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Posts Tagged ‘taxes’

By Bruce Norris .

Susie Leivas of Leivas Associates Joins Bruce Norris on the Norris Group Real Estate Radio Show #311

Friday, January 4th, 2013

Susan-Leivas


Susie Leivas

Chief Financial Officer with Leivas and Associates

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Bruce Norris is joined again this week by Susie Leivas. Susie is the CFO of Leivas Associates. She has been doing taxes for Bruce for many years and has gotten a lot of referrals from him and other real estate investors.

Sometimes when they change tax laws, they think something is going to be revenue-positive, and it does not turn out this way. One specific thing was when they changed capital gains to the equivalent of the highest personal rate. This generated way less revenue because these people decided not to sell anything. You have to be careful about this, and this is one of the things you have to consider when discussing the fiscal cliff. They talk about raising taxes and pulling a certain amount of money out of the system at a certain point, it will be revenue negative. You will have more tax per person and less total tax. This is why they have to be careful.

For capital gains, one of the topics that has to be on the chart for them is how we get more revenue. If you are in almost a zero tax bracket and you have a capital gain, it is zero. On the upper end, it is 15%. However, you cannot just say it is 15% because the money ends up on the front of the tax return. This increases adjusted gross income, and everything comes off of adjusted gross income. For some deductions, such as medical, the first 7 ½% of your adjusted gross income does not count. You can’t just say 15% because other things happen on your return when you throw more income on it. It could make your social security become taxable, you could lose some deductions, have alternative minimum tax. When a client asks Susie if they should sell a property or a stock, that requires a consultation. Susie said she is going to run the numbers since an off the top of her head answer is not good enough. This also means extra California tax since there is no capital gain on the state side.

Bruce wondered when social security is taxable and if it varies with age. Susie said it does not vary with age but rather how much money you have. If you are a single person whose total income is under $25,000, that social security is not taxable. However, once you have a pension or a part-time job, this can be taxable. Another thing that really throws it off is gambling. What happens with gambling is you put the winnings on the front of your return, making your income higher. This can then make your social security taxable. You also have to be able to itemize your deductions. Often when someone is not itemizing, they do not receive the deduction for the loss. The moral of the story is if you are going to gamble, gamble little.

Regarding interest deductions, a long time ago we were writing off interest on credit cards. The Holy Grail of interest deductions is the real estate ones, which they keep talking about being changed. It used to be unlimited, then it was changed to $1 million dollars on a residence. It was unlimited on rental properties as long as the money was for the rental property. This will most likely not change, although there has been talk on the residence side. Bruce wondered if second-home deductible interest is still deductible. Susie said this actually goes under the umbrella of $1 million.

Bruce also asked about charity deductions. If you have a basket of deductions that is $25 grand, that could be a very significant thing if it took out charity. Susie said she can’t imagine the lobbyists will allow this to happen. She can see in her practice just with everyone being a little less liquid that where they are making up the difference is they are giving less to charity. This is already a problem, so she can’t imagine this would totally go away. Our economy relies on the nonprofits in a lot of ways, so if the nonprofits really did not have the funds to function and handle a lot of the social things that they do, it would be an expense to the government. Most of this is funded by folks raised by these values. It could be a really low-income family that was raised to tithe 10% and have this value system. There are some folks that make a lot of money and don’t give it away. If you are going to tax people who make all this money, then they are probably not going to have the desire to give the rest of it away.

Bruce and Susie talked off-air about sale of a residence, which Bruce was surprised even existed. He made a phone call to the late Robert Bruss who was the brightest person he knew. Bruce was wondering how many states could ever take advantage of it, so it seemed like lobbyists from five different states tried to sneak it in since it would be helpful to them. It is still in place and will most likely not go away. When you start thinking about it or live in one of the states where it may be possible, it’s not a bad way to go. Susie has some younger folks, some in the construction industry, and she has always shared with them how it would be a lovely way to accumulate wealth tax-free.

The idea is to acquire a home in a decent neighborhood, live in it, fix it up for two years, and sell it. A single person could pocket $250,000, while a married couple could pocket $500,000. In the old days there was a requirement to repurchase, which is not the case now. You can put the money in your pocket tax-free and go repeat the process every two years. In the old days it was a one-time thing, and you had to be 55 or buy a more expensive house. It’s a radical change and why when Bruce looked at it he saw it as a game-changer and a ticket to make a quarter-million dollars a year free. What is interesting is that this is your home and is personal, and not too many people want to move every two years.

One of the things that is facing a fair amount of investors and owner-occupants is they have had short sales. The owner-occupant has been under one set of rules until December 31, and the investor has not been under that same set of rules. Bruce asked Susie if she saw some surprised faces in her tax year when they realized they had a tax bill. Susie said this is usually before the transaction happens that she sees their surprised faces. Susie talks real estate a lot, and was talking about it before a lot of the things happening now even started. She has done some planning before so people can decide if they were going to let something go and what the tax ramifications would be. She would show them what it would require them cash-flow wise to do regards to making payments versus letting it go. There are a couple code sections, although the one for personal residences is too sudden-set. At every seminar she has attended they have talked about this one being extended.

There are two other code sections that can really be used. One is if you can show that you are insolvent to the extent of the debt or filed bankruptcy. These are two options, but unfortunately the investor often is not insolvent when you look at retirement assets recorded in the mix. Typically they don’t want to do bankruptcy, so they are looking at a tax bill. Getting a tax bill you expect is one thing, but getting a tax bill when you are going to go off on your own and do something may require you to have an advisor. Bruce had his first audit when he did not have Susie on his team, and his IRS agent looked at all the things he had done. The agent saw how many properties he had done and thought he must be a dealer. He thought it was a compliment, but later realized this was not a good thing.
Bruce was surprised that a bankruptcy could do away with an IRS lien. Susie said it is not necessarily a lien, but a cancellation of debt. If the debt is included in the bankruptcy, then it does not become taxable. Bruce also wondered if there was any talk about messing with 1031 exchanges, which Susie said she has not heard. This would be nice to be left alone.

