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Boomers Bank
The Investor’s Guide to Commercial Real Estate and Retirement Planning
How to Invest In Commercial Real Estate Using Your IRA or 401(k)

…Maximize Your Profit…and Save For Retirement

John krol IRA-401K-RealEstate.com 3037737143

Introduction 3
How to Use This Book 7
About the Author 9
Chapter One: Finances Today 10
Chapter Two: Baby Boomers and the Debt Junkie Generation 21
Chapter Three: Traditional Investments Strategies and Self-Directed Plans 30
Chapter Four: Establishing A Self-Directed IRA or 401(k) 42
Chapter Five: An Introduction to Real Estate Investment 47
Chapter Six: Investigating Your Investment Options 63
Chapter Seven: Property Assessment Strategies: Can You Make A Profit? 81
Chapter Eight: Benefits and Inflation 87
Chapter Nine: The Power of Commercial Real Estate Investing 90
Chapter Ten: Using IRA Money to Make A Real Estate Purchase 93
Chapter Eleven: Borrowing Money with Your IRA or 401(k) 97
Chapter Twelve: How To Use Partnerships To Create Wealth 100
Chapter Thirteen: Setting Up A Working Partnership For Your Real Estate Investments 105
Chapter Fourteen: Financing Analysis Pointers for Investment Deals 108
Chapter Fifteen: NOI, DSCR, LTV, and the Cap Rate 111
Chapter Sixteen: Real Estate Appraisals 115
Chapter Seventeen: Closing the Deal 117
Chapter Eighteen: Owning and Developing Real Estate 129
Chapter Twenty: Advertising and Selling Your Property 135
Chapter Twenty-One: A Secured Financial Future 140
Glossary 142
Further Resources 157
Appendix 160
Sample Program BrochureSample Subscription Agreement 161
Sample Subscription Agreement 162
Sample Private Placement Form 163
Sample Approval FormSample Investor Update 164
Sample Investor Update 165

