Like Chip & Joanna Gaines of Fixer Upper, remember to seek wise counsel.

Investing in property ?Anibal-Group-LLC-RealtyNetWorth
Like Chip & Joanna Gaines of Fixer Upper, I recommend you seek wise counsel ‘and all these things shall be added unto you’ says Biblical scripture.

When there is more that 1 person as part of the buyer / seller / ownership  package, I take just as seriously the ‘non-financial aspects’ of the transaction. A move is a top stress item per every counseling material you read and study. Since its part of my business, I’ve studied family counseling materials for decades, taken counseling workshops (outside of my profession) and consumed countless hours of programming relating to, well, relating.

I think these kids have it right in the interview link. When the purpose is shared jointly and above either of you, the ‘team’ approach brings you together, not in competition with each other.




Real estate auctions, can you trust them

Those flipping TV shows can’t be wrong, can they ? Oh my. If only customer/clients

realized they are buying a house, not a candy bar. (photos of actual house shown to client).

“If it was that easy…” right ? Here’s some of the better article excerpts I’ve found.

  • Property taxes, utility bills and assessments are sometimes not available at the time of auction or are not paid from the auction proceeds. These become the responsibility of the winning bidder. For example, water and sewer accounts for the property may be delinquent in the name of the previous owner and service may not be reconnected in some municipalities until the accounts are brought current.
  • Hubzu: One persons experience: “… I have been bidding for weeks on a distressed property and have gotten the same run around that others have posted on this forum. The photos they had listed were not current. I enlisted the help of a local agent and then drove over 500 miles to view it myself. It was in MUCH worse condition – no flooring , at least 1/3 of the drywall taken out, appliances in disrepair or gone, all interior doors and facings removed due to water heating flooding the unit while it was bank owned…”
  • One expert’s single word of advice for folks who dream of buying a foreclosed house at auction: “Don’t.”… “I caution anyone who isn’t in the (real estate) business: Buying (at auction) can be one of the worst decisions you’ll ever make,” says Jim Hamilton, a Realtor in Los Gatos, Calif. Another bit of counsel from Hamilton: If you want to buy foreclosures at auction, plan on making that your full-time job. If buying a house is like navigating an obstacle course, then buying a foreclosure is like crossing a minefield.

More:

More info:



The tale of 2 houses, aka: WHEN to cut bait.

This is the story of 2 types of investors and 2 types of investments. After reading, tell me if having a seasoned long term hands on skin-in-the-game professional in your back pocket is useful. Fair enough ?

2  types of Investor:823hubbard-flint-mi-1986

  1. Knows when to cut bait
  2. Holds on until value is all gone, damaging credit.

2 types of Investment:

  1. House still looks nice, area took a dump.
  2. Looked hideous, still does, but the area made it a good investment – in fact, there are brand new homes next door where there were abandoned inner city lots.3134birchrow-eastlansing-mi-1982-b
    • Point: Numbers dictate financial logic & help you know when to act.

I’ve had this one current client since opening my office over 3 decades ago.

Twice in that time I’ve issued ‘now is the time to buy’ alerts. I don’t do that lightly and I give reasons and research – AND put my money into said markets.

This one client did in fact pick up over a dozen investments in the 1st round. Then, as the area began to turn and he was invested ONLY in that local area and 1 property type, over a 5-10 yr period I begged him to bail before it was too late. Yep, didn’t do it.

Its not just a nationwide economy that affects these decisions, there are buy/sell opportunities all the time and many many local factors come in to play, more so local factors over statewide & nationwide in my opinion.

Welp, here’s some local info on the below ‘pretty house’ I owned in the same area.

Property Overviewfeedback_thinkAboutIt

  • Crime Rate: High
  • School Rating: D
  • Registered Offenders: 68 within 1 mile
  • Average Home Price: $24,000 within 1 mile (I sold for $15k more in 1988)
  • Foreclosures: 50 within 1 mile
  • Environmental Hazards: 24 within 1 mile

I’d bought, cleaned it up, made profits on renting for a couple years and in the 2nd year more so on selling it… waaaaay before the area took a dump. (my 1986 fence & rose bushes are still there).

ALL CURRENT PICTURES.

823hubbard-flint-mi-1986b


Below are current photos of THE most profitable house I ever had, AND the ugliest.

