A Mobile Home Park may not be your first thought for an investment in real estate. However, you would be wrong to dismiss it.
Andrew Lanoie, with Four Peaks Capital Partners, real estate investment strategy focuses on the Mobile Home asset class. They identify parks that meet the underwriting requirements, make offers, acquire and manage parks across the USA.
The mobile home park marketplace is fractured, and unorganized. There is a limited supply of mobile home parks and new ones are not being built. The sellers are many times legacy owners, or have owned and managed the park for decades. Management is rarely professional, and consequently, there are opportunities to increase efficiencies and improve the net operating income.
The asset class of Mobile Home parks are essentially affordable housing. Yet, it provides the opportunity for ownership and the expression of pride of ownership.
The fractured marketplace allows buyers to engage directly with owners and sellers. Banks are not always excited about lending on a park. The owners who have owned the parks for years often have no debt, which makes seller financing an option to sellers not wanting to give up the monthly income.
The lack of professional management provides multiple opportunities for improvement. The tired owners likely have some vacancies and are likely charging lot rent that is far below market rent.
Transitions always provide a shock to the existing residents, but raising the rent is easy. Filling the vacancies is easy when you partner with a company that specializes in mobile home financing. This will all you the opportunity to market and attract potential residents that would otherwise be renting a two bedroom apartment to own a home of their own.
Mobile home park residents rarely have resources significant enough to pay for moving their mobile home from your park to somewhere else. This creates long term residents.
When residents fall into financial hardships, this often provides opportunities for park owners to acquire the home left by the resident for very little. This can be sold as is, renovated and held as a rental. Most park owners prefer to sell the home and just rent the space.
Four Peaks Capital Partners is an investment firm focused on acquiring mobile home parks.
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Knowledge and Numbers are key to Commercial Real Estate Investing. Yishai Breslauer was a school teacher with a thirst to learn more about real estate investing.
He started by learning the local building codes and laws and applied these to his residence to create additional needed space for his family. Soon the neighbors were following his lead, and a neighborhood was transformed.
Yishai continued to learn about real estate. He found there were opportunities if you knew what was allowable and applied this knowledge to an existing property. This was an opportunity to increase the value of the property.
The more Yishai learned, the more he got excited at the possibilities. His pursuit of knowledge led him to learn more about laws, statutes, finance and real estate development. When he applied the numbers to his knowledge he could tell if he had a real opportunity.
Quickly, he learned there was a hierarchy to real estate from Residential to Commercial.
There are multiple asset classes to chose from in commercial real estate. Residential / Multifamily is simple because a home is familiar to everyone. Everyone needs a place to live, and the components of a multifamily property are very similar to single family. The questions you need to know the answers to are:
His interest in real estate took him to a position with a major real estate developer as the head of investment banking for real estate.
He learned that the highest level of real estate investing, commercial, the level of information that is combed through and analyzed on larger deals by professionals, is incredible.
Office and Retail is more complex. While everyone needs a place to work, the fundamentals for each class are different than residential. The questions you need to know the answers to include:
The big boys play the game differently than the mom & pop investors.
To be a pro, knowledge and numbers are key.
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Tax Planning can save you thousands when you have a working relationship with your CPA.
Craig Cody spent 17 years with NYPD chasing bad guys on the streets of New York City. Today, he chases tax savings for real estate investors and small business owners.
Craig recommends that real estate investors stay in regular contact with your accountant. If you act before consulting your accountant, it can cost you dearly.
Tax planning with your accountant can help you reduce the taxes you owe and propel your real estate investment strategy.
For instance, if you sell a building and expect to buy a new building with the proceeds, you may be shocked when your accountant informs you that you owe taxes on the sale of the building.
Regular communication with your your accountant and tax planning could have provided the proper structure to keep you from having “constructive receipt” and owing the tax.
Proper tax planning provides constructive ways to keep more for you. For instance, depreciation is tax free cash that real estate investors recognize when they file their income taxes. Unlike an operating expense that reduces cash flow and Net Operating Income, depreciation is an accounting tool that reduces the taxable income.
If you are a W2 employee, depreciation is something negative you associate with, ie: the declining value of your new car after you leave the dealership.
Unlike a car, real estate is an appreciating asset. When you invest in real estate, depreciation is an asset. You get the benefit of both appreciation and depreciation.
Depreciation is an allowable expense that recognizes the declining life expectancy of a business asset. In real estate, it can be applied in one of two ways; Straight line, or Accelerated. Tax planning will determine which option is available to you.
Straight line depreciation is used most often by passive real estate investors. If the property is a residential asset, ie single family or multifamily, the depreciation schedule is 27.5 years. If the property is a commercial asset, the depreciation schedule is 39 years.
If you are a real estate professional, you are can take advantage of a cost segregation study, and accelerate the depreciation of you property. Cost Segregation breaks the building into components and assigns life expectancy of 5, 10 or 15 years to the components depreciation schedule.
The depreciation is deducted from the the taxable income to reduce the taxes owed.
So, if you are making positive cash flow, the depreciation can lower the recognized income and reduce the tax owed.
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Use your Self Directed IRA to invest in real estate and turbo charge your tax deferred returns.
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The following are the most common questions asked from investors looking to use their 401k to invest in real estate. The questions were presented to Travis Watts from Direct Source Wealth for answers.
Q: What are the benefits of opening a self-directed IRA?
A: Freedom & Choice to invest in the things you want to invest in, ie: large scale real estate.
Q: Why invest in real estate using a self-directed IRA?
A: Opportunity for larger return in a real estate investment that regularly produce higher rates of return.
Q: Can I use a Self Directed IRA to purchase a property I buy for investment?
A: Yes, subject to many rules; ie you cannot personally manage the property.
Q: Can I use a Self Directed IRA to invest in a Syndication?
A: Yes, the most common use of Self Directed IRA funds is investment in syndicated real estate deals. A syndication is a group of investors pooling their funds for investment. The investment is typically larger than one the investor could accomplish on their own. These real estate investments are professionally managed and require that you do nothing.
Q: Is there any tax or penalty to move my current Retirement Funds to a Self Directed IRA?
A: A Self Directed IRA retains the same tax implications as your traditional IRA. You are only changing the custodian from your current provider to another that will allow you to direct the investment.
If you elect to convert your traditional IRA to a Roth IRA, you will be responsible for the tax.
Q: Can I take the distributions?
A: Any distributions from the Self Directed IRA are subject to tax and penalties for early withdraw. A Roth IRA is not subject to tax when funds are withdrawn.
Q: How long does it take to set up a Self Directed IRA?
A: It can take as few as 3 or 4 days if you are currently in cash or it can take a couple of months to liquidate your current positions. Consult with your current custodian and tax professional for your specific timeline.
Q: What documents are required to open a Self Directed IRA?
A: Standard documents; driver license, photo id and social security card, etc.
Q: What documents are required to fund a deal?
A: Standard documents include:
Every deal is different. Check with your syndicator or investment for specifics.
Q: What happens to the investment returns & distributions?
A: Distributions are returned to the Self Directed IRA as cash.
Q: Can distributions be invested in the next deal?
A: Accumulated cash distributions can be invested in another investment.
Summary: Look into a self directed IRA and learn what the possibilities are and remember, learning is earning.
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