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Why “Loses” can aid real estate investing?

Financial Planning Dentist

Investors and property owners often welcome “losses” from depreciation on rental properties due to the tax benefits and financial advantages they offer. Here are several reasons why depreciation can be exciting for investors:

Tax Deductions:

   – Depreciation allows property owners to write off a portion of the cost of a rental property each year, which acts as an expense for tax purposes. This reduces the taxable income generated by the property, leading to lower income tax liability. Although it’s a non-cash expense, depreciation can significantly impact an investor’s cash flow by decreasing the amount of taxes owed.

Cash Flow:

   – Because depreciation reduces taxable income without affecting cash inflow, it can enhance the cash flow from a rental property. Investors can use the additional cash for further investments, paying down debt, or other financial activities.

Leverage:

   – Depreciation can also be advantageous when an investor is leveraging their investment with borrowed funds. While mortgage payments may be partly interest (which is usually tax-deductible) and partly principal, depreciation can provide additional deductions, thereby further reducing tax liability and improving cash flow.

Time Value of Money:

   – The time value of money principle suggests that a dollar today is worth more than a dollar in the future due to its potential earning capacity. Depreciation allows investors to defer tax payments to future years when the value of money may be less, essentially reducing the present value of their tax liability.

1031 Exchange:

   – In the United States, the IRS allows property investors to use a mechanism called a 1031 exchange to defer paying capital gains taxes on the sale of a property if they reinvest the proceeds in a similar property. The combination of depreciation and a 1031 exchange can significantly defer tax liabilities and enhance the long-term growth of an investment portfolio.

Strategic Exit:

   – When selling a property, investors will have to consider depreciation recapture, which taxes the amount of depreciation taken. However, strategic planning and investment in properties with favorable capital gains treatments can help mitigate this tax impact.

Portfolio Diversification:

   – The tax benefits from depreciation can be particularly appealing for investors looking to diversify their portfolio with real estate. The unique financial and tax characteristics of real estate investments, including depreciation, can provide risk mitigation and returns uncorrelated with other asset classes.

While depreciation offers various advantages, investors should also consider the implications of depreciation recapture and the importance of comprehensive tax planning and strategy. It is advisable for investors to consult with financial advisors or tax professionals to optimize the benefits of depreciation and align them with their investment goals.

 

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First, read Best way to get out of debt Now that you’ve read that you know that car debt is erosive debt. At InSight, if we can avoid erosive debt we do. With that being said, you still need to make a decision as to what to pay off.  Income – Savings = Expenses Always prioritize your future rather than paying off debt especially if it’s erosive unless: The interest rate is higher than what you can earn somewhere else. I.e. If you were to invest that money properly in the market and earn overtime 8% and your interest rate on your car is 4% then there is no benefit to paying off your car faster. If you’re someone that can’t stand debt I understand. I’ve known a lot of clients that can stand the thought of having debt and owing someone but try if you can to avoid this thinking. The value of compounding money is way more valuable than the immediate gratification of getting out of debt. Also, on average, people that pay off debt quickly typically find new ways of getting into debt or they start buying things within their budget they don’t need which hurts their future self. A home is a form of accretive debt. Everyone should own one as it helps you grow your net worth. On top of that, there are great tax incentives in the United States to own one so paying it off quickly especially if your interest rate is low which over the past couple of decades they’re at historic lows.  Paying off your house fast is essentially saying that you cannot earn more overtime investing that money than the interest you pay for your house. Unless you have a very high-interest rate (~6%+) it is hard to justify paying something off instead of investing that money. Investing also enables you to pay for unexpected expenses. It gives you your “room for error” to pay for things like a new water heater, roof, plumbing system, etc which is extremely important. Meanwhile, the person focused on paying off their debt may have little to no savings or investments and has to use a credit card (interest rate 18-25%) to pay for that same expense which is exactly where you don’t want to be.  If you found this helpful please share it and/or leave a comment! 