Made about 150% ROI every year  for 11 years with virtually no tenant turnover (1 for 7yrs, 1 for 4 yrs) + an additional 1000+% on my initial investment in the year of sale. Held: 11yrs, profit: $125-225/mo x 11yrs + $11000 at closing all for $1000k down payment and a few bucks for new kitchen cabinets and carpet.

  •  That tree in the front yard was 12 inches tall when I planted it in 1982.
  • Still has same kitchen I put in 30+ yrs ago after a gut and swap on my summer off from college at MSU. A bit shabbier now – well, a lot shabbier.

3134birchrow-eastlansing-mi-1982-b3134birchrow-eastlansing-mi-1982-e3134birchrow-eastlansing-mi-1982-g

Additional takeaways:

  • The immediate & local market dictates a ‘good’ investment and timing.
  • Investments are usually ‘cash now’ OR ‘appreciation for later’ RARELY BOTH.
    • The best ‘cash flow’ properties usually gain little/nothing/or are eventually abandon. Use these to live on.
    • The best ‘appreciation’ properties break even or have a small loss in ‘cash flow’ while held. Use these for retirement or other future savings.
    • ‘Appreciation’ properties are usually best at accumulating wealth.

If it was as easy as the TV shows, 94% of all investors would not loose money in real estate. If it was not a good investment, ‘the Donald’ would just be ‘Donald’, ‘Rich Dad/ Poor Dad’ would not be a book.


Related:




She made a Million Dollars recycling homes – 35 years ago!

In the early 80’s I picked up a very honest yet motivational ‘how to’ book on real estate investment. In my senior year of college I was set to invest. I actually drove to NJ, looked up as many of these homes as I could, took pictures, and tried to take notes in my then ignorance. After reading the book I bought a shack for $17500, w/ $1000 down, gutted the kitchen and bath, and placed into service what was one of my most successful investments to date.

I’ve used these & other techniques I gleaned from my broker/investor dad, and have shared them with clients for 3 decades.

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It comes down to humble work, patience, time value of money, and good mentors – I had my dad ! I keep a few copies of the book for clients I work with. Let me know if you’d like one.



What is a Good Real Estate Market to Invest in ?

Finally, an article above Readers Digest but below Wall Street Journal – like as much as I do BN-MC504_DELRAY_P_20160114115058both periodicals. But as I’ve often said, ‘don’t get your financial advise from Woman’s Day and don’t get your cooking ideas from Forbes’.

The approach to real estate investing is not about jumping in or jumping out. Its not the sound bite on the 6 o’clock news. ‘You are NOT buying a candy bar’; this is your hard earned money you are investing so you can improve life a bit. This is the more in-depth approach I prefer to take. Having invested since my senior year in college, and being the son of a real estate broker who invested in 3 states and did quite well, I’ve bought, rehabbed, sublet, rented, built new, managed for self and others, and done it in about every kind of market and every season. As far as I’m concerned, as far as I’ve seen in the 34 yrs I’ve been at this, there is virtually always an opportunity in every market and at any time.

Sometimes its in a cash deal, sometimes its in the timing – time of year, sometimes equity and profit comes from improvements, other times subdividing land. Take a glance at the article or call me and we’ll chat further.

There are always questions you’ll want to ask yourself, eg:

  • What do I have more of, time or money?
  • Do I need cash now or want to save up for future period?
  • Am I in a tax bracket that would be a better fit for setting up a separate holding entity?

There are many more.

If you are working with a professional, make sure they ask you some in-depth questions BEFORE they help you spend your hard earned money.

Article Link:  http://e.house/archives/2593

In fact, read everything you can in this website and call me in the morning: http://e.house/

More:

Sample articles –



 

Real Estate Investing ~ Wisdom in the counsel of many…

You already know from Solomon that there’s “Wisdom in the counsel of many…”, so don’t just take my word for it.Info-graphic-appreciating-wealth-build

Yes, even read the articles about why many think property is a terrible investment, but make sure you read the feedback postings at the bottom of those posts.

So on to that excerpted wisdom:

  • “…..One of the better ways to improve your wealth is to reduce your risk on the properties you purchase.This will allow you to buy lower-risk real estate, which hopefully will earn a fair amount of wealth for you over time.Go for these:

    1. Properties in very good shape

    Too many people buy fixer-uppers thinking they’ll add value by doing a renovation. Then they get mired in a much more expensive and time consuming property than they ever expected. More money into the property means lower ROI…Skip fixers and instead buy properties that are in as good shape as possible, which should get those rental checks coming into your bank account in as short a period as possible.

