally posted by @Kevin Childers:

I actually stopped contributing to my 401K this year. Why, because I have very little control over my money inside the 401K and I can't touch it until I either quit or retire. If I quit then I get to pay a penalty on it when I do pull it out. Unless I want to wait until I am of age to avoid the penalty. I can also do much better managing my own money with far greater returns than what the company that I work for does.

Plus I figured out the taxes are a lot less if my money is invested outside a 401K. How is this, by having my money generate passive income.

 What's the penalty for withdrawing versus the money you put in plus the company match? And you can also always take a loan out on your 401k too...curious on both of these since I've never looked into either.

Post: Benefits of 401(k) over Property?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203
Originally posted by @Andrey Y.:
Originally posted by @Mike Dymski:
Originally posted by @Andrey Y.:
Originally posted by @Mike Dymski:

Most 401k plans have an employer match, which is essentially an immediate 100% return on your contribution.  Many investors contribute enough to get the match and then invest excess capital in real estate.

 It might be a 100% "return on your contribution", but its not a 100% return on anything else, more like 2%. In other words, if you invested the same amount and returned a 5% annualized return, if you now invested that same amount with a 100% employer match, your return would be 7 %or less. The math has been done. Lets not get it twisted :)

 Huh?

 If you invested a given amount of money over a 30 year period. Then, you invested that same amount of money, in the same exact equities over the same time and had a 100% employee match.. you would produce roughly 2% more return in the latter case over the lifetime of the investment. So, while the "100% return on your capital" sounds nice, your actual returns on your investment would be 2% better, at best.

 Your math is off...by alot.

Say I invest 5k of money (10% of salary) into my 401k per year.

Company matches up to 10% of salary (5k)

That's 10k in my 401k and we can assume that we get 10% return (minus 1% for fees) so 9% return on 10k.

$10,000 * 1.09 = 10,900

$10,900 versus $5,000 is not 2%, it's 118%

Post: Bad experiences with others? Greedy People?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203

He was also marketing the properties on here if you look at his marketplace posts :)

Post: Benefits of 401(k) over Property?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203

Great advice from @Christopher Phillips. For example, my employer matches up to 10% of my salary in 401k contributions, so I've always contributed the 10%. You can also always take the match, then take a withdraw penalty (consult a financial advisor before doing this).

I'm in a similar boat, since I'm saving for retirement (both 401k and IRA, with a mix of roth and traditional), but also am saving for investment properties. It doesn't always seem to be the best way, but I know one day the compounding interest** will really show AND I will have investment properties to go with my retirement savings.

**EDIT: not sure why I initially said appreciation haha

Post: How flippers can ruin a wholesale market and deal

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203

@Jason Timmerman I think you could benefit from an ethics course, hopefully this was a learning experience for you...since you've gone silent since posting this I'm thinking maybe you know you're in the wrong here, in several ways.

Post: Do you rent instead of own?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203

There are tax benefits of buying your own home and homesteading the property. Many people on this site are making a living off buying houses to rent out, any SFR you rent has all of those costs built into it plus money off the top for the owner.

My plan is to own my current house for two years, and re-visit the idea of if I want to stay here, buy a new home (sfr or condo) and rent this one out, or sell. And hopefully before that time is up, I will be in a position where I can also purchase investment properties (one income right now with a wife and kid makes that tough).

Everybody has their own strategies though, and what works for one situation may not work for the other. I'm always trying to learn and enjoy reading what others are doing, then taking their strategies and working them into my own.

Post: How do you hold & protect physical gold?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203
Originally posted by @Account Closed:
Originally posted by @Kevin Coggins:

Unless you buy when gold is low, you're not really going to make any money on a gold "investment".

 Be careful when looking at charts like these - they are deceptive.  I'm not defending Gold (or silver or any other precious metal) as an investment...but I want to point out the inaccuracies.  The chart above doesn't take into account Executive Order 6102 which essentially made it illegal for Americans to own Gold coins and Gold Bullion.  Nixon ended that by taking us off the "gold standard" in 1974.  There's a reason why the Dollar and the price of gold tracked closely together from 1933 to 1974...and a reason why you see such a big change after 1974.

Precious metals (gold and silver) are a good hedge against inflation.  Check the rate of inflation in 1980 (six years after going off the gold standard) vs the rate of inflation in 2000.  I can remember my grandmother buying certificates of deposit at 12% and 16% interest back then.

 I was just trying to illustrate the long term returns of gold vs. stocks vs. bonds. It really just depends on your risk tolerance, and for me right now, I prefer the higher returns and can deal with big dips in the markets (I have only about 5% in bonds). If the price was right I'd consider buying gold, but it'd be on a huge dip in price.

Inflation historically is only at 3.2% and recently has been around 2.2%. CD's at 16% would make me re-think investing in the stock market (but 20% interest rates would be a killer on the flip side). I'm just not quite in a place where I need to be concerned about hedging against inflation, got a long way to go until I can start trying to preserve my wealth.

Post: How long to hold a property for?

Kevin CogginsPosted
  • Spring, TX
  • Posts 243
  • Votes 203

@Rudy Hernandez I'd definitely look at it from a case by case basis. As long as you're getting solid returns there probably isn't a reason to sell, unless of course a property is giving you a headache for unexpected costs or anticipated capex on the near horizon (IE new roof).

I'm sure people have different strategies, so it's probably best to take those ideas, and create your own criteria on when you'd like to sell. It's all a learning experience, so you may need to tweak your strategy along the way. I know any sort of jump in appreciation would definitely tempt me to sell, regardless of the cash flows (I mean like 30% jump not a 5% increase).