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Tax Mitigation Playbook: 1031 Replacement Property Rules

Like-kind property is defined according to its nature or characteristics, not its quality or grade. This means that there is a broad range of exchangeable real properties. Vacant land can be exchanged for a commercial building, for example, or industrial property can be exchanged for residential. But you can’t exchange real estate for artwork, for example, since that does not meet the definition of like-kind. The property must be held for investment though, not resale or personal use. This usually implies a minimum of two years’ ownership. To receive the full benefit of a 1031 exchange, your replacement property should be of equal or greater value. So you should expect to pay taxes on any elements that are not replaced (the Boot). You must identify a replacement property for the assets sold within 45 days and then conclude the exchange within 180 days. There are three rules that can be applied to define identification. In addition to the timelines which are important in the 1031 process, there are some rules regarding the identification process that should be followed. As a rule, surrounding these rules, you will only be required to follow one of the below situations: The 3-Property Rule The 3-property rule states that the replacement property identification during the initial 45 days of the exchange can be made for up to three properties regardless of their total value. So after the investor relinquishes their initial property, the taxpayer can identify and purchase up to three replacement properties that may suit their investment appetite going forward. A qualified intermediary often requires that a taxpayer state how many replacement properties they intend to acquire to prevent common pitfalls surrounding the receipt of excess funds and the early release of funds. The 200% Rule If a taxpayer were to identify more than three properties, they could still have a valid exchange by following the 200% rule. The 200% rule states that a taxpayer may identify and close on numerous properties, so long as their combined fair market value does not exceed double the value of their relinquished property. Using the listing price is usually a safe way of determining a fair market value for a property. The 95% Rule If the taxpayer has overidentified both of the previous rules by identifying more than three properties, and their combined value being more than 200% of the relinquished property value, the 95% value comes into play. The 95% rule defines that identification can still be considered valid after breaking the first two rules if the taxpayer purchases through the exchange at least 95% of what they identified. Keep the rules in mind and consult your Certified Financial Planner® and Exchange Manager for details regarding your exchange.

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Finding yourself in a healthy and happy financial life means practicing better money habits. And, putting you and your family in the best position possible. Raising your income, having income that not employment related, mitigating taxes and positioning your assets in a way to provide maximum benefit for your family are all a part of having “good” money habits. Following these eight very controllable tips will have a positive impact on your families outlook. Your net worth to the world is usually determined by what remains after your bad habits are subtracted from your good ones. ~ Benjamin Franklin By Kevin T. Taylor AIF® and Peter Locke CFP® Pay yourself first For many, money gets mentally earmarked as spending, investing, saving, and giving away.  For some, finding the right balance among these four categories is difficult but essential, and a budget can be a very useful tool to help you accomplish this. So, one of the best better money habits, is paying yourself first. This becomes the mantra for the most successful savers and is the fuel for a financial plan. Here is the two step “Pay yourself first” plan: First create a budget: The only way to start planning is to create a budget. Thinking about both the near-term and long-term financial goals and what a monthly spend looks like and what one you can aspire to have in retirement might look like. This will help generate a baseline for mapping out and putting other better money habits in place. But don’t make the mistake of using this formula, Income – Expenses = Savings. This is the source of most people’s failure to plan. Because it makes you and your future self come last, i.e. the end result of the equation. Create a budget with the future you in mind, that version of your future self is the most important part of the equation. That equation should look like Income – Required Savings = Expenses.  Then create a budget that is less than the expenses amount. Although difficult to implement, this is the priority that financially healthy people adopt. Automate your savings: Making savings a priority in your budget.  Consider determining a specific amount and making a deposit on a regular basis. Think about your 401k or other company contribution plan where funds are taken automatically from your paycheck and deposited in an investment vehicle or savings plan with every run of payroll. Your personal savings plan should be no different.  In order to do this, you need to know your required rate (read and listen to our required rate podcast for more information) so you know how much savings you need to put away at your required rate to reach your goals. Know your tax plan The entirety of the IRS tax plan is complicated, full of loopholes and derived from years of bolting on special interests onto the code. Hence, the process of doing taxes reflects this. But, the second of the better money habits addresses this. 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Stop living on borrowed time All borrowed money needs to be divided into two camps, accretive and erosive. When you borrow money you are borrowing from that money’s future

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