Bruce gave an example of you going for a deal to sell your home every two years and exceeding the number. For example, if your house sells for a $400,000 profit, the $250 is free and the $150 is long-term capital gain. We just don’t know right now what long-term capital gain will be. If you are single and over the $200 or married and over the $250, you will have that additional 3.8% on top of your tax rate that looks to be increasing. You really have to make some tax-free income to deal with some of this. This will really be a viable strategy because you know the one bucket that will be taxed to death, so you want to have at least some bucket not get taxed at all. The blended thing is we are back to where we were.

The really important thing about any of the changes is that you usually have to change you game plan, but there at least is usually a game plan to pursue. Bruce wondered if it does not force investments in directions that it would not otherwise go. Susie said the talk in her office is the Roth conversion, which has been talked about for a very long time. Not a lot of people have been taking advantage of this because not too many folks either have the cash flow to pay the tax or are willing and trusting enough to pay the tax. She thinks the IRS really thought they were going to see quite a number of these. She was at a financial conference recently, and the question was raised about how many clients were doing these conversions. Not too many clients are doing these, and then they changed it and asked how many advisors were doing conversions. Not a hand went up, and when they started asking the audience why they weren’t doing it when you can see that it makes sense, there are not too many people who want to give up the money and trust that if they do it will remain non-taxable.

This is a scary sentence since this was the deal, and you really don’t want to think your government can do this to you. Susie said she personally does not feel this way and if you do a ROTH conversion, you will be fined. Every time you hear people talk about Social Security running out of money, this cannot happen. We already know they don’t have any money, so they will just figure it out another way. There is no way to make this fall apart, and Susie said she feels the same way about ROTH. However, Bruce said he has heard these suspicions and sees how this would be a major breach of trust. He would not want to be the person making this decision since this would be basically theft, which you cannot do to too many people without somebody being really unhappy.

Bruce said every year Susie does his taxes there is an odd line that is called alternative minimum tax that sneaks off with some more money for reasons he can’t explain. Susie said the reason for this is it is a lovely little loop. They only want you to get your tax bill so low. Following every deduction legally, if you get too much of a good thing they will still limit you. This is one of the scary things out there on this whole fiscal cliff that needs to be fixed. Every year they have been fixing it to where it has been affecting some people, but not to the extent the law was written. She would imagine they will fix it again, but what is interesting is they have not permanently fixed it. They keep doing this patch work. Everybody thinks they will repair it again, but we will have to see. However, it is not as significant as people think it is. Bruce said in just the last three years he has paid $45,000 to that cause. It really adds up after a while, and there is only so much you can do about it. Bruce does not just pretend to understand the formulas and sit there trying to figure out what he can avoid and why.

Bruce asked if there were any smart year-end tax moves. Susie said it is the opposite of what you have always been told. In all the years, Susie has always told Bruce to put off taking income if he can and pay as many bills now as you can in order to get your taxable income as low as possible. This year is the exception where we are going to do the opposite. She said she would make sure all her clients paid her before December 31, and she will not be aggressive in her spending. One thing business owners might consider if they are in a business that has a lot of equipment, such as a backhoe operator, is that the big piece of equipment still might be a nice idea since we have the bonus depreciation.

The Section 179 is still up in the air, and we don’t know what number it will land on right now for 2012. However, we do know the bonus depreciation is still there. This means you can take 50% of the purchase price and write it off. There is also some bonus depreciation on an automobile, but they would have to do two radio shows just on this topic since it would really depend on how much your vehicle weighs and how much you use it.

Regarding setting aside money when you are trying to retire, Bruce wondered if the rules are going to change. For example, for what he makes right now Bruce could set aside 25%. Susie said the numbers are out and they have all inched up by about $500 as far as the maximum contribution. She does not think they are going to take them away. It would make more sense if they were more aggressive to allow them to fund more. Forget about Social Security and plan for your own retirement. It would make sense for them to put in some additional incentives. For the very low income people, there is a credit to fund their pension plans. She does not know the limit and does not see it too often since it is the lower income client. However, she would think they would incent us to do these things.

When you are working for somebody else, Bruce thought there was a small amount of money, such as a $2500-$7500 maximum. Susie said this applies for a 401k, and this number also changes every year. It is right now in the $15,000 range and has inched up another $500. Bruce has friends who every once in a while talk about setting ¼ million dollars because of their age in a year. It is just like this massive funding of this program late in the game. Once you’re 50 there are catch-up provisions, but it is not that big. This is what they have been telling him, although it does not necessarily mean it’s right. If you are told something wrong by an advisor or even the IRS, you still have liability. If you call the IRS and they tell him to do something wrong, it is still on you. You may be able to get out of the penalty, but you are definitely not getting out of the tax.

Bruce asked how he could set aside money for his grandkids’ education. He wondered how it was not taxable to them and if it was ever deductible to him. There are three easy ways. The most common one right now is the 529 plan. That one is not deductible for Bruce and gets to grow up in their account tax free provided they take the money out for education. The very first one that ever came out was the Covered L IRA. This is another thing that could sunset since when it first came out it was at $500 and was later bumped to $2,000. What some business owners are doing is if you have a child who could actually earn some money from you and do an after school job, it’s earned income and they can open a ROTH. In order to take earnings out without paying a penalty, they have to be 59 ½. However, if you fund a ROTH and don’t get a deduction, you can take your contribution out as long as that ROTH has been opened for five years. Susie said she does have some business owners who are paying their children on a W2, then taking the full amount and putting it into a ROTH.

