Cost Segregation

One of the great advantages of commercial property investing is the tax benefits. The IRS has a program that allows the owners of apartment buildings or any other commercial property to increase the level of accelerated depreciation allowed in a tax year.

The tax savings may go back to property acquired after 1986, and they apply to new or future construction. They also extend to existing buildings under renovation, expansion and leasehold improvements, as well as to property about to be acquired. It can also be used for financial accounting, insurance and property tax purposes. The primary goal of a cost segregation study is to identify all construction-related costs that qualify for accelerated income tax depreciation. Cost segregation is not a tax shelter and it is not tax evasion.

Ask Yourself These Questions To Determine if You and Your Property Qualify:

Do you own a commercial property valued at $500,000 or more?

Do you pay federal income taxes?

Do you operate a corporation or entity that is for-profit?

Are you planning to the hold the property for more than one year?

To Obtain the Benefits of Cost Segregation You Must Get a Study

Your cost segregation study will analyze the taxes and costs incurred to buy, construct or renovate any kind of commercial real estate. You will need to procure the services of an expert or CPA to conduct the study. The CPA will dissect the costs to determine the accelerated income tax schedules. In order to meet the minimum qualifications of a cost segregation study, property owners must be taxpayers or intend to pay taxes. The cost of a study can range between $10,000 and $100.000.00 depending on the size and complexity of the project.

Advantages of Cost Segregation

• Considerable return on investments property that do not need to be insured.
• Increased tax deductions for depreciation and reduces taxable income.
• Opportunity to correct misclassified assets and claim “catch-up” tax deductions.
• Ability to achieve faster building and acquisition cost write offs.
• Reduction in insurance costs by identifying the components of the property that do not need to be insured.
• Determine personal property versus real property for write off versus capitalization prior to construction. This allows you to write off these items opposed to capitalizing the assets. This can provide you with huge tax benefits.
• Defers taxes on capital gain amounts until the property is sold.
• Reduces real estate property taxes.
• Reduces federal income tax and increases depreciation.

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This Post is from the BiggerPockets Real Estate Blog. Copyright © 2008 BiggerPockets, Inc. All Rights Reserved.

Apartment Building Cost Segregation Analysis

First, a small disclaimer:  I’m not a big movie-watcher myself.  I’ll take in a movie maybe every two months, possibly less often than that.  This includes trips to the theater and rentals.  As such, I don’t spend a lot on movies, anyway.

Over the next few years, taking in a flick with friends and family will be an affordable substitute for a vacation.  It’s just plain cheaper.  The good news for people who really love movies is that it’s possible to get by pretty cheaply, and if you downsize other areas appropriately it won’t strain the budget that much at all.

So, here are some tips for you movie buffs on how to maximize your cinematic dollar:

• Really pick and choose which movies you see in the theater. One group of movies that might make the cut are ones that absolutely depend on special effects and the latest, greatest sound equipment.  Another group would be movies that might take a really long time to get onto video.  The main point is that going to the theater is the most expensive option for watching a movie, so choose wisely.  There’s the time and gas to get out there, as well as the fact that you only get to see it once for your money.
• Take in a matinee if you can. Some theaters offer off-peak showings at a discount to the price of nighttime showings.  The movie is the same.
• Stay away from the concessions if you can. The movie theater makes its money on the concessions.  Fountain drinks have a markup of a few thousand percent.  Same with popcorn.  A movie theater that lets you bring in your own concessions is a hidden gem; if you can, take advantage of that.
• Stay away from giving to causes before the movie. Movie theaters play off attendee’s emotions.  They have a movie screen at their disposal to play carefully-designed clips that encourage you (guilt you?) to give right there.  If you do, the movie theater writes off your donation, not you.  If you itemize, and give what you would have given directly to the charity, you can write it off (assuming you’re allowed to do so).
• Look into packs of tickets to see if there’s a price differential. Costco.com offers movie ticket packs for four different movie theater networks.  Check to see what network your favorite movie theater is in, and check the price of the tickets in the pack compared with your movie theater’s prices.  (Or, you can of course check for movie tickets on eBay!)
• See if you can get a group together. For example, our church got a bunch of people to see Fireproof this year, and I believe that they got a small discount.  Every little bit helps.

