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All Forum Posts by: Steeve Breton

Steeve Breton has started 8 posts and replied 99 times.

Excellent work Brandon & Josh.  Congrats to you and to all the BP members who make this the best RE Investing resource on the web.

Post: Need input for a family situation.

Steeve BretonPosted
  • Investor
  • Natick, MA
  • Posts 108
  • Votes 68

I agree @Anne Wallace and @Bryce Y.  (and several other here).  Keep working on your folks to shed the "we're homeowners" persona and find them a great rental... you can paint the vision of how they don't have to lift a finger to maintain the place.

Good on you for wanting to help family.  It could work out OK, but I've heard enough advice, and war stories, to keep me away from those situations... even though I too believe it would probably be OK with my family, it's just not worth the risk of souring important relationships.

Post: 2% rule

Steeve BretonPosted
  • Investor
  • Natick, MA
  • Posts 108
  • Votes 68

oops.  I should have mentioned that we're talking about the monthly rent.  So RTV = monthly rent divided by purchase price.

Post: 2% rule

Steeve BretonPosted
  • Investor
  • Natick, MA
  • Posts 108
  • Votes 68

Hi @Eli M. 

You can search on the 2% rule in the forums.  It's been discussed a number of times but the short answer is that it gives you a sense of whether or not the property will cash flow.  It is also called rent-to-value (RTV) ratio (RTV = rent/price).  If the ratio is below 1% then you'll be lucky to cash flow at all but if it's 2% or better you're probably going to be OK.  This is just a tool that can be used to help you filter potential deals.

I suspect Brooklyn is very much like Boston where prices are much higher than much of the country.  Here in Boston my first filter is to see if the RTV is close to 1% because the higher the average values in your area the lower your RTV can be (because things like utilities, maint, etc. are a smaller % of your expenses).

Remember, this is just a rule of thumb to help you filter which properties you're going to spend time analyzing.  You'll still need to do the detailed analysis.

Hope that helps,

Steeve

Hi Mike,

I've worked with Jessica Ortega when she responded to my ad on behalf of her client who was looking for an apartment in Framingham. But I generally do exactly as Shaun suggested. If the price is right you should be able to rent after a few showings.

Check out rentometer.com to be sure your rent is inline with the neighborhood.

Steeve

Post: New IRS Regulations on IRAs

Steeve BretonPosted
  • Investor
  • Natick, MA
  • Posts 108
  • Votes 68

I completely agree, not a good idea to move it back and forth, and I would not. I've had mine in an SDIRA for a year now and happy with having control. My questions pertain to some of the situations other investors (potentially investing in my deals) might get themselves into. Trying to better understand this ruling so as to help keep them out of trouble... which I'm sure is best done by sending them to a CPA.

In any event, it sounds like this particular case was actual fraud and not too much to be concerned about if you aren't involved in such activities.

Post: New IRS Regulations on IRAs

Steeve BretonPosted
  • Investor
  • Natick, MA
  • Posts 108
  • Votes 68

oops. poorly worded question. The point I'm trying to get at is whether the rule is per IRA or per person (married couple). Let's stick with: Can I move 2 of my IRAs to an SDIRA.

I would have initially interpreted the IRS guidance to mean that if I move an IRA to SDIRA then I can't move the same IRA again in the same 1 year period.

Post: New IRS Regulations on IRAs

Steeve BretonPosted
  • Investor
  • Natick, MA
  • Posts 108
  • Votes 68

Good clarification. I wonder if the 1 rollover per year is per IRA or per person. Can I roll it into a self directed IRA and then back a few months later if I change my mind? What if I have 2 IRAs (both mine, or mine and my wife's) and want to combine them in one SDIRA.

Post: New IRS Regulations on IRAs

Steeve BretonPosted
  • Investor
  • Natick, MA
  • Posts 108
  • Votes 68

Just received a newsletter from my estate planning firm with the following info. First time I hear of this. If true, this has substantial impact on how we work with our IRAs and something to consider when nudging your private equity sources into moving to Self Directed IRAs to invest with you.

-----------------------

Have you ever considered moving your IRA to a new investment house or consolidating multiple IRAs? If so, you should be aware of a change that the IRS has just announced that limits you to one rollover per year. Violating the rule could force you to declare the entire value of your IRA as taxable income for that year, plus pay a 10% penalty if you are under age 59½. With income tax rates now as high as 39.6%, that could have a devastating effect on your retirement funds.

The rule regarding IRA rollovers is that you can either make a "trustee to trustee" transfer, in which the money moves directly from the old account to the new account, or you can withdraw the money in the form of a check and deposit that into a new IRA, so long as you do so within 60 days of receiving the check from the first account. Another limitation is that there cannot be more than one IRA rollover per year.

For decades, the IRS has published guidance stating that the "one-per-year" rule only applies to the actual IRA accounts affected by the rollover. For example, if you were to roll IRA #1 into IRA #3, you would have to wait at least a year before any more rollover activity can take place for either of those accounts. This, however, would not prevent you from rolling IRA #2 into IRA #4 within a year of the rollover involving accounts 1 and 3.

Unfortunately, the Tax Court recently held just the opposite and a taxpayer was penalized for making more than one rollover from more than one IRA in one year. The result for that taxpayer is he must declare the entire amount of the offending rollover as taxable income for that year. And this was not a case of someone who was unaware of the rules but rather the taxpayer was a prominent tax lawyer and former General Tax Counsel for CBS, Inc. In the case, he pointed to the published IRS guidance stating that such rollovers were permissible, but to no avail. Technically, the IRS guidance is not legally binding and the court disagreed with the IRS interpretation of the rule. Now the IRS has announced that it will change its guidance to line up with the court holding.

It would certainly seem reasonable to rely on a rule that the IRS has published for so long, both in print and on its website, and it is disturbing to learn that doing so will not necessarily protect you from penalties. The IRS has stated that its change will not go into effect prior to January 1, 2015 but given the Tax Court holding, the safest course of action is to proceed as if it is in place already.

Post: Replace In-Unit Laundry Machine?

Steeve BretonPosted
  • Investor
  • Natick, MA
  • Posts 108
  • Votes 68

Thanks for the nudge in the right direction. I was half thinking I'd get a couple of "I would never provide laundry" or "you have a business to run" type responses. Thought that would balance out my tendency to be too nice. In any event, I do have a business to run and probably should keep my customers happy.