    2. Properties in moderately priced areas with good cash flows

    Real estate is all about location, location, location! The properties in the best locations (think beach areas, downtown, wealthy enclaves) generally have very negative cash flows, so those are the location, location, locations you want to avoid. The moderately priced properties in working-class areas are the real gems; they generally have the boring locations, but much better cash flows. Of course pencil out any deal with conservative rents and expenses, and go for beginning year cash on cash return of at least 4 to 6 percent, based on your conservative estimates.  (Ask to see my managed portfolio spreadsheet – it think these numbers seem low)

    3. Communities with HOAs in good financial, legal, operational shape

    There are many, many landmines in buying properties in common interest developments.

    4. Properties that come with decent credit quality tenants in place

    There is nothing better than buying a property with a decent tenant already in place. You get the security deposit and pro-rated rent, and you don’t have to go in and clean, paint, update or fix too many things in the unit. If you buy properties in areas that have decent credit quality tenants, that’s hopefully the type of tenant you will inherit. Also take a look at the current tenant’s lease, credit application and credit report, if you can, before you make the decision to purchase the property.

    5. Properties in low vacancy areas

    Vacant units get robbed, incur vandalism and don’t have any rent coming in to cover the bills. If you buy in places with really high vacancy, it might be months or years before you get the property rented out at a fair rental rate. So really think through buying properties in areas with many unoccupied units. Drive around at dinner time: No lights in a lot of neighborhood houses means no one is residing there, and you shouldn’t, either. (I agree with this and talk many folks out of property that requires a firearm to collect rents.)

    6. Properties you will own a long time (I’m more apt to evaluate every time a property is clean and comes vacant & take timing into play looking for what can be bought with the sale proceeds of existing investments. )

Full Article:

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Going to work on houses ? Work on relationship first.

Many times I’ve actually discourage married couples from building new, buying a fixer upper, or ‘taking a shot’ and investing. Why? Because financial stress can devastate a home and I’ll not take a commission at the expense of a marriage. Yes, I’ve even studied family counseling for years because of the stress that comes with large life changes – like real estate transactions! So I found this very refreshing – just saw this article about how these folks have a date night each week with no business allowed.

Chip-Joanna-Clint-and-Kelly-on-Fixer-Upper[1]
I think I’ve heard this story before, they like to rehab homes, he can move the walls, she can add the flair, they don’t do TV but prioritize Christ. Wasn’t sure whether to put this on my MentoringMarriages.com site or on our real estate page.

The results are in …2015

So what can one actually expect when they purchase an ‘in-place’ real Image1estate investment ? Well here are actual numbers of the highest and lowest producing properties  that we’ve set up and mange for active client portfolios.

Clients, request a copy of the below spreadsheet to compare your investments against each other – it will assist in planning  ‘which to keep’ vs ‘which to cut loose’.  (Non-clients: available for a small fee) Installation and customization available from site or remotely.

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In pdf format BOY_Letter_RNW_2016_01_01_sideB

When is the time to buy – no really.

Graphic shows when to be a buyer and when to be a seller.

Buying-in-place-rental-investments

I’ve used basic timing as part of a strategy to quickly add equity & net worth to clients portfolios for decades.

There is more here than just basic info, e.g. your timing will be different based on if you are a 1st time buyer, move up buyer, scaling down seller, etc. Market timing isn’t the only consideration, but it is a big one.



The results are in … EOY 2015 ‘Fixer Upper’ Return On Investment

So what can one actually expect when they purchase an ‘in-place’ real Image1estate investment ? Well here are numbers from picked & rehabbed properties we’ve set up and mange for an active portfolio client.

Active client of ours? Request a copy of the below spreadsheet to compare your investments year to year & within your portfolio. This can assist in planning ‘which to keep’ vs ‘which to cut loose’.

  • Non-clients: ‘Remote in’ installation & setup available, or stop in – you don’t even need to bring your laptop.