Bruce wondered about if you come in late in the game when your kids are no longer kids but already in their teens. Susie said you can do this with a 529. The gifting rule is $13,000 a year, which is going to go up with inflation as well. You can take five years of $13,000 and put it into a 529 plan. The beautiful thing about this plan is you stay in control as the owner, but it is off your estate as far as your gross estate.

For more information about The Norris Group’s California hard money loans or our California Trust Deed investments, visit the website or call our office at 951-780-5856 for more information. For upcoming California real estate investor training and events, visit The Norris Group website and our California investor calendar. You’ll also find our award-winning real estate radio show on KTIE 590am at 6pm on Saturdays or you can listen to over 170 podcasts in our free investor radio archive.

What is Taxmageddon? by Susie Leivas of Leives Associates

Saturday, December 22nd, 2012

Susie Leivas, Leivas AssociatesAmerica is on the verge of the largest tax increase in 19 years – an event commonly referred to as Taxmageddon by television news programs and print publications. What is causing this nightmare? Primarily, the expiration of the Bush tax cuts and the presidential election. While you may not be concerned with the politics of Washington, the one thing you are undoubtedly concerned about is the impact those rumblings will have on your wallet. So, how do politics combine with taxes to make the perfect storm?

Americans will pay approximately $4.041 trillion in 2012 taxes alone. Currently, there are more than 1,000 pending pieces of legislation around tax policy on Capital Hill. This current gridlock in Washington plus the increasing federal deficit leads many analysts to believe that higher taxes are on the horizon. Furthermore, if Congress does not pass new legislation, broader tax increases are inevitable for most Americans.

If Congress does not take action before December 31, 2012, all the marginal tax rates are scheduled to increase. With that in mind, it may make sense to bring all income into the 2012 year wherever possible and take deductions in 2013. Another way to pay tax on income in 2012 would be to do a ROTH Conversion. Currently, Roth IRAs represent a savings vehicle with minimal restrictions and the ability to accumulate income tax fee . If tax rates do increase as scheduled in 2013, taxpayers who convert Traditional IRAs to Roth IRAs will be subject to higher taxes on the converted IRA.

Capital gains rates (for long-term capital gains) are scheduled to rise from 15% to 20%. When you have a capital gain, normally the first thing you think about is whether you should sell an investment or two that are at a loss to offset your gains. The question now is –, would that loss be worth more later?

The current tax-favored status of dividends is scheduled to expire. Qualified dividend rates are scheduled to rise from 15% to ordinary income tax rates. In other words, dividends would increase from 15% to a taxpayer’s marginal tax rate. That could be as high as 39.6%.

If the Alternative Minimum Tax (AMT) “patches” are allowed to expire, many middle- income Americans may be subject to a 28% AMT tax rate. What is AMT? This additional tax review is in place to ensure high-income households pay their due portion of taxes. As part of its review, AMT used a different set of calculations, which do not factor in many deductions and exemptions. The AMT income-exemption amounts have increased incrementally each year in line with inflation, but these allowances are scheduled to phase out this year. Without these annual “patches,” AMT exemptions could return to the year 2000 levels, thus imposing the AMT on a significant number of middle-income taxpayers for whom it was never intended. “Four million taxpayers paid AMT in 2011, and more that 31 million are expected to see their liabilities rise in 2012.

The impact of increased taxes doesn’t end with the potential expiration of the Bush tax cuts. It also carries over from new legislation surrounding health care reform. Beginning in January, the employee portion of the Medicare payroll tax will be 1.45% for the first $250,000 ($200,000 if single) and an additional 2.35% for income over $250,000 ($200,000 if single). For example, a couple making $300,000 per year would have their first $250,000 taxed at 1.45%, and $50,000 would be additional taxed at 2.35%. It is important to note that employer Medicare taxes will not see the same increase – remaining at 1.45% regardless of income.

Beginning in 2013, you may find yourself paying a 3.8% investment excise tax. New investment income is defined as interest, dividend, and distributions from non-qualified annuities, royalties and rental income. Net investment income does not include distributions from qualified plans as well as municipal bond interest. The excise tax will be charged to the lesser of net investment income or MAGI over the $250,000 threshold ($200,000 if single). For example, if you are a married couple with a $275,000 modified adjusted gross income and have $20,000 in qualified dividends, currently you would pay $20,000 x .15 = $3,000 in taxes. In 2013, it could be $20,000 x (36% + 3.8%) = $7,960.

It is impossible to assess how the tax code will change; however, being proactive now may be the best way to help minimize the potential impact you will feel.

Connect with Leivas Associates

www.leivasassoc.com

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Year-End Retirement Planning by Kaaren Hall of uDirect IRA

Friday, December 21st, 2012

Kaaren Hall, uDirect IRARIVERSIDE, Calif., Dec. 12, 2012 – We here at uDirect IRA Services want to help you direct your retirement money into great investments that make your retirement financially secure. Whatever it is you decide to invest in (and the list is pretty long) the point is to get going and save for retirement!

I was in Washington, DC in March this year and heard the Department of Treasury tell a group of us that there is something like a $6.6 trillion deficit between what baby boomers have and what is needed to retire. Needless to say, that’s a huge gap!

