InSight

Year-End Tax Planning Under the Biden Administration

Financial Planning Dentist

A lack of political clarity means not knowing whether Democrats can push their legislative agenda faster. If Democrats gain control of the US Senate, Republicans won’t have the control to force legislation gridlock. Therefore, without this crucial information year end planning just got much more difficult as the decision to who has control of the Senate is likely not coming until January 5th, 2021.

Currently, Republicans are likely to keep control of the Senate; however, if Democrats seize the two seats in Georgia, then a 50/50 split would mean VP Kamala Harris gets the deciding vote which means Democrats control the Senate. 

The question is to act now before years end and push a lot of income to 2020 or hold off and risk having to pay almost twice as much in taxes if the tax code legislation gets passed. Under the Biden administration, the current proposal has ordinary income tax rates for those making $400,000 a year or more increasing substantially and long term capital gains tax rate equal to ordinary income tax rates when in excess of 1 million. For those earners earning just over $400,000 the tax hit will be a tough pill to swallow. The tax on long term capital gains would be at ordinary income tax rates to the extent gains are in excess of >$1mm of income (including non-capital gain income).  

tax changesOne strategy is doing a Roth Conversion (or a Back Door Roth). In short, taking money out of your IRA and converting it to your Roth so you pay taxes now for the long term play of those assets growing tax free). Unfortunately, since the Republicans passed the Tax Cuts and Jobs Act this decision is now irrevocable. Previously, you used to be able to do a conversion, wait to see if tax law changed, and if it did where it wasn’t beneficial to have done the conversion then you could recharacterize it and pretend you never did it. Now that conversion becomes irrevocable making the decision a more calculated one. 

In 2020, the highest capital gains tax rate is 20%. In 2021, the Biden administration has proposed an increase to 39.6%. This increase has a huge impact on whether or not you take gains now and harvest some of your profits as you could potentially decrease your rate by almost half depending on your tax rate. Now these changes will probably not go into effect until 2022, understanding future tax implications will be key as you head into possibly the last year in the next 4 of low tax rates. 

Furthermore, as if the situation isn’t already complicated, the Biden administration proposed eliminating the step-up in basis of capital assets at death. For those looking to pass highly appreciated assets to loved ones so they can capitalize on the step up in cost basis which used to be a great strategy, would now force their beneficiaries to pay all taxes on appreciated assets at death which could push them into the highest bracket.

A potential increase in taxes in 2021 means accelerating income and deferring deductions when they’re more valuable in 2021. However, if you’re already itemizing deductions then you may benefit from claiming your deductions this year as the new Biden administration proposal would cap itemized deductions benefit at 28%. It may be beneficial to defer for all income earners any deduction that won’t be counted in 2020 into 2021 if there is a chance the rules change. So for example, if you had a $100 of income at the 37% rate then you’d only get a 28% deduction moving forward. 

The Qualified Business Income (QBI) under the Biden Proposal could potentially vanish as well. So for small to midsize businesses that aren’t specified service trade companies this will have a substantial impact on their tax liability. The current QBI is a 20% deduction on income <$400,000 and without that decrease income business owners could face a large jump in their tax rate. This now increases the potential benefit to accelerate business income into 2020. 

Another change could come from SALT legislation. What will happen to the $10,000 SALT next year? This year, 2020, most likely nothing is going to change. But next year, if you’ve already reached your 10k limit on SALT then paying them today has zero benefit; however, pushing your estimated tax payments or deferring your property tax till Jan 1, 2021 at least gives you a chance to benefit. 

Looking ahead, there could potentially be a large shift in how we use retirement vehicles. The current plans clearly benefit high income earners by making large contributions to IRAs/401ks and reducing their income tax liability dollar for dollar while lower income earners benefit from contributing to Roth IRAs at currently low tax rates and letting that money grow tax-free. However, with the proposal now, the lower your income the more it makes sense to use a Traditional IRA, and the higher the income, the Roth is more likely to give you a better tax break. 

The higher your marginal rate is over ~26% the more it makes sense to use a Roth as the new legislation is a flat tax credit for everyone. So if you’re in the 37% tax bracket, there is a negative delta of 11%, so using a Roth is more beneficial. If let’s say you’re in the 10% tax bracket, you’re getting a credit of 26% giving you a positive delta of 16% which then could be used to do a conversion (Roth Conversion) of $16,000 as the credit would pay for your tax bill. 

