5 Professionals Behind a Successful 1031 Exchange

When embarking on a 1031 Exchange, it's crucial to assemble a team of professionals who can guide you through the process and maximize the benefits. These experts possess the knowledge and experience necessary to ensure a successful exchange that aligns with your goals. Here are five professionals who play key roles in facilitating a smooth and effective 1031 Exchange:

Qualified Intermediary (QI): A QI is a crucial player in a 1031 Exchange. They facilitate the sale of your relinquished property, hold the funds in a segregated account, and assist in identifying and acquiring replacement properties within the specified timelines. Their expertise ensures compliance with IRS regulations.

Real Estate Agent/Broker: Engaging a knowledgeable real estate agent or broker can help you find suitable replacement properties that align with your investment objectives. They have access to market data and can guide you through the purchase process while considering your specific requirements.

Tax Advisor/Accountant: A tax advisor or accountant specializing in real estate can provide valuable insights into the tax implications of your exchange. They can help you understand the tax deferral benefits, assess your eligibility for various tax strategies, and ensure compliance with tax laws.

Real Estate Attorney: A real estate attorney familiar with 1031 Exchanges can offer legal guidance and help navigate any complex legal issues that may arise during the process. They ensure the transaction adheres to local laws, review contracts, and provide guidance on potential liabilities.

Financial professional: A financial professional can provide investment insights targeting your investment goals. They can help evaluate the financial impact of the exchange, assess the long-term implications, and strive to ensure your investment strategy aligns with your overall financial objectives.

By assembling a team of professionals, including a Qualified Intermediary, real estate agent/broker, tax advisor/accountant, real estate attorney, and financial professional, you can benefit from their specialized expertise and ensure a successful 1031 Exchange. Working collaboratively, they will guide you through the process, strive to mitigate risks, and attempt to help you achieve your investment goals.

A licensed 1031 Exchange professional 

A licensed 1031 Exchange professional serves as the team captain in the 1031 Exchange process. They possess expertise in the Exchange process, tax code, strategies, and replacement property options. As the team leader, they provide consultation, develop Exchange strategies, assist in selecting and acquiring replacement properties, and guide clients through the 8 key steps of the Exchange process while ensuring compliance with IRS rules.

Quality 1031 Exchange professional often have CPAs on staff to calculate tax liabilities and estimate financial projections for replacement properties. They continuously analyze and evaluate replacement properties to find high-quality options that align with client objectives.

Additionally, a good 1031 Exchange professional collaborates closely with other professionals involved in the Exchange, such as real estate agents, tax advisors, attorneys, and financial professionals. This collaboration ensures a smooth and seamless transition throughout the Exchange process, maximizing the chances of a successful outcome for clients.

A Qualified Intermediary (QI)

Purchase agreement for a new house indicating the role of a qualified intermediary in a 1031 exchange for tax deferral

A Qualified Intermediary (QI), also known as an Exchange Accommodator or Exchange Facilitator, is an independent entity that plays a crucial role in a 1031 Exchange. The QI holds the funds from the sale of the relinquished property and facilitates the acquisition of the replacement property.

To comply with IRS requirements, the exchanger must identify a qualified intermediary and establish an "Exchange" with them prior to closing on the sale of the relinquished property. The QI prepares the necessary documents for the Exchange and ensures that the funds are properly handled during the transaction.

When selecting a qualified intermediary for your 1031 Exchange, it is important to consider their reputation, transaction history, and experience in handling exchanges. Additionally, verifying that the QI has errors and omissions insurance, as well as fidelity insurance, is crucial for added protection.

Choosing a reputable and reliable qualified intermediary is essential to ensure a smooth and compliant 1031 Exchange process.

Real Estate Broker

Male real estate broker shaking hands with new property owners highlighting the role of a 1031 exchange in tax deferral

Working with a real estate broker who has experience with 1031 Exchanges can be highly beneficial when selling your relinquished rental property. These brokers have a deep understanding of the time-sensitive nature of exchanges and can take additional steps to safeguard your exchange.

A real estate broker with 1031 Exchange experience will be familiar with the intricacies of the exchange process and can provide guidance throughout the transaction. They may include a 1031 Exchange Cooperation Clause in the purchase and sale agreement, which helps protect your exchange by ensuring all parties involved are aware of the exchange and will cooperate accordingly.

By collaborating with a real estate broker who specializes in 1031 Exchanges, you can benefit from their knowledge and expertise, ultimately increasing the likelihood of a successful exchange.

CPA / Tax Advisor:

Engaging a CPA or tax advisor with expertise in 1031 Exchanges is crucial to ensure the tax implications of your exchange are properly addressed. They can help align your financial goals with the exchange strategy, provide guidance on tax planning, and ensure compliance with IRS regulations. Your tax advisor will gather the necessary documentation and report the 1031 Exchange on your tax return.

Attorney:

While not always necessary, hiring a real estate attorney for your 1031 Exchange can be beneficial, particularly in complex situations such as co-ownership or legal entity restructuring. A real estate attorney with experience in 1031 Exchanges can provide legal guidance, review contracts, and ensure compliance with applicable laws. They can also coordinate with other professionals involved in the exchange to ensure a smooth process.

General Disclosure

Not an offer to buy, nor a solicitation to sell securities. All investing involves risk of loss of some or all principal invested. Past performance is not indicative of future results. Speak to your finance and/or tax professional prior to investing. Any information provided is for informational purposes only.

