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All Forum Posts by: Account Closed

Account Closed has started 3 posts and replied 58 times.

Post: Turning Large Garage into Secondary Suite

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20

Bad Idea! Leave the garage as is. You are going to have to run plumbing to it as well as HVAC, Air Conditioning, Re do the electrical..... 

If you are looking for more income just look for properties with potential and turn those houses into a rental property. Your time, money, and effort will be well served to just buy a house and make it a rental. It will also appreciate more than just a garage turned into a living space. 

Post: Winter Occupancy

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20
Originally posted by @Tim A.:

Hello,

I just refinanced in November so this upcoming November I will be able to purchase a property.  I am looking at getting into a duplex in the Milwaukee area.  I was curious how difficult it is to find tenants in December or January because of the weather etc.? Is it worth it to even purchase then or should I just wait until Spring?  I'm just afraid that I will get stuck in that cycle every year then.

Thank you!

 Tim it is a thing called 

Zillow and Craigslist.  Post your rental for rent on their and schedule showings to all the people who want to see it on the same day.  Charge an application fee to navigate through the non serious renters and boom you will have it rented instantly.

However you will probably have to renovate something that you buy because that is always the case with everything. So give yourself at least 30 days to renovate and make sure their are no dangers present!

Good Luck

Post: Private Money Terms?

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20
Originally posted by @Jared Vidales:

Hi Everyone, 

I have a good friend who wants to invest into my fix/flip projects. He has 100-200k that's sitting in a bank account, that he wants to invest with. He would simply be handing it over, and we would use the cash for acquisition, rehab, and everything in between.  Im unsure how to structure an agreement that would be fair for both parties. 

I want ideas on the terms y'all are using for private money with close friends. 

I know I could make him an equity partner in all fix/flips, but that poses risk for him. I could give him an annualized return of say 12-16%, and pay interest quarterly, ect. 

Looking for ideas

 Jared I will give your partner a 15% annual return on 100k. Connect and let's flip some homes!

Michael K.

Post: Keeping all the profit.

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20
Originally posted by @Lynn McGeein:

I believe it is up to $250K for an individual after you've lived there for 24 months.  I also think there are partial credits if you meet certain exclusions, like you move a distance away for work, they'll take a percentage depending on how long you've lived there.  This is actually the way we started, buying a home, fixing it up and selling it.  If you don't mind moving, it's a great way to generate extra cash for more investment property every 2-3 years.    It worked well until we wanted to settle down while our kids were in school.

 This is the best way if you can make the home your primary.

If you are looking at the investment side hold it for 1 year (365 days) and sell on the 366!

Good Luck

Michael K

Post: Shower or Tub in 2BR/1BA rental

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20

Stay traditional and go with a Tub.  Hopefully you get a couple that has a kid and can't afford a home and they are stuck renting from you for many years!

Good Luck!!

Post: Laminate Flooring Throughout entire APT?

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20

I just installed Allure Traffic Master (easiest floor to install ever) from Home Depot. It claims to be a water resistant floor and there is a 25 year warranty on the one I bought. It runs about $2.00/sq/ft but it really is simple to install. It took me about 3 hours to install my kitchen floor in one of my rental units.

I highly recommend it because I just ripped out the old laminate floor. I would keep the cheapest carpet that looks okay in the bedrooms though.

Post: Buying 1st Property

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20

I have personal experience on this topic. The first rental properties I purchased I used all Cash and bought them in an LLC. The problem that you face is if your LLC is newly established the financing will be almost impossible to get if you are seeking a loan for the new LLC.

I would purchase the property in your personal name first and then transfer to the LLC after you have possession of the property and are looking to take on tenants to lesson your overall risk.

Post: Buyer agent commission

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20

Key Advice.  Everything is negotiable in this world.

Don't be afraid to negotiate because 5% is way to high of commission in my opinion.

The most you should pay in my area as a buyer is about 3.5%. Even in this case ask for them to take a lessor percent as a way to ensure future business together and make them your go to agent for future deals.

Post: Investment Property Flip, Boot Tax Question...

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20

@Wayne Brooks

 and

@Bill Exeter

If the intent is for the property to be used as a Rental Income Producing Property for a year and then sell it.  How would you classify that? Ordinary Income or Capital Gains?

Thanks again for the advice!

Michael

Post: Investment Property Flip, Boot Tax Question...

Account ClosedPosted
  • Cleveland, OH
  • Posts 67
  • Votes 20
Ten Important Facts About Capital Gains and Losses

IRS Tax Tip 2011-35, February 18, 2011

Did you know that almost everything you own and use for personal or investment purposes is a capital asset? Capital assets include a home, household furnishings and stocks and bonds held in a personal account. When a capital asset is sold, the difference between the amount you paid for the asset and the amount you sold it for is a capital gain or capital loss.

Here are ten facts from the IRS about gains and losses and how they can affect your Federal income tax return.

  1. Almost everything you own and use for personal purposes, pleasure or investment is a capital asset.
  2. When you sell a capital asset, the difference between the amount you sell it for and your basis – which is usually what you paid for it – is a capital gain or a capital loss.
  3. You must report all capital gains.
  4. You may deduct capital losses only on investment property, not on property held for personal use.
  5. Capital gains and losses are classified as long-term or short-term, depending on how long you hold the property before you sell it. If you hold it more than one year, your capital gain or loss is long-term. If you hold it one year or less, your capital gain or loss is short-term.
  6. If you have long-term gains in excess of your long-term losses, you have a net capital gain to the extent your net long-term capital gain is more than your net short-term capital loss, if any.
  7. The tax rates that apply to net capital gain are generally lower than the tax rates that apply to other income. For 2010, the maximum capital gains rate for most people is 15%. For lower-income individuals, the rate may be 0% on some or all of the net capital gain. Special types of net capital gain can be taxed at 25% or 28%.
  8. If your capital losses exceed your capital gains, the excess can be deducted on your tax return and used to reduce other income, such as wages, up to an annual limit of $3,000, or $1,500 if you are married filing separately.
  9. If your total net capital loss is more than the yearly limit on capital loss deductions, you can carry over the unused part to the next year and treat it as if you incurred it in that next year.
  10. Capital gains and losses are reported on Schedule D, Capital Gains and Losses, and then transferred to line 13 of Form 1040.

For more information about reporting capital gains and losses, see the Schedule D instructions, Publication 550, Investment Income and Expenses or Publication 17, Your Federal Income Tax. All forms and publications are available on this website or by calling 800-TAX-FORM (800-829-3676).

@Bill Exeter

 Am I missing something here Bill?  This is directly from the IRS.gov website. Please refer to the bold text above.  As long as the time period is greater than 1 year this is how your taxable event can be taxed.