So what can you do about it? The first thing to do is to make a contribution to your retirement account. While you’re wrapping up 2012, think about what you’re going to be paying for taxes and then ask yourself if you would rather send some of that money to your retirement account instead of to the IRS. Kind of a no-brainer I would say.

Check with your tax professional because the amount you can contribute depends on a few factors like your account type, your age, your income and how much you may have already contributed. If you are 50 or over there is a provision called a “catch-up contribution” where you can contribute more than if you were younger. It’s nice to have some perks of aging!!

When it comes to deciding what to invest in, the list is long. We are administrators and not advisors so we don’t give investment advice. Whatever you decide to do, make sure you do your due diligence. It’s not easy to put away that retirement money, so make sure you’re investing in something that is going to give you the pay-off you hope for. Nothing is certain (except death and taxes) but you can certainly minimize your risk with some good old-fashioned research.

Here are some helpful resources:

www.investor.gov
800 732 0330 The Securities and Exchange Commission (SEC) is dedicated to helping Americans protect their investments.

www.nasaa.org
202 737 0900 The North American Securities Administrators’ Association (NASAA) provides information on investor education.

www.finra.org
301 590 6500 The Financial Industry Regulatory Authority (FINRA) has an “Investor” section on Smart Investing.

www.aarp.com
888 687 2277 American Association of Retired Persons (AARP) includes a section on scams, fraud and consumer protection.

Connect with uDirect IRA

www.udirectira.com

 

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275-TNG Radio – James Spiotto 4-28-12

Friday, April 27th, 2012

James Spiotto

James Spiotto

Head of the Special Litigation, Bankruptcy and Workout Group

(Full Bio)

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This week Bruce Norris is joined again by James Spiotto. Off-air Bruce and James were talking about the trustees’ responsibility and mandate. One of the things Bruce read about was the Board of Trustees Responsibility had to do with CalPERS, and from reading it he realized it boxed them into something that seemed so confining they might not be able to make the right decision. The article said, “The trustees’ primary duty of loyalty is to the beneficiaries of the trust. The trustee is under a duty to the beneficiary to administer solely and to the interest of the beneficiary. The trustee must not be guided by the interest of any third party. The unwavering duty of complete loyalty to the beneficiary of the trust must be to the exclusion of the interest of all other parties. When Bruce read this he thought he could be a trustee; and he had been involved in running partnerships for people’s money where the sole decision was his. There are times where he has made decisions that cut losses but created a loss at the same time, and it was the best decision.

Bruce said in a way this is what he is looking at. He wonders if the math will not work for a lot of what has been promised. If this is a fact, then duty of the trustees is to take into account the best interest of the beneficiary and make a decision that they think might be breaking their promise as a trustee. James said sometimes we forget that we view ourselves more as advocates for a position than the responsible adult in the room. In the true sense of a fiduciary, it may be better to do what is sustainable and affordable over time than to buy into promises that can never be fulfilled. One of the biggest challenges of people in connection with workers and their pension and their future is that if you cost a municipality too much, you ultimately see fewer employees and fewer benefits long-term. If you work with the municipality to maximize its value and its taxpayers with good services, you will wind up with more people coming and more potential for the fulfillment of any promise that is made.

Sometimes, especially for the younger workers, asking for too much now will lead to less for everyone later. Everything has to be balanced. Aristotle used to say, “Virtue was nothing in excess.” That is truly a guiding principle for fiduciaries. One of the things to keep in mind is being a true supervising adult, both on the municipal and the pension side, means working together with the other party to make sure the long-term goals are met, not just the present or near-term payments. When you have a 3-year process+ for Vallejo, it seems like that probably did not occur. One of the problems, unfortunately, was Chapter 9. That is why it is the last resort and has been used so sparingly. It is complicated, time-consuming, and is very costly. It is also not predictable, so you may go in saying you’re going to do one thing, but the pushes, shoves, and demands may come out entirely differently.

If you have a city employee, it seems once a promise is in place it is in place permanently for a specific person. Now if a new employee is hired under a completely different set of circumstances, possibly not having a defined benefit plan but another person in the company does, Bruce wondered if there would be any ramifications for that. James said long-term the municipality, just like the state, is a sub-sovereign. It can pay, or it can choose not to pay. However, you can be sued for not paying. However, if it does not have money to pay, then it cannot pay. Everybody has a vested interest, not only in their pension, but in another sense of the word vested, have a vested interest in making sure the municipality prospers and grows. If you charge too much, we all know what happens, no matter what business or municipality it is. If the prices are not sustainable and affordable, there will be less and there will be pain.

It is the younger worker and future workers that are important to the future of the municipality. If you really want your pension paid and the promises kept to the degree possible, the best thing to do is help that municipality be very sustainable and affordable, and sometimes less may mean more. By asking for everything now, you may get far less, and others may get nothing. The key phrase here is “promises kept to the degree possible.” Bruce wondered if the promises in place can be kept. James said depending upon the various calculations, if you look at state and local governments various studies by various individuals say under-funding could be $1-$3 trillion. It is unknown if this is accurate because investments and other rules may make it hard to calculate, but it could be a very large number. If you stop making a house payment, the lender probably has the recourse of going after the property, and they will sell it for a certain amount of money. When you have the arrangement, like with CalPERS, it seems like it is a superior lien where even if you cannot pay it now, it will hang around in first position forever.