• For the movies that really don’t need to be seen immediately or ones where the big screen doesn’t matter, watch it at home! It’s way cheaper.  You can buy your soda and candy at the grocery store, and eat it during the movie without feeling like you have contraband.  Popcorn is way cheaper and healthier.  We use a Nordic Ware microwave popcorn popping bowl and it does a good job without needing any oil.  A bag of kernels costs a couple of bucks and could provide popcorn for a couple dozen people.
• Like to watch a lot of movies and want a lot to choose from? Netflix is probably your best choice.  They have over 100,000 titles to choose from.  They pay for shipping both ways, and you can cancel at any time.  There are instant downloads available each month as well.  My parents-in-law have a Netflix subscription and they absolutely love it.
• Are you looking to start or expand a collection? Well, good news!  Lots of people are looking to get rid of their collection or decrease the size of it.  There’s nothing wrong with pre-viewed DVDs (unless they’re absolutely trashed).  People routinely sell their personal DVD collections on eBay, and bidding on these is brisk.  More often than not they will list every single movie right in the auction, so you’ll know exactly what you’re going to get.  A fair price point for collections is less than half of what you can get them for in WalMart’s dig-through-the-box specials.
• What if you’re like me and don’t watch movies often at all? Like I mentioned above, I watch only a few movies a year.  A Netflix subscription would be overkill for me.  If you’re a casual viewer, then it’s easier to find good deals in low quantities because the urgency really isn’t there.
• Pawn shops, thrift stores, and garage sales are good places to pick up one or two cheap movies. Three bucks is a good price point.  If you run across something that looks interesting, pick it up.
• Redbox works well, too. I had a good experience with Redbox when I rented Expelled.  It was a very easy process, and the rental was a buck for one night for a movie that was released this year.
• Don’t forget free! There are options for free movies, of course.  Your local library might have a collection.  Your church might.  Hulu.com has a fairly decent free movie selection.  You could borrow one from a friend, or wait until it comes out on network television.

If you place a charge of $5,000 on your credit card and only make the minimum payment each month, the chart above shows you how long it will take you to finally pay it off and how much interest you’ll end up paying.

- Edwin, CashTheChecks.com

The bill specifies 10 key provisions that are designed to structure and regulate the claims process to an even more stringent degree. However, the bill requires business owners to be more involved in employee claims or risk incurring substantial fines and litigation.

Therefore, while the SB 899 has the potential to provide significant cost-reduction options, employers need to drive the process and remain involved in the handling of employee claims to benefit from these savings.

The following key points are areas of the bill specifically designed to reduce claims costs.

2. Attorneys for injured workers do not get to select doctors for treatment or evaluation of injuries, if the employer has a comprehensive medical network available for care of injured employees.

4. Temporary disability payments are limited to 2 years in most cases, down from 5 years previously.

6. Utilization review guidelines are strengthened, specifically defining what constitutes ?medically necessary? treatment.

The following points could result in an increase in employer operational costs.

2. Disability awards are increased by 15% if modified work is not offered.

1. Effective 1/1/2005, a medical provider network should be created and active.

3. Review and update the ?carve out? portion of your Collective Bargaining Agreement.

If a claim has already been filed, the following steps should be implemented:

2. Each injured employee should submit an accident statement directly after the injury has occurred.

4. After the employee has been examined, diagnosed and approved to return to work, the employer should submit a written offer of return to work.

Failure was not an option. The government finally stepped in on Sunday and unveiled plans to take over troubled mortgage giants Fannie Mae and Freddie Mac, putting to rest fears that the two firms would collapse and send the housing market into a death spiral.

The housing market breathed a sigh of relief – but no cheers from the stockholders of the two firms. Fannie Mae [FNM] was trading at around $7.00 towards the end of last week and immediately collapsed to about a buck on news of the announcement. As of close today it’s hovering around $0.74.