Anibal Affiliates Inc Realty Net Worth Fixer Upper results for 2015

In pdf format BOY_Letter_RNW_2016_01_01_sideB

NEXT YR 2016 results



This is not an offer of a guaranteed return. Always do your due diligence before investing.

Client One on One Session Topics Available:

Free Q n A sit down times are the best way to see where you’ve been, Image1where you’d like to go, and explore options for how to get there.

Our typical consulting times for highest and best effect are NOT tax time. This is largely bookkeeping for an otherwise on-going year to year plan.

  1. Beginning of year sessions we use to plan out strategy and most importantly: timing.
  2. Tax time. Good time to evaluate what you have to work with and how to get what you don’t yet have to work with, as well as entity options and buy sell strategies.
  3. Mid year. We sit down at this quiet time and ‘annualize’ your numbers and to date results. Then adjust, plan, and move forward.
  4. End of year. After the books close its ‘too late’ to grasp some strategies uniquely available at this time. That’s why we recommend 12/10 of each year for a year end review.

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We explore with our customer/ client base various tax and other aspects of:

  1. Your first home/ Buy or build/ MI-FL vacation home
  2. Move up/ Down size/ Relocating 101
  3. ‘In-place’ cleaned, rented & managed rentals & tax benefits
  4. Use real estate to pay for college Links
  5. Real estate investing in retirement Links
  6. Real estate investments for cash flow Links
  7. Real estate as tax shelter Links
  8. Use real estate investment in your golden years  Links
  9. Diversify Your Portfolio – Purchase Shares in Private Real Estate Investments  Link 
    1. About shared investing 
    2. How it works http://www.highya.com/realtyshares-reviews


Real estate investments – entity selection

Clients should realize pros and cons of the entity they form for their business or investment activity.

  • S corporation?
  • How about an LLC?
  • When planning to purchase several single-family homes … should I form a C corporation?

Answering the question of entity choice is best before transactions are initiated, but remain a valid question at any point. There are issues like income taxes, legal protection, partners, ease of doing business, insurable risk, and access to credit. Cash flow preferences, (now or later),  along with the right entity can even slash your tax burden while providing legal protection against creditors and lawsuits.  The right entity could affect your ability to deduct 100% of your medical expenses,  and save income and self-employment tax.

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Choice of Entity Considerations for Real Estate Investors …

http://www.exeter1031.com/choice_of_entity_considerations.aspx
Choice Of Entity Considerations For Real Estate Investors. One of the most difficult choices for investors in real estate, either new or seasoned, is determining …
 Choosing the right business entity for your investment real estate is an important decision with many consequences. It is crucial to work …
Sep 12, 2012 – If your business is holding real estate, go with a pass-through entity, …. of the owners, the entity choice for your business is no small decision.
advises real estate funds, private equity funds, hedge funds, limited liability … considerations such as real estate investment trusts and tax-exempt entities.

Choice of Entity in Real Estate Transactions. (With Emphasis On Partnerships. And Limited Liability Companies). Tab le of C onten ts. Page. I. SCOPE OF …


(Speak to your accountant/ lawyer/ lender/ and insurance agent for specific advise – the following is excerpts from counsel received and not to take the place of paid advisers in their respective field of licensing.)


 

No tax on sale of home ? Rules and exceptions

Well here’s some interesting perks for home sellers looking for tax breaks. No tax on up to $500k MFJ if owned over 2yrs – most of us knew that one, but did you also know:NW$ign

There are several exceptions. Under the old rules, if the home has been held fewer than two years, and if the move is job-related or health-related or there were other unforeseen circumstances, the taxpayer was allowed a prorated portion of the exclusion. The IRS ruled that unforeseen circumstances could include:

  • divorce, legal separation, or death of a spouse;
  • becoming eligible for unemployment compensation;
  • a change in employment that makes it impossible to pay the mortgage or basic living expenses;
  • multiple births resulting from the same pregnancy;
  • damage to the home from a natural disaster, act of war, or terrorism; and
  • condemnation, seizure, or involuntary conversion of the property, such as foreclosure.

Passing title at death

The dad signed a deed giving property to the child, left it in his desk assuming child would find it after death.

Deed was

  1. Never delivered
  2. Never accepted
  3. Never recorded (aka perfected) although not a requirement but a good idea
  4. and is now subject to probate without a will to pass the property

Deeds undelivered until after death in Michigan do not survive death.

Lesson: See the lawyer now.