James said first, no one likes to see any worker shorted because it is not fair. At the same time, if we don’t make the promises realistic, sustainable, and affordable, we are really doing a graver injustice. If we cost too much, the municipality will raise taxes, and we know from the city of Bridgeport in 1991 that they had to raise taxes to balance their budget because of state law. You raise taxes, and tax payers, corporate and individuals leave. You then have less tax revenue. If you raise taxes more, more leave, and you create a death spiral. This is why things need to be restructured. We talk about the rights of sovereigns, and everyone recognizes that at times certain rights have to give way to the corporate or public good. The public good here is to maintain the municipality in the essential governmental services. Sometimes, we may have to adjust those, not because we want to cause pain to anyone, but we actually want to make sure that they get the most of the benefit of the bargain rather than asking for too much now, which causes people to leave the municipality and there is less to pay in the future.

James was just asked to testify regarding the ability or inability for a state to declare bankruptcy. Bruce wondered if at this point that is not possible for a state, and if he sees this is any way changing. James said since the late 1800s no state except for one has defaulted on their general obligation bond. Arkansas had a problem in the Depression in 1933, but they refunded it promptly thereafter. States have a long history of paying their debts. States are sovereigns, and if you tell a sovereign you can declare bankruptcy, that will create a perception in the market that states will pay their debts. They have traditionally, and they are a safe credit and can borrow money at a low cost. If you add bankruptcy to it, there is a fear that if they now can file bankruptcy then maybe the risks are far greater than they thought and they therefore need to charge more.

We are back to the three percentage points a year that is 90% more over the term and simple, and Bruce, James, and everyone listening are the taxpayers who pay this. We want to keep the borrowing costs low, keep the perception of credibility high, and therefore James does not think bankruptcy does anything. The ability to declare bankruptcy does not give you one more dollar in taxes. It may cause people to charge more because of the risk. The ability for a sovereign to say they can go into the proceeding is probably not as beneficial as having the sovereign deal with their problems responsibly and hopefully as true statesmen before you let it go beyond where it should be. We need to get back to doing some of the hard things that we need to do to make sure things are sustainable and affordable. We need to address the problems that need to be addressed and not tip over the situations that are beneficial.

James had mentioned a long-forgotten policy off the air when he talked to Bruce about a rainy day fund. It seems something like this would be common sense, but often the common sense things that we have done have been attacked with people asking why the funds need to be kept. They keep asking why they are taxing more than they should. The reason why is because revenues have always been choppy. We have had business cycles and economic cycles. Things go up and down. Municipality, state, and local governments have been driven away from rainy day funds because people felt there was evidence of over-taxing. However, it was actually good management. Bruce recalled former President Bush talking about us giving back people’s money when there was a surplus. Looking back at the end result of the tax cuts, this probably was not the best idea and we probably should have had some surpluses. James said the real call for everyone is we have to do the right thing. We don’t want to overtax, but we don’t want to under tax either because we want to pay our debts and make sure that the burdens and obligations that have been accumulated are not passed on to our children and grandchildren.

Bruce said when the state has a negative budget deficit like California does, it is really not employees of the counties or cities, but they have their own band of problems as far as promises for people that are working for the state. Bruce wondered if it is the same type of thing for CalPERS. James said yes and that you have state employees paid by the state taxes in California, education is the first priority, and there are general obligation bonds. They have a series of priorities by Constitution for the payment of their debt. If there are not enough funds, what unfortunately states do is they slow pay, which is sometimes very similar to not paying.

At one time we had an I.O.U, and the SEC said you have to respect the security. One could even question if the Federal Government SEC should be talking anything to the state, which is a co-sovereign. However, they were probably talking about the security laws, which they have jurisdiction over. Generally, the states can come up with creative ways of dealing with it. It all goes back to how you create benefits for your citizens, giving the best education that you can which would then attract employees with an educated work force looking for those opportunities. James said he thinks we have sometimes emphasized benefits without the meaning of the benefit. This means the benefit is better municipal services and better improvements. We get there by making sure we educate our citizens, provide job opportunities for them, and help them to help themselves get to the level that they want to in society. Often it is creating that education along with business and providing the educated workers for business that help communities grow and prosper. Once you start losing that benefit, you start losing taxpayers, business, and we really get into a difficult situation for municipality.

Wall Street has gone through the 1% episode, and in a smaller sense Bruce wonders if you are a citizen of a city and are looking at the benefit package of somebody who works for the city, would there be some resentment building in that sense where some have gotten a really good package while others are going to get less services than they thought they were deserving of. The cost is going to be greater for even those services. Bruce wondered if this sets up a little animosity against the people providing the services. James said to some degree asking for more than you should get is self-deceiving. If you are not going to provide the services but it is not going to be that energetic municipal body, state or local, that has provided the jobs, education, and stimulus to make people want to live and be there, then long-term you are not sustainable and affordable. It’s all going to fail, and the secret to success for a state or local government is maintaining and growing, not to reduce benefits and make it less attractive or raise costs beyond that which can be afforded.

Bruce wondered if there is a sovereign debt resolution or if it is only a suggestion right now. James said it does exist to some degree. One of the debates with the workers, taxpayers, and elected officials is agreement on what is sustainable and affordable. What are the essential services that need to be provided, and how much will it cost. This is what has to be paid first. The question is the cost, what can be paid to workers based on that level, and what can be paid in pension benefits based upon it, and finally what is sustainable and affordable. We don’t want to under tax people since that is unfair to the workers and to others, but we also don’t want to over tax them because people will move out. The first thing to do is come up with a quasi-judicial body that is going to determine the type of recovery plan and budget that is sustainable and affordable. Then, you go through appropriate discussions; negotiation, mediation, and arbitration that people come to voluntarily or enforce it as a determination and make it stick. At the end, you need an “or else.” Doing it voluntarily may be better for you, or else we will determine what it is and you have to live by it.

