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All Forum Posts by: Olivia C.

Olivia C. has started 8 posts and replied 100 times.

Post: LLC

Olivia C.Posted
  • Point Roberts, WA
  • Posts 102
  • Votes 18

I've seen lenders require people take out loans and take title themselves then later Weeks or so - after the original deed is recorded) permit the property title to transfer to an LLC. The new deed is recorded.

What is permitted varies by state so I'm glad you are already talking with professionals.

Post: Charitable Remainder Trusts - tax strategy opportunity

Olivia C.Posted
  • Point Roberts, WA
  • Posts 102
  • Votes 18

Many of us plan to leave a good portion of our estates to charities. Charitable Remainder Trusts can be good vehicles for this while reducing taxes.  Here are two articles I found.  Link to original article at the end of each text.

From The Community Foundation -

Charitable remainder trusts (CRTs) provide for the eventual transfer of property to charity after paying income to one or more non-charitable beneficiaries.

•A charitable remainder annuity trust (CRAT) makes fixed income payments to the beneficiary.

•A charitable remainder unitrust (CRUT) provides a variable payout equal to a percentage of the trust’s market value as determined at the end of each year.

•Charitable remainder trusts are often appealing to donors with appreciated assets producing little or no income, such as real estate or securities. This is because the assets can be sold without capital gains tax and invested to provide a higher income stream.
What are the benefits of a charitable remainder trust?

•A charitable income tax deduction for the present value of the remainder gift to charity

•No capital gains due on the sale of appreciated assets within the trust

•The opportunity for increased income
•Reduced estate tax liability

•Asset diversification and professional trust management

•The opportunity to make a sizable gift to one or more charities.

http://cfgreateratlanta.org/Repository/Files/20141027%20Charitable%20Remainder.pdf

^^^^^^^^^^^

Nolo.com offers a fuller description

A charitable trust lets you donate generously to charity, and it gives you and your heirs a big tax break. However, if you just want to make a few small charitable gifts, then a charitable trust probably isn't worth the bother.
You need to do some serious thinking before you set up a charitable trust. Charitable trusts require that that you give up legal control of your property, and charitable trusts are irrevocable -- once the trust becomes operational, you cannot change your mind and regain legal control of the trust property.

How It Works
The most common type of charitable trust is called a charitable remainder trust. Here's how it usually works.
First, you set up a trust and transfer to it the property you want to donate to a charity. The charity must be approved by the IRS, which usually means it has tax-exempt status under the Internal Revenue Code.

The charity serves as trustee of the trust, and manages or invests the property so it will produce income for you. The charity pays you (or someone you name) a portion of the income generated by the trust property for a certain number of years, or for your whole life -- you specify the payment period in the trust document. Then, at your death or the end of the period you set, the property goes to the charity.

What's in It for You -- Tax Advantages
In addition to helping out your favorite charity, you get several big tax advantages from this arrangement.

Income Tax
You can take an income tax deduction, spread over five years, for the value of your gift to the charity. Where things get tricky is determining the amount of your deduction. The value of your gift is not simply the value of the property; the IRS deducts from that value the amount of income you're likely to receive from the property. For example, if you donate $100,000 but can expect to get $25,000 in income back (based on your life expectancy, interest rates and how the trust document is set up), the value of your gift is $75,000.

Estate Tax
When the trust property eventually goes to the charity outright (at your death or the end of the payment period you specified), it's no longer in your estate -- so it isn't subject to federal estate tax. (Most people don't need to worry about estate tax, however, because it is assessed only on large estates. See Nolo's Estate and Gift Tax FAQ.)

Capital Gains Tax
With a charitable trust you can turn appreciated property (property that has gone up significantly in value since you acquired it) into cash without paying capital gains tax on the profit.
A charity usually sells any non-income-producing asset in a charitable trust and uses the proceeds to buy property that will produce income for you. Because charities, unlike individuals, don't have to pay capital gains tax, if the charity sells your property, the proceeds stay in the trust and aren't taxed.

Example
Toni owns stock worth $300,000. She paid $20,000 for it 20 years ago. She creates a charitable trust, naming Greenpeace as the charity beneficiary, and funds her trust with her stock. Greenpeace sells the stock for $300,000 and invests the money in a mutual fund. Toni will receive income from this $300,000 for her life.
Had Toni sold the stock herself, she would have had to pay capital gains tax on her $280,000 profit. But no capital gains tax is assessed against the charity.

Receiving Income From the Trust
When you set up a charitable remainder trust, there are two basic ways to structure the payments you will receive.

Fixed Annuity
You can receive a fixed dollar amount (an annuity) each year. That way, if the trust has lower-than-expected income, you still receive the same annual income. Once you set the amount and the trust is operational, you can't change it. For instance, if you direct that the charity pay you $10,000 a year for life, you can't later say, "Oops, I forgot about inflation. How about $15,000?"

Theoretically, you can make the payments as high as you want. Practically, however, there are limits. First, the higher the payments, the lower your income tax deduction. Second, high payments might eat into principal, possibly even using it all up before the payment term is over and leaving nothing for the charity. Third, a charity is unlikely to accept a gift if it is likely, or even possible, that all the trust property will be paid back to you.