Other changes include:

Expanded Child Tax Credit

  • $3,600 for children <6
  • $3,000 for children 6-16

Expanded Child and Dependent Care credit

  • $8,000 for a single child
  • $16,000 for two or more children

First Time Homebuyer Credit

  • $15,000
  • Advanceable and refundable

New Caregiver Credit

  • $5,000

No 1031 exchanges for taxpayers with income > $400,000 (inclusive or exclusive of capital gain income is unknown).

For those fortunate enough to have to deal with the Federal estate tax exposure, net worth greater than 11.58 million, this potentially could mean acting now and giving a substantial year-end gift via something like an irrevocable Trust so you don’t lose the current exemption. Although this does get complicated if you’re on the fringe with let’s say 15 million net worth as gifting the full exemption amount leaves you with very little assets for yourself. Since we can go down a rabbit hole discussing this potential tax law change it is best to chat with a financial professional in order to learn what is best for you and your situation.

Although this is all “what-if” scenario planning it is important to think about if you’re older, high income earners, have a high net worth, or have highly appreciated assets as the decisions you make today could have large implications in the future. Speak with a professional before making any decisions.

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Using a Delaware Statutory Trusts (DST) with 1031 Exchange Investments

Delaware Statutory Trusts (DSTs) are extremely popular with 1031 exchange investors. In addition to the tax mitigation aspects of the 1031 itself, they allow investors to diversify the make-up of an investment portfolio, access new buildings and investment types, and easily scale up or down the size of their real estate portfolio. 1031 exchange investors favor DSTs due to the fact that it can be difficult to identify a replacement property within 45 days and in most cases, the DST can accept the exact balance investors are looking to replace a part of the 1031 Exchange. What is a Delaware Statutory Trust? The name will usually confuse new investors. The “Delaware” in Delaware Statutory Trusts is simply a component of the law being initially conceived and developed in Delaware. A common state for incorporation and legal standing. The use of the DST structure helps keep the title clean in connection with ownership by many co-investors. It separates the investor holding title individually into a holding in a new trust where the investor is the beneficial owner. The trustee of the trust can take actions on behalf of the trust beneficiaries (i.e. the DST investors/owners) which does not require agreement by all. Why invest in a DST? Few investors have the requisite net worth to own a 30-story office complex and keep the real estate exposure for their portfolio in line with their risk expectations. That is where the use of DSTs comes into play. A DST is attractive to an investor who desires access to a single property or portfolio of high-value, high-quality real estate asset(s) that may not otherwise be available to them due to size or service constraints. A DST puts the management and ownership of a real estate venture into a manageable box for most investor types. Collecting income, managing taxes, and maintaining the risk are all far easier in the real estate space through the DST structure. The investor receives a deeded fractional ownership in the property in a percentage based upon the equity invested. Is a DST like a REIT? It has some characteristics of a REIT or Real Estate Investment Trust but is different, including the fact that it is often, but not always, just a single property. In addition, the owner of REIT shares holds a partnership interest in the underlying real estate investment. Partnership investments do not qualify for 1031 exchange investments, even if the underlying asset consists of real estate. How does the DST provide income? Similar to the other real estate investments, DSTs generally pay monthly or quarterly an amount based on the excess rent over the property expenses. This includes any mortgage payments so as the debt service is paid, the equity ownership of the investor shifts as well. The Return on Equity (RoE) varies from deal to deal based on the specifics of the property, the building type, and financing goals. With most deals, the sponsor knows the net rent that can be expected and can give the investor the anticipated return for the term of the investment. How long does the DST operate? Most DSTs have a well-defined expectation for liquidation of the asset. The asset’s holding period varies and is prescribed in the beginning, but most have an intermediate time frame. Usually, 3-7 years and the investor shares in the same percentage basis the appreciation in value upon sale of the property. How does the liquidation work? This final stage of a DST is a complete liquidation of the Real Estate assets. This is also part of the investor’s stake in the holding. This can increase the overall annualized return by a couple of percentage points and is paid out in cash upon liquidation. While most investors seek out real estate for the prospect of a current and predictable income – tax mitigated capital appreciation as part of the real estate investment is typically the larger portion of the total return of the investment. Who can buy into a DST? The manner in which DSTs are marketed to the public has a lot of characteristics of sales of securities. Over time, the SEC decided to regulate them as actual sales of securities. So, although a DST interest retains the nature of real estate ownership, with some exceptions, they are regulated. They are typically brought to market for syndication by large well-known sponsors, although they have to be acquired through a Broker, Registered Investment Advisor, or a licensed Financial Advisor. The DST structure usually, if not always, requires the investor meets the Accredited Investor standard as the offerings are listed through the Reg D issuing process. Typically, the broker or advisor will vet all offerings of the sponsors with whom they have an agreement and that level of due diligence is a benefit to the investor who is unlikely to have the wherewithal to review the investment as closely.