Bruce wondered if all James just said is in the power of the Chapter 9 Bankruptcy a it exists now. James said what you can do is you can turn the Chapter 9s into the prepackaged plan that we used to have for corporations. The “or else” determined by this quasi-judicial body, authority, government-protection authority makes those determinations and can enforce them through a Chapter 9. Corporations would use pre-packaged bankruptcies and could be done in 30, 60, or 90 days. The benefit of that is you don’t have to pay all the costs and expenses to go on three years.

There is a quarterly report that rates the debt of countries, showing which are in trouble. Greece is completely off of the bad list now; it’s not even in the top ten. Bruce thought this was interesting and wondered about Vallejo and if they have a credit hit their ratings down or their cost-to-credit up because of a bankruptcy. James said this is the biggest fear. The question is how you go back to the market and what you say to the market when you go back to it. There is a statement “backed by the full faith and credit,” and it has to mean something. It’s hard to say, “This time I mean it.” That is the unintended consequences of any of these actions not to pay people what they thought they had already earned. You cannot really afford to go down that road. We therefore have to figure out how to be as honorable as possible and pay people what they are supposed to get.

In the appendix of his report, James had one chart that showed bankruptcy filings over the course of a long period of time beginning in ’37 broken down. During the inflationary years, that was the cleanest time for any bankruptcies. It seemed cities did very well when interest rates were completely nuts and inflation was very high. Bruce wondered why this happened, and James said it was very countercyclical. When you are in an inflation period, revenues, income taxes, sales taxes, and real estate taxes are more. The tax revenues are coming in, and the municipalities are not having the problem. When you get to the time where people lose their job and businesses have a hard time paying their bills let alone their taxes along with values falling, you wind up getting less. Meanwhile, your costs keep going up at a somewhat standard rate. This is why you find municipalities in their troubles and problems follow economic downturns rather than our lead indicators. We could use a good bout of inflation.

As James and Bruce had talked about, a high tide raises all boats. Unfortunately, when we are trying to manage low to no inflation and very low interest rates, there are consequences not only to seniors and their investments, but elsewhere also. Inflation has ravages as we have seen in Germany in years gone by and in other countries. No one wants to create this kind. However, some inflation is not necessarily bad.

James has another chart that compares the Great Recession Years and the Great Depression years as far as ratio of state and local debt to GDP. If you look at the years we are in right now, we are definitely not where we were in the Great Depression and Recession, but Bruce wondered where we are now and if we are worse than we would have been, for example, in the ‘90s recession. James believes with our last downturn on a GDP basis, half of the problem was during the Great Depression even though people believed it was a lot closer. If you look at unemployment in the ‘80s and the ‘90s, we were not very dissimilar in the early ‘80s to where we are today. The filings for Chapter 9 were also very high in the early ‘80s. This was because we were suffering some of the pain. In the ‘80s you had rainy day funds, a lot of surplus, and you still had growth in communities. Today communities have aged even more and are less susceptible for growth, whether it is in the Rust Belt or elsewhere. Those are the types of problems where we need to recreate, regenerate, and hopefully renew so we come up with a very viable city or municipality going forward.

For more information about The Norris Group’s California hard money loans or our California Trust Deed investments, visit the website or call our office at 951-780-5856 for more information. For upcoming California real estate investor training and events, visit The Norris Group website and our California investor calendar. You’ll also find our award-winning real estate radio show on KTIE 590am at 6pm on Saturdays or you can listen to over 170 podcasts in our free investor radio archive.

204-TNG Radio – Tom Anderson 12-11-10

Friday, December 10th, 2010

Tom Anderson

Chairman and Founder of PENSCO Trust Company


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This week Bruce is joined again by Tom Anderson. Tom is the chairman and founder of PENSCO Trust Company. He is considered by many to be the national expert on the topic of self directed IRAs. He focuses on how investors can increase their wealth-building potential with real estate and private equity investments. He has written articles for nearly all the nation’s and financial magazines. He was recently invited to Washington as part of the “Future of Finance Initiative” for the Obama Administration.

You can loan money to your IRA if you attempting to protect the existence of the IRA. You cannot loan money to your IRA to buy new lots. The loan must also be interest free. If it did have an interest rate, the loan would be considered self dealing, because you would be taking profit out of your IRA. Lastly, if the loan extends more than 60 days, you must provide the custodian with a note explaining that the IRA owes you money.

Tom recently spoke to a member of the Department of Labor who created this exemption, and the member confirmed that you could loan money to your IRA to bail it out of mortgage delinquency.

There are some IRA investments which may or may not be considered illegal depending on which government official is reviewing the investment. For example, Tom once heard of a man who used his IRA to buy a classic car. Because the car is a classic, there is good reason to believe the car will appreciate. However, a government official might consider this self dealing, because they may or may not perceive the classic car to be for personal use. If the government perceives the car to be for personal use, then the car purchase would be labeled self dealing. Depending on which day the car purchase was reviewed, and depending on who reviewed the purchase, this may or may not be a legal IRA purchase. You can perform a large variety of transactions within your IRA, but you must be careful not to purchase anything that the government might perceive as self dealing. If the government believes you are self dealing with your IRA, then your IRA will lose its tax-deferred status.