Percentage of Trust Assets
It's common to set your annual payment as a percentage of the value of the current worth of the trust property. For example, your trust document could specify that you will receive 7% of the value of the trust assets yearly. Each year the trust assets will be reappraised, and you will receive 7% of that amount.
Because you receive a percentage, not a flat dollar amount, if inflation (or wise investment) pushes up the dollar value of the assets, your payments go up accordingly. Under IRS rules, you must receive at least 5% of the value of the trust each year.
For help with choosing and planning a charitable trust -- and tips on many other estate planning options -- see Plan Your Estate, by Denis Clifford (Nolo).

http://www.nolo.com/legal-encyclopedia/charitable-trust-tax-deduction-break-29702.html

I like the idea of renting it out for meetings.  Just charge money for the rentals.  So much for meeting rooms, additional if kitchen is used for lunch preparation or set up, etc.

Lots of small associations, like REI groups, networking groups, etc, have a very hard time finding space to rent that doesn't cost a fortunes, like hotels charge for their meeting rooms.

Holiday, anniversary, graduation, and birthday parties might pay for rental space.

You could set the fees to include paying a property/space manager to handle all the admin and clean up.

Post: Is 6% a good rate for being a silent partner?

Olivia C.Posted
  • Point Roberts, WA
  • Posts 102
  • Votes 18

Thanks for your replies and questions.

The developer has been a client of mine for legal work for several years.  I've been involved in some of the paperwork for his gated communities so I've seen recent deals and how they have worked out.  His communities are top quality B properties with mostly green building methods.

We seem to be on the same page ethically.  But if he is offering me a low rate then I wonder at his personal ethics regarding if he offering me less than market rate and no share in profits.  But I would not be investing lots, so no share in profit might be customary.

I'm still studying to become a real estate investor/owner and not ready to purchase.  I have been considering the 6% as dependable return better than banks and credit unions.

I'd love to read what rate silent partners have been getting.  Thanks for posting!

OP

One way you can compete with large complexes is to offer apts for age 50 and up only.

Large complexes are usually very noisy with children and loud music.  Middle-age and older want quieter places.  They usually do less damage to the units.  Get special permits if required and add a few grab bars in the bathrooms.

Post: Is 6% a good rate for being a silent partner?

Olivia C.Posted
  • Point Roberts, WA
  • Posts 102
  • Votes 18

A developer I vetted has invited me to invest in his projects as a silent partner paying 6% interest with monthly payments.

His projects are socially responsible, which is important to me.

Is 6% a good rate?  Someone in another thread mentioned they were getting 9% so that made me wonder.

Thanks for your tips!

Post: Efficient House Transfer to Heirs in KY

Olivia C.Posted
  • Point Roberts, WA
  • Posts 102
  • Votes 18

Your state may allow you to transfer title on death without going through probate.

Ask your attorney about "Transfer on Death" deeds and "Beneficiary Deeds."

Go to a real estate attorney, not a PrePaid Legal or a title/escrow company to get advice and have any paperwork done.  You want perfect work.

Post: LLC or an S-Corp

Olivia C.Posted
  • Point Roberts, WA
  • Posts 102
  • Votes 18

A simple and good video by a real estate attorney can be viewed here:

https://www.youtube.com/watch?v=GbpxT3tkclg&list=P...

Post: Where do you park your money? In replace of a savings account.

Olivia C.Posted
  • Point Roberts, WA
  • Posts 102
  • Votes 18

@ Steve B re Jenny's posts

This is a portion of an article I wrote a few years ago.  Hope it helps.

MORTGAGE ACCELERATOR HELOC LOANS
These systems are designed to pay down your mortgage and build equity faster, usually without paying any extra principal toward the loan.

The general premise is to have your mortgage in the form of a home equity line of credit (Heloc), preferably in the first position. All your paychecks are deposited directly into the home equity account. You only transfer money from the equity line to your checking account once or twice a month to pay bills and get cash for general expenses. Since interest is compounded on the daily principal balance of your equity line, you will pay far less interest over the life of the loan because your paycheck income sits in your equity line rather than your checking account.

Illustration of concept
Several years ago I managed a law firm. Money market rates were 10% or more and. Passbook savings accounts paid around 8% interest. Business checking paid around 4%
Rather than depositing client payments into our checking account, we deposited all client payments directly into a money market checking account. We only transferred money from the money market account to our regular business account twice a month to pay bills. We would have paid bills with checks directly from the money market account but the bank had a high per-check fee. So we wrote only two money market checks a month to fund our general business checking account. We earned a very nice amount of interest by having our deposits sit in the money market account until needed to pay bills.

Mortgage accelerator systems work on the same principal as in the illustration above. But instead of parking your paychecks where they will earn interest, you are parking them where you avoid incurring interest on your home loan. This makes sense because current rates for home equity lines of credit are around 7%-8% and money market accounts only pay around 3.5%. Even if you were able to secure an equity line a few years ago with a fixed interest rate of 5% or 6%, using a mortgage accelerator system still saves money.

This is not a gimmick. This type of loan a powerful tool that must be used carefully. You must be very disciplined and in a positive cash flow situation for any accelerator to work properly. If you lack financial discipline, this type of loan can be disastrous.

Post: Why do investors choose to mentor newbies?

Olivia C.Posted
  • Point Roberts, WA
  • Posts 102
  • Votes 18

I do lots of volunteer work and give to food banks, health clinics, and battered women shelters.

I mentor others who also give back to community - whether the impact is local or global.

I'm new to REI so don't ask me for advice. I'm being mentored by someone who grew up poor and gives back lots to charity. He knows his advice will help me help others.