Leaving your house to the children

particularly the part:
“….Joint Tenancy:……Another problem with owning property in joint tenancy is that when you add a co-owner to
the property as a joint tenant, you lose many aspects of property control. Many parents think that by
adding their son’s or daughter’s name to the property that it is a way to pass the property on without
a probate and this is generally true, but …...bla bla……. You also
expose the property to your co-owner’s debts and obligations, so by adding your son’s or daughter’s
name to the property, you could potentially lose your home to your child’s creditors if he or she is
successfully sued. There could also be gift and/or income tax problems if your co-owner is not your
spouse.
 
…….bla bla bla…..
Finally, property held in joint tenancy only receives a step up in the basis equal to one-half of
the property value at the death of the first joint tenant.

Paul’s notes:
Easiest tax wise, the spouse owns with spouse….property willed to child(ren). Child(ren) get full stepped up basis to reduce tax burden on them. Parents get ease of mind not having to worry about child being sued and attachment to parents property.

I’ve seen children added to deeds prior to passing of parent(s). Sometimes this is great, but I saw a real estate agent give advise she wasn’t at all qualified to give & it created an immense hardship ($15ooo tax bill) that could have been avoided with a 5 minute call to myself.
Please
This should involve legal AND taxation planning – if not insurable risk as well – consultation.

End of year tax planning for real estate investors / landlords

Landlord / investors, are you using component depreciation as an option IntegrationCapin your year to year tax planning ? If income will remain flat or decline, you may wish to ‘pull’ your deductions back with various planning techniques.

Another quick tip, you can increase your ROI by 4+% just by using a different entity to hold your investments. 

Real estate evaluation tools & primer

http://www.realdata.com/book/apod.html

Here’s a nice little primer on evaluating real estate investment options. https://www.biggerpockets.com/…/introduction-to-real-estat…/ Clients, if you’d like some fillable templates to automate calculations in the article, let me know.

Looking for a primer on real estate analysis? Learn about Pro-Formas, Cap Rates, NOI, Cash-on-Cash Return and Total Return in this thorough tutorial.

ACTION NOTE: Buy recommendation

Mid November thru Mid January is typically an excellent time to pick up investments and/or move up as prices are soft at this time of year.

This strategy has been one I’ve followed for 3 decades to the advantage of my client base and myself. Why?

  • Kids are back to school creating busy and less flexible schedules
  • Folks have committed funds shopping for gifts
  • Holiday gatherings keep focus off looking for properties

Move up scenario: plantation-186330_640[1]

  • If you sell a $300k home for $270k, you take a 10% hit = $30k loss
  • When you buy the ‘move up’ house and get a 10% advantage on $450k, that could = a $45k savings.

Investment scenario:A-Retweets-Good-In-Theory-%E2%80%94-But-Not-Always-in-Practice[1]

  • You buy a house, for example, that will rent for $850/ mo., typically costs $65k.  = 15.7% ROI
  • At a 10% purchase discount, you’d pay $58500 = 17.4% ROI
  • Additionally, you now have a quicker ‘equity build’, an equally significant part of investing in property. ‘Equity build’ is the 401k type of gain real estate has, where you don’t pay tax on the gains of appreciation until the property is sold. Maybe not even then ! – but that is a sit down consultation.

Point: this is a good time to ADD to your realty holdings be it Decision time

  • a first time purchase,
  • ‘move up’,
  • picking up an investment,
  • or a vacation property.

This is NOT the time, in my opinion, to sell a home and move to an apartment, or in other ways LESSEN your realty holdings – unless there are other circumstances of an unusual or more complex nature.

Call to sit down and chat further., PA

Get rid of roof mold.

Make your roof last longer. Mold will attach to and push up the granules on your shingles. When cleaning the gutters and getting the leaves and needles off the roof, now is the time to use a weed sprayer with a 50/50 solution of bleach and water to kill it. Take care to not breath the airborne spray. A good organic breather mask is recommended. The mold should turn color or you didn’t really attack it completely. Within a day, it will dry up. If it is still soft, up the beach in your solution.

Anibal Affiliates Inc. RealtyNetWorth.com's photo.

Unfortunately, the white mold spots tend to lift off granules and there will be a black spot as shown below. But better to get the mold as soon as possible before it grows larger and creates more damage.

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