Introduction

Why invest in real estate using your retirement plan? In this book, we’re going to be discussing several concepts for buying real estate using IRAs and 401(k)s, so-called nontraditional investments.
Let’s start by asking what advantage is there to all of this? Why not just let your IRAs and 401(k)s sit around and do whatever it is they’ve always done? Well, you can secure tax-deferred or tax-free income for one thing. Any time you have a profit or a gain, either you are not paying taxes on the gains until you start using the money, or, if it is in a ROTH IRA, you aren’t paying taxes at all. By having real estate in a retirement plan, you are also avoiding what’s known as capital gains every time you sell property. Your money is allowed to accumulate and your interest will compound. You can put all of the money back into your next deal. You’ve also got to bear in mind the current state of the economy. Money doesn’t just sit around these days. In most parts of the world, the dollar is losing value at a pretty alarming rate. The United States is a country at the edge of a financial and economic precipice, owing trillions of dollars to other countries and borrowing money against, well, the value of its existing borrowed money (we’ll talk about this later).
The infrastructure of the United States is at present rather unorganized. We aren’t producing much and so we’re importing more than we’re exporting. It’s basic mathematics. Notice how the prices of food and gas have been rising recently. Well, that should give you a pretty clear idea of what’s going on and what is likely to continue to happen (we’ll also talk about this a little later on).
The main focus of this book, however, is to demonstrate the value of nontraditional investment choices for 401Ks. Our goal will be to introduce you not only to the reasons why these choices are advantageous, it will be to also explain particulars of the related processes. For the sake of helping you confront your financial advisor or accountant, we’ll discuss the various strategies for undertaking this type of investment. We can also take you through the processes for finding appropriate real estate to undertake the actual investment. Since the property market can be a bit difficult to navigate, particularly if you’re a beginner, we’ll allow you to benefit from our wealth of experience and wisdom on the subject.
Before we go any further, however, as a continuation of this introduction to the book and its content, let’s talk about two concepts you will need to understand to get a handle on the investment advice we’re giving you. We need to establish here why most people don’t invest their 401K, despite the fact that it is a very sound financial move.
One of the main concepts most of your average Americans do not understand: you and your IRA or 401K are two separate entities. Repeat: you are not one and the same. Nor are you in any way shape or form joined at the hip. You will need to absorb this fact so you can begin to understand how to actually structure a deal with your IRA. If you don’t take the time to learn the difference between you and your retirement plan, you’re going to spend a lot of time wondering, “is it me or is it the plan that owes this money and needs to pay this bill?”. Let’s avoid confusion. Depending on the particulars of the loan you broker, the answer to this question, who owes the money, will be different.
The next concept you need to bear in mind is that you and your IRA/401K, being two separate entities, have a third-party administrator for all of your deals. All deals involving your IRA or 401K will have a third party acting as a record keeper and administrator. The third party will also act as a custodian or trustee. They will be the entity that is actually holding the money, the person who must meet government guidelines and regulations to be able to hold your retirement money.
Now let’s discuss the specifics of IRAs and 401Ks. We’re going to mention these entities quite a bit throughout the book so it pays to be clear now. An IRA is a place where you can keep your assets for retirement, all the money that will see you through when you are no longer working. What most people don’t understand, however, is that you can pour into your IRA whatever type of investments you want. Your assets can take any one of a number of forms. Your IRA is not an investment in itself.
Now we come to look at non-traditional investments. Of course, retirement planning is a big issue for a lot of people. Most people, when they think about it, consider themselves limited to stocks, bonds, mutual funds, and the like. There’s a general consensus that these are the types of things that we should be investing our money in so that it will grow in the years that we’re working, giving us something to fall back on when the time comes. What a lot of people don’t know, however, is that these investment types are not necessarily the best option. They certainly aren’t’ the only option. Non-traditional investments such as real estate, notes, foreclosure properties, rehab properties, and other things along those lines, may actually be much more viable investments for the baby boomer generation. In this book, we’re going to explore the ways you can go about investing in real estate for maximum efficiency and return.
By law, there are only two things you cannot put in a retirement plan. You can’t use retirement money to buy life insurance and you cannot put collectibles into your plan, such as art work or antiques, not that most of us have to worry about these types of things. Long story short, the IRS gives you a pretty free rein. They let you be your own advisor and best financial friend when it comes to retirement.
Many people believe that they already have a self-directed plan for their retirement, particularly if they are working with a brokerage firm. There is some truth to this. You select your own mutual funds and stocks in many cases, but most brokerage firms don’t allow their clients to invest in real estate or notes. They usually have a limiting plan for investment.
Unless you take something of a do-it-yourself route, real estate investment options using your 401k or IRAs are actually quite limited. To purchase such non-traditional types of investments within your retirement plan, you need to be allowed to self-direct. The person or entity holding your money, the custodian, must allow you to self-direct.
One of the perceived disadvantages to self-direction, of course, is that you are assuming responsibility for how well your retirement plan actually does. You can, for example, picking the wrong stocks and bonds, secure nothing but financial losses. You can do a lot to jeopardize your future if you don’t take the right approach. On the other hand – and let’s now consider an example – you can save yourself a lot of money by acting in a financially sensible and knowledgeable way.
Consider the case of Ms. X. Working as an investment advisor, Mrs. X has been investing stocks and bonds for many years in her retirement plan. Her plan, like most of her contemporaries, is driven by traditional types of investments. During her working life, however, Ms. X has invested a good deal of money in real estate. In fact, it’s become something of a hobby. One of the problems with this is that she had to pay taxes on the profits from the real estate investments she made. Using her retirement plan to make the investment, however, Ms. X discovered a way of avoiding these issues, as a number of other savvy individuals have done before.
Real estate investing is nothing new as a means of acquiring wealth; it is a practice that has been popular since the beginning of recorded history. Most of the wealthiest people in history have either secured or built the bulk of their wealth using real estate. Land was always the defining possession of the nobility in the vast majority of early socio-economic systems. During times of war and economic depression, land and property have also tended to hold up as sources of wealth. Things are unlikely to be much different these days.
Despite the popularity of real estate and the many centuries of experience buying and selling, even some of the most savvy investors are still unaware that they can use their retirement plans to invest and thereby save themselves from capital gains taxes and other such annoyances. Despite the fact that so many people claim to feel ‘trapped’ by traditional investment options, the vast majority are totally oblivious to the fact that real estate is available to serve as one rather convenient nontraditional investment commodity for use in individual retirement plans (IRAs) and 401(k)s.
The dual advantage of real estate and IRA or 401(k) investments are overlooked. The only requirement of the IRS is that you have a custodian for your IRA or other retirement plan, which we will review. Beyond that, you are free to use your IRA or other qualified retirement plan to invest in real estate. You can also use your plan to keep your real estate investment, earning money and limiting what you have to pay in taxes.
Since 1975 you have been able to use Keogh plans, now known as qualified plans, to purchase real estate as a tax-deferred investment option. With the increase to allowable contributions, simple employee retirement plans have become popular as well. In 1997, Roth IRAs also enhanced the popularity of tax-free investments. In 2006, the establishment of Roth 401(k)s made it possible for deferrals to be made regardless of salary amounts. The long and the short of it: at this point in time, investment options are phenomenal and, as we shall explore, the need for making sensible investments has never been greater. Whether you currently have retirement funds or you’re looking to set up funds for investment purposes, the time is right for you to make an investment in real estate using your IRA or qualified retirement plan. This book will show you how.
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