Bruce’s business is set up to buy and sell real estate. Bruce asks Tom if there is a limit on how much money, or how many houses, he could use for his IRA. Tom believes that this is up for interpretation. In Bruce’s case, he owns a real estate business, so if he performs many transactions through his IRA, the government may possibly perceive Bruce to be running a business through his IRA. All businesses must pay taxes, and if the government determined that Bruce was running his business through his IRA, then he might lose the tax-deferred status of his IRA. Tom believes that if Bruce was both working in his IRA for retirement investments, and out of it for business use, then it would be hard for the government to label Bruce’s IRA as a business. However, if Bruce was retired, and he only purchased and sold properties through his IRA, then the government may perceive Bruce to be running a business through his IRA. You should consult with your CPA to determine whether or not you will be subject to taxes.

A disqualified person is a term in the Internal Revenue Code 4975 which defines certain entities as people you cannot perform transactions with. The government does not want you to touch your IRA assets, because they want your assets to be there when you retire. So you cannot buy a condo in a vacation spot with your IRA, and then use that condo on the weekends. Disqualified persons include yourself, your spouse, your children, and the spouses of your children. Most people in your family are considered disqualified persons, except for siblings, nephews and uncles. If you deal with a sibling or nephew, you should not offer them less than market rates. Giving a member of your family the benefit of low payments through an IRA asset could be considered self dealing.

Bruce heard an unusual example of someone who was taxed for self dealing. An investor owned a commercial building, and his IRA owned the let next to it. The investor would park in the lot next door, and that was considered illegal personal use. You are not allowed to gain a personal benefit from your IRA while the IRA is growing. If a mistake like this occurs, you have 14 days to correct it. However, if the custodian was the cause of the mistake, then you can argue in court that the custodian should be held responsible.

Tom’s company will not accept any member that is not a part of a regulated institution. If he did not check to determine whether or not his members were being regulated, many bad people would have the opportunity to deal through them. A non-regulated company may enter into an agreement with a bank who is a custodian. All banks, credit unions and trust companies are automatically qualified to hold IRAs. If you are not one of those institutions, then you must be authorized by the IRS. There are 257 mutual fund companies, insurance companies, and broker dealers that are licensed by the IRS.

It is good business to protect the consumer, and the government supports that mentality. PENSCO will not help someone enter into a prohibited transaction. If a lender was involved in a prohibited transaction on an IRA, then they would be subject to a 15% tax on the amount of the transaction. So a lender that made a $100,000 bill would receive a $15,000 bill. If the lender was not aware of the prohibited transaction, then they may be exempt from the tax.

When an investor is told that he cannot buy a property from himself with his IRA, he may get the idea of having a friend buy his property, and then re-buying from his friend. However, this is still considered an illegal transaction. This is considered a linked transaction by the IRS. You will not go to jail for performing a transaction like this unless you fail to pay the penalty taxes. However, the IRS tends to not inform you of your mistakes until 3 years later, so you can get caught off guard if you are not careful.

If you buy a property through your IRA while using your brother as a lender, you will not be taxed so long as your brother does not receive more than his regular fee.

A Prohibited Transaction Exemption (PTE) is a request submitted to the Department of Labor when you anticipate that your potential transaction may be prohibited. A PTE is usually granted on the basis that there is no increase or decrease in value because of the transaction. You cannot submit a PTE after the transaction takes place. The exemption comes in writing, so the Good Day rule does not apply.

There are some custodians who offer check book IRAs. Tom believes this practice will probably be extinct soon. There are only two custodians Tom knows of that will do check book IRAs, and PENSCO is one of them.

Tom’s website is www.penscotrust.com

For more information about The Norris Group’s California hard money loans or our California Trust Deed investments, visit the website or call our office at 951-780-5856 for more information. For upcoming California real estate investor training and events, visit The Norris Group website and our California investor calendar. You’ll also find our award-winning real estate radio show on KTIE 590am at 6pm on Saturdays or you can listen to over 170 podcasts in our free investor radio archive.

203-TNG Radio – Tom Anderson 12-04-10

Friday, December 3rd, 2010

Tom Anderson

Chairman and Founder of PENSCO Trust Company


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This week Bruce is joined by Tom Anderson. Tom is the chairman and founder of PENSCO Trust Company. He is considered by many to be the national expert on the topic of self directed IRAs. He focuses on how investors can increase their wealth-building potential with real estate and private equity investments. He has written articles for nearly all nations and financial magazines. He was recently invited to Washington as part of the “Future of Finance Initiative” for the Obama Administration.

Tom has been in the banking business for 41 years and in the self-directed investment business for 22. The government is paying more attention to retirement issues, because there is concern over social security. Unfortunately, we are still in the dark ages in regards to knowledge of self directed investments. Many people are surprised by the idea that you can buy mutual funds with your retirement account. Many Americans are unhappy with being locked into their 401Ks, other pension plans, and other IRAs. Those retirement plans only offer a limited range of investments, and most of the options are related to Wall Street, which many people have lost a lot of money on recently. The only commodity that hasn’t taken much damage is gold, but Tom thinks most people didn’t get into Gold until after it had already experienced increases, so gold probably won’t be a good long term investment.

When Tom was in Washington, he was surprised by how interested the government was in hearing about his industry. The Retirement Industry Trust Association, which represents 90% of the self-directed custodians in the U.S., was invited to write a white paper on the need for more diversification in retirement accounts. Unfortunately, many of the government workers that Tom was speaking to before have been replace, so he has some influential ground to recover. He does feel though that the government in general has become more open to new ideas on improving retirement savings. As the president of the RITA, it is Tom’s goal to use any opportunity to discuss retirement issues with the government.

IRAs were created in 1974 as part of the ERISA Act. You could self direct an IRA back then. You could buy real estate in New Zealand if you desired to, but most people weren’t aware of that, because the securities and mutual fund companies began lobbying against real estate as a prudent retirement investment plan.