For investors Fannie and Freddie have seemed like a pretty safe play for years. Stodgy, even. A publically traded pseudo-government entity which was crucial to the U.S. economy and backed by government guarantees seemed like a pretty safe place to stash away some cash that you didn’t want invested in risky stuff; let the day-traders mess with the bio-techs and dot.coms.

But what a difference a week makes.

A lot of investors took a bath on this one. We’re still in the shadow of Enron, WorldCom, Quest, Tyco, and others – but I never cease to be amazed when I speak to folks who have large percentages of their net worth tied up in a single stock. Sometimes it’s because it’s a “safe bet”, or because they’re comfortable and haven’t bothered to rebalance. But most often it’s because they work for the company in question.

This isn’t smart behavior. Real estate investors understand that there is no reward without risk, but diversification is the way that smart, tactical investors hedge their bets. Anything else is just gambling.

Contrast this to the advice that millions of Americans swallow then they read what is undoubtedly the worst personal finance book ever: Robert Kiyosaki’s Rich Dad Poor Dad. Diversification, according to get-rich-guru Kiyosaki, is for suckers. “Put a lot of your eggs in a few baskets,” he exhorts. “Do not do what poor and middle class people do: put their few eggs in many baskets.” A balanced portfolio “…is not the way that successful investors play the game.” These are quotes from the book; I’m not making this stuff up. The biggest problem with Rich Dad Poor Dad is not that it’s filled with vague motivational psycho-babble; it’s that hidden in the self-help hucksterism there are gems like this that are actually dangerous.

Kiyosaki is undoubtedly a smart businessman and has made millions of dollars selling his books and courses, but I’d encourage his true believers out there to take a critical look at some of the ideas that he’s promoting.

Related:

• Why I don't like Rich Dad Poor Dad
• The Black Swan :: The highly improbable and real estate
• Another bailout on the horizon?  Fannie and Freddie

I no longer have a job to worry about (today, I’m self-employed and have other problems…), but allow me to share my own job layoff story with you from way back when.

Scary things are beginning to happen around here as the harsh realities of recession begin to hit closer to home.

At this time, I’m personally encountering more and more people who are hurting because of the effects of the shrinking economy. Here in Silicon Valley, there’s practically nobody I know now who isn’t either laid off, worried about being laid off in the near term, or is in the middle of an active job hunt. Just last week, a dear friend was involuntarily released from his job, while others are debating whether they should take some work time off because “business is slowing down” and they’d rather prepare for what they think is the inevitable.

My Own Job Layoff Story

What I’m seeing here is a much more broad-based recession than the one I remember in 2000. Seven years ago, I was laid off from my position at a Silicon Valley startup because of the dot com bust. The company I worked for imploded painfully after 4 waves of lay offs. I stuck with the company till the bitter end, being one of the core managers and early employees of the company, so I had to participate in the layoff process from both sides of the desk. I had to lay off people in the first 3 waves, and finally, as was expected, I was let go on the last wave as the company itself shut down altogether. It was definitely a sad and stunning process to live through, especially since it was one place I truly enjoyed working 14 hours a day at . But those are the risks and vagaries of startups. Startups and recessions prove to be a lethal combination, unfortunately: they just don’t mix well.

So as the recession hits, we’ve gone from foreclosures, tighter credit, plummeting housing prices, failing banks, crashing stock markets to the dreaded layoffs. The last thing that stands between us and the food line is our cash flow, and once that’s at risk, it’ll be like landing in the final circle of doom in Dante’s Inferno (for some). Speaking of lethal…. More and more are resorting to extreme behavior when their livelihood is threatened. Yet one more tragic indicator of how far this economy has fallen?

Job Loss Tracker and Where To Get Your Next Job

More signs and symptoms of our weakening economy include this Job Layoff Tracker from Techcrunch that I stumbled upon recently. But don’t panic just yet, as there are many options available to those on the lookout for new jobs, which I promise to cover in detail sometime this week. In the meantime, if you’re needing a job or wanting to be proactive about your employment situation, you can check out a few online resources such as Job.com, Resume Rabbit and Snag A Job. It never hurts to be one step ahead of the game.