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Basic knowledge of stocks?

Unfortunately stocks aren’t basic, and they are the single most important and predictable way to expand your net worth. So here is our take: We are fundamental investors, we believe that to determine the value of something you have to look almost exclusively at a company’s balance sheet and related economic factors. This can be a long and detailed process, and without a passion for this type of due diligence many will see their interest wane. But it’s important to remember that owning a stock is simply owning the upside of a company’s aggregate success. So instead of falling in love with a company’s story, believe me there are many to admire, we look at a company’s or industry’s financial health (if we like the story all the better). But, if I’m going to do a quick inquiry into a companies health, this is where I start: Is the company making a profit? This is cash flow, at the end of the day this is the most important. Revenue – CoGS = Profit/Loss. I want to know about this first. If the company is profitable at what rate, this is the P/E ratio. If the company is not yet profitable, what does the timeline look like to get there? This is more speculative and can cause us concern as investors. Is the revenue increasing? A fantastic leading indicator for a company’s success. Profitable or not, a company seeing the topline number on the grow quarter over quarter can answer a lot of other questions like “how will it get to profitability?” “when will it pay down debt?” “can it pay a dividend or increase its current dividend?”. This is how companies tell us their potential.   What does the company have for cash on hand? Cash on hand tells us two things. 1) how good are they at creating cash from operations and what is their intrinsic value (see above for cash flow). And 2) how much can the company expand options, either by reinvestment or acquisition and what multiple can we give that. The amount of cash a company has on hand is a vital sign that lets investors know if the company can grow further, and with the help of answering the below “How does a company behave?” What is the company going to do with that cash?  Can the company service its debts? A good company can bury itself in debt. As quickly and easily as a person can. If you consider debt as a company borrowing from its future profits, then if your participation in its upside is impacted by money it borrows. So knowing the rate it pays on its debt, and the amount of its income it sends out the door in debt is important. It is important to remember that not all debt is created equal, debt to buy a new factory or a competitor could be expensive to a company’s revenue and ultimately profit lines. Debt to service current operations, and debt to service dividends are troublesome for an investor. Tracking the reason a company accrues debt takes time.  What do its nearest competitors look like in the above? Picking any single company is the equivalent to NOT picking hundreds of others, wouldn’t you want to know what the others are doing? I do. For this it’s important to know what universal ratios we can expect from company to company. Knowing the ratios like P/E, Debt ratio and PEG, and the range the travel helps to know quickly how a company stacks up to rest of the companies that exist. Tracking the trajectory of a company’s debt and income quarter over quarter is time consuming. But knowing that a company’s debt ratio is below the average is a quick way to qualify and disqualify a company.  How does a company behave? This is difficult to quantify and even harder to predict, which is why banks have high paid analysts that travel to shareholder meetings, speaking events, and charity gatherings just to get a feel for the intentions of the board of directors. Without the resources they commit to stalk the decision makers at a company we are left to read and interpret their reports. This is admittedly a commitment to their Information Bias, but between analysts and headlines and a consummate tracking of their history we can get a feel for how a company habitually manages its cash hoard. We can characterize a company as “growing”, “acquiring”, “dividend raising,” which is helpful when assessing its potential. This, while part of fundamental analysis, is far more art than science.  The whole process gets harder for casual investors when they are doing research into a companies alternatives, tracking investments they don’t have a stake in is usually skipped but an essential part of being objective. Most investors want the upside to an investment, and not the work, pretty simple. This is why the most successful investors outsource the due diligence, and management of their investments. It’s far easier for private and public managers of money to evaluate long run predictive habits of investment managers or passive strategies then it is to constantly monitor the universe of investment options.

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Economic Indicators one of the six critical factors in Real Estate investing

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