Real estate is a great long term investment. Real estate generally out paces the stock market on a long term basis. In California, you can buy properties that cashflow. When there is a down turn, it’s a great time to take advantage of real estate and ride the curve up.

Before 1974, there were pension plans but no IRAs. One of the reasons IRAs were created was because trustees were abusing their privileges. The trustees were spending the money they received to buy yachts and they would frequently lose the money given to them. Because of this, the government felt it was necessary to allow people to save on their own.

Self-directed is a frequently misunderstood word. IRAs are IRas regardless of where they are held, and the rules are dictated by the IRS. Depending on where the IRA is held, the custodian may limit what an investor can do with their IRA. There are two types of self-directed IRAs. The first is known as a self-directed brokerage account. With a self-directed brokerage account, you can pick from stocks and mutual funds to invest in, but you cannot invest in real estate or private equity. The other type of IRA allows you to invest in anything permitted by law. Some of Tom’s clients have bought companies in Spain and properties in New Zealand. When you buy outside the country, you have to consider the exchange differences. If the foreign monetary value increases against the U.S. dollar, then you can profit from both the investment and the monetary change.

There is a level of sophistication required to invest in certain categories. Tom encourages people to stick to what they know. If you own a gas station and know about gas as an investment, then you may want to use your IRA to invest in another gas station.

There are some laws regarding who and how you can deal with your IRA. There is that limits one’s ability to work with more than 3 unaccredited investors. In some cases, you cannot work with any unaccredited investors. To be an accredited investor you must have a minimum net worth of $1 million, and at least $200,000 in income for the last two years. The SEC may change their definition of “accredited investor”. Tom believes the requirements for an accredited investor will increase, because many people have lost money in stocks and private equity.

If someone wants to buy a trust deed or rental unit, they are free to do that, even if they only have $80,000 in their account.

Tom believes that IRAs are a great form of capital formation in the U.S. PENSCO started out with no assets and now has $3 billion worth of assets. PENSCO is also now funding thousands of companies that could not be started without IRAs, because they couldn’t get funding from traditional sources. There are about $4 trillion in IRA accounts.

Tom had a client who opened a $300 ROTH IRA. His company charges a $375 fee, so Tom knew the client must have had a plan. The client instructed PENSCO to send a $10 check to a lawyer in order to consummate a real estate option contract. This contract gave them the right for 30 days to buy property from a developer. The developer needed cash for $350,000. While the contract was being negotiated, the client found a buyer for a property for $525,000. Once he took the $525,000 from the buyer, he paid the seller $350,000, and moved the profit into his IRA account.

A ROTH IRA offers tax free growth for life and a great rate of return. One of Tom’s clients started a ROTH IRA with $1,800. This client used his ROTH IRA to develop a successful venture, and in 2002, that client cashed out with $32 million. He then took that $32 million and invested in other start ups. He has now increased his IRA holdings into 9 digit levels. Bruce thinks it is hard to believe that the IRS isn’t suspicious of this kind of tax free profit. Tom explains that this client helped create thousands of jobs. This fortunate client stimulated the economy and created tax revenue. 40% of new jobs are from start ups, and 70% are from small, private companies.

We still have 35 days to take advantage of a one time opportunity. Your IRA is now a portable pension plan, and can be converted into a ROTH IRA regardless of your income. Before 2006, this was not allowed. Before January 2010, if you made more than $100,000, you were prohibited from such conversions. You also have the opportunity this year to do the conversion to ROTH IRA and defer the taxation on the converted amount to 2011 and 2012. This means that if you convert in 2010, then in 2011 you must claim 50% of the converted amount on your income. The other 50% of the 2010 amount must be claimed in 2012. If you are expecting to be in a lower tax bracket in the future, this is a great opportunity for you. The government is very supportive of these conversions, because they get to collect the tax upfront.

If you bought assets that are currently depreciating, and if you have these assets in your IRA, then you can convert to a ROTH IRA and pay tax at a lower amount. This can allow those assets some time to recover. It is much better to convert a depreciated asset than an appreciated asset.

Capital gains rules do not apply within an IRA. When you take money out of an IRA, that money is taxed at a normal rate. However, if you have a ROTH IRA that has existed for 5 years, and if you are at age 59 and a half, then you can take out all your money tax free.

If you have a traditional IRA, at age 70 and a half, you have to take out minimum distributions. However, if you have a ROTH IRA, you can leave the money in the IRA as long as you want, and you can leave it to your children after you have died. There is also no estate tax, because the taxes have already been paid.

The use of leverage to purchase real estate is allowed with a ROTH IRA. It is possible to borrow up to 70% on any income producing property types on an IRA. You must put at least 30% down on the property though, because if the loan is recourse, then you would be self-dealing, which is prohibited. The 70% limit is according to bank policy, and they have had great success with this limit. They have very few foreclosures. Rates for loans are generally two points above prime. Many things can be negotiated as well.

There is actually a rule which allows you to bail out you IRA. If you got a 70% loan on a $100,000 house, and you put $30,000 down with your IRA. If you lose your tenant, and you do not have enough money in your IRA to make the payment, then you would typically be foreclosed on. In this kind of situation, there is a Department of Labor provision called AD-26, which allows you to lend money to your own IRA without limitation, so long as the money is being used to bail out the IRA account.

For more information about The Norris Group’s California hard money loans or our California Trust Deed investments, visit the website or call our office at 951-780-5856 for more information. For upcoming California real estate investor training and events, visit The Norris Group website and our California investor calendar. You’ll also find our award-winning real estate radio show on KTIE 590am at 6pm on Saturdays or you can listen to over 170 podcasts in our free investor radio archive.