This is a post from The Digerati Life.

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Those who run real estate investment clubs have a big challenge in lining up speakers for each meeting.  Clubs do not usually have the kind of budget that would allow them to pay for speakers, therefore they need to do their best to locate those that will speak for free.  This invariably results in the talk being given by someone who has a specific agenda or something to sell.  This is not necessarily a bad thing, you just need to keep the speakers ultimate motivation in mind when you listen to the spiel.

Some of these speakers are quite good and their knowledge is obvious.  On the other hand, some of the speakers leave you scratching your head and wondering if they have ever owned an investment property.  Investing veterans have little difficulty in separating the fakes from those who are the real deal.  Novice investors may mistakenly assume that if someone is speaking to a group he must know something.  Hopefully they will learn before they are burned by one of these phonies. 

 My primary purpose for attending monthly club meetings is for the networking and resulting connections ( see: Getting the Most From Your Real Estate Club ), however I do enjoy hearing from good presenters. My local real estate club had two very well qualified speakers at a couple of recent meetings.  While both were very obviously qualified to speak about real estate investing, their styles and agendas were a world apart.  

 Guru #1

At our May 2008 club meeting we had a speaker who specialized in foreclosures.  Certainly a timely topic and on that I was looking to learn more about.  I had seen this speaker once before and knew that he was a good presenter and very knowledgeable.  After introducing himself and providing his background, he openly stated his agenda.  He was not there to sell books, tapes or home-study courses, in fact he didn’t have any of that.  The business model for his company was to purchase bank REO (foreclosures) properties in bulk.  He then sold these properties as-is or after light rehab to investors at wholesale prices.  To do that he needed two things, properties to buy from banks and investors to sell them to.

What he was pitching was a two day seminar on how to locate, buy and finance the acquisition of these properties.  He was charging $1800 for the seminar with the guarantee that he would refund your money after the first day if you didn’t feel it was worth it.  He then proceeded to spend the next hour sharing some of his knowledge of the subject.  He was truly impressive and it was a great example of what you would get in his workshop.  He had over twenty people sign up and most of them were veteran investors who are not easily impressed.

 Guru #2

At our most recent club meeting we had another speaker with impressive credentials.  He is currently featured on one the house flipping shows and has a real estate company on the east coast.  The club heavily promoted the meeting because they do not usually have a name speaker and the resulting attendance was much larger than normal.  Many of the regular meeting segments were cut short to allow this speaker to have as much time as possible.

This speaker had an array of tapes and course material displayed, so his agenda was obvious to anyone who was paying attention.  He began his talk with his background in real estate and talked about all of the mistakes he made when he began.  He kept telling us that he was going to teach us how to do this, that, and the other thing during his talk.  I kept waiting for him to actually “teach” something but all he really did was talk about what he was going to tell us.

As the talk progressed it was laced with sales pitches for a computer program, home-study courses and his five-day boot camp.  Some of the pitches were very subtle while others were blatant commercials.  After 90 minutes he closed with a final pitch for his boot camp.  The regular price was $5,000, but is you signed up now it was only $2,497.  But wait, there’s more! He would include a $500 credit for your travel expenses and the first few people to sign up would receive the $2,000 computer program for $1!

A handful of people did sign up.  From what I saw they were newcomers to the club or novice investors.  None of the veterans were impressed enough to part with their cash. 

The Bottom Line

Both of the gurus were qualified to speak about real estate.  However their value was very different.  One was geared to marketing courses and boot camps to novice investors.  Those who sign up would most likely gain valuable knowledge, but would it really be worth the price?  The second guru was targeting experienced investors with a desire to participate in the foreclosure market.  I spoke to several of the attendees who agreed that there was definite value, but it was not for everyone.

If you are ever inclined to sign up for some gurus course, do so with your eyes wide open.  Is the course geared to someone with your level of experience?  What do you hope to gain from the seminar or boot camp?  Will you be able to implement what you learn or are you just falling for a sales pitch from a smooth-talking speaker? Buyer beware.

The great difficulty in education is to get experience out of ideas.
George Santayana

This Post is from the BiggerPockets Real Estate Blog. Copyright © 2008 BiggerPockets, Inc. All Rights Reserved.

A Tale of Two Real Estate Gurus

By taking a shape, by having a visible plan, you open yourself to attack. Instead of taking a form for your enemy to grasp, keep yourself adaptable and on the move. Accept the fact that nothing is certain and no law is fixed. The best way to protect yourself is to be as fluid and formless as water; never bet on stability or lasting order. Everything changes.

- Edwin, CashTheChecks.com

The August 2008 issue of Consumer Reports — one of my favorite personal finance magazines — features two articles that may be of interest to readers of Get Rich Slowly. The first offers tips for cutting expenses. The second gives a brief overview of budgeting.

Cut your spending by $500 per month
The Consumer Reports Money Lab looked for easy ways for the average American to save money. They came up with six suggestions and estimated potential savings for the average consumer. Here are their suggestions (with links to relevant articles at GRS).

1. Find cheaper auto insurance. By shopping around, the average person can save $65 per month. Need help? Here are 10 expert tips for saving on car insurance.
2. Optimize your life insurance. Premiums have dropped in the past ten years, the article notes. It may be worth replacing an existing policy. Also, by adopting a healthier lifestyle, you can cut costs. Average savings? $110.
3. Shop smart for food. CR cites U.S. Department of Agriculture data indicating the average family of four can drop its grocery bill by nearly $200 per month though smarter shopping. We just discussed grocery shopping tips on Monday.
4. Stop paying bank fees. The average U.S. household pays more than $25 per month in bank fees. There’s no reason to do so. Learn how to avoid overdraft fees and get yourself a high-interest bank account.
5. Call up cell phone savings. According to the U.S. Bureau of Labor Statistics, the average family spends $90 on phone-related expenses. Consumer Reports suggests checking to be sure you’re not paying for too many minutes.
6. Pay off your credit card. If you can get out of debt, you’ll not only save on finance charges, but you’ll also free up the cash that was going to pay the principal. Estimated monthly savings: $65.

Consumer Reports also encourages readers to increase contributions to their 401(k) plans. This helps prepare for the future and reduces that tax bite today. You can read the entire article at the Consumer Reports web site.

Create a spending strategy
Last autumn, I shared my notion of a spending plan, which I called a “budget for non-budgeters”. Consumer Reports likes spending plans too:

That’s what a household budget really is — a plan to track your spending and keep it within boundaries. Done right, a budget lets you spend without guilt. Here we offer ways to make your budget — oops, spending plan — simple and painless.

Their advice will be familiar to long-time GRS readers:

• Set goals. I believe that the road to wealth is paved with goals. Consumer Reports believes that long-term goals help you achieve big things, while short-term goals keep you motivated.
• Track expenses. It doesn’t matter how you do it, but track your spending. You can use a notebook, computer software, or even online tools.
• Plan for surprises. If you haven’t already, start an emergency fund. Most experts advise saving three to six months of living expenses, but CR suggests a “personal escrow” approach instead.
• Set priorities. Know which bills get paid first. For most people, this means the big things like food and home. (If you pay yourself first, it may be your retirement.) Whatever’s left after your expenses is your discretionary money.

The full article includes tips on how to create a web-based spending plan. The rest of this month’s issue includes ratings of large kitchen appliances, tips on buying tickets to shows and ballgames, and a tests of two dozen running shoes. (They didn’t test the pair I bought last month, though.)

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Related Articles at Get Rich Slowly:

• The Consumer Reports Mother’s Day Gift Guide
• Credit Card Advice from Consumer Reports
• How to Drive a Great End-of-Summer New Car Deal
• 20 Free Ways to Save Energy
• Consumer Reports Auto Issue Round-Up: Top Picks for 2007