Securities offered through Emerson Equity LLC Member: FINRA/SIPC. Only available in states where Emerson Equity LLC is registered. Emerson Equity LLC is not affiliated with any other entities identified in this communication. 

1031 Risk Disclosure: 

Why NOI isn't the most reliable indicator of a REIT's Development

Most investors frequently seek out products that give excellent returns with little risk. While making individual real estate investments might have many advantages, there are also significant financial dangers involved. However, a REIT or Real Estate Investment Trust allows investors to buy significant income-producing properties without the hassle of owning or maintaining the properties. A business that owns and, in most circumstances, manages properties that generate revenue is known as a real estate investment trust. Most REITs make money by renting out space to tenants, who pay rent. A REIT can be categorized into two groups:

Equity REITs: Equity REITs are in charge of acquiring, supervising, upgrading, and managing real estate assets. Rent payments are how they make money after renting out space to tenants.
Mortgage REITs (mREITs): In contrast to Equity REITs, mortgage REITs (mREITs) invest in mortgages and mortgage-backed securities. A mortgage REIT advances funds to property developers and makes money on the interest earned on the loans. The difference between the interest a mortgaged REIT earns and the cost of financing the loan constitutes its profit.

Equity and mortgage REITs' sources of revenue

Let's start by taking a look at equity REITs. Suppose 'APC' is an equity REIT. APC rents out a few sizable properties it owns that generate cash. Now, APC's profit comes from the rent it receives from the rented properties.

Say PAC is a mortgage REIT. Consider the scenario where PAC gets $10 million from investors and borrows an additional $40 million at a 2% annual interest rate. The business now puts $50 million into 5% interest-paying mortgages. The annual interest expenditure for the business in this instance is $0.8 million, or 2% of $40 million. In contrast, it will earn $2.5 million in interest per year, or 5% of the $50 million invested.

Therefore, the PAC's net income is calculated as follows: ($2.5-0.8) million ($1.7 million) = ($2.5-0.8) million ($0.8) million).

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How should a REIT's growth be assessed?

A common statistic used by some investors to assess a REIT's future growth is net operating income. Depreciation costs are a less exact measure of a REIT's growth because they are deducted from net operating income. FFO and AFFO (Adjusted Funds From Operations) are two metrics used by qualified investors to assess a REIT's growth. Depreciation costs are added, and FFO is computed by deducting any gain or loss from the sale of the asset. Let's look at an illustration.

Assume that a REIT had net operating income of $545,989 and depreciation expense of $414,565 in 2018. However, the property sale generated a profit of $330,450.

FFO equals ($545,989 + 414,565 - 330,450)/(Net operating income + Depreciation expenditure - profit on property sale) to arrive at $630,104.

The business will now use this leftover money to pay dividends. A REIT is required by law to pay out 90% of its profits in dividends to its stockholders.

Undoubtedly, FFO is more exact indicator than net operating income for measuring a REIT's growth. However, capital expenditure, which is also significant, is not included. A REIT must make improvements to the property after a lease's term expires and before leasing it to a new tenant. As a result, the capital expenditure goes up, and the REIT can utilize some of its profits to fund improvement projects. Therefore, qualified investors favor AFFO over FFO for evaluating a REIT's growth. Investors determine AFFO by deducting capital expenditure from FFO, despite the fact that there is no specific formula for doing so. Assume that the capital outlay in this instance is $160,212.

(Funds From Operation - Capital Expenditure) = (630,104 - 160,212) = $469,892 is what is known as Adjusted Funds From Operation. As you can see, AFFO delivers a more precise value, and that's why it's utilized by specialists for calculating a REIT's growth throughout the years.

Manufactured housing Investments Are Becoming More Popular

Due to a lack of accessible housing options nationwide, purchasers are looking for practical, cost-effective alternatives to stick-built homes. Manufactured homes are just one option that is becoming more and more appealing. Since the days of the mobile home parks, manufactured housing has advanced significantly. Higher-end prefabricated houses that are almost indistinguishable from their foundation-built counterparts are replacing the cookie-cutter, one-story "trailers" that formerly had a bad reputation.

In this essay, we examine the development of the manufactured home market, the factors driving current demand, and the reasons that both individual owner-occupants and institutional investors are interested in this business.

What is Manufactured Housing?

A portion of the residential housing market is made up of manufactured homes. A manufactured house is a structure that has been mostly or totally built in a climate-controlled facility off-site. Units can be put together either on-site or off, however the latter requires flatbed delivery of the house to its ultimate location. Instead of being anchored into more substantial foundations, the majority of prefabricated houses are constructed on top of concrete slabs or mobile platforms. As a result, prefabricated housing needs to be tethered to the ground or otherwise secured.

Building costs are often reduced by efficiencies brought about by the off-site, assembly-line-style construction procedure. When compared to conventional residential structures, prefabricated homes are more economical since these cost savings may be transferred to the end users.

A particular kind of prefabricated housing is modular housing. In essence, modular construction uses a "kit of parts" strategy, wherein different building categories (such as kitchens, bathrooms, and bedrooms) are built using lean processes, and each of these modules is then combined with the others, depending on the needs of the home builder or buyer, and shipped to the location to be put together on-site.

Manufactured housing, as opposed to typical mobile houses, may be found in a variety of sizes and forms. The size of a home might range from 500 square feet to 3,000 square feet or more. Depending on the requirements, they may be created in a matter of days or weeks and can be constructed with a variety of materials, amenities, and finishes. Some tasks might take months to finish.

A Look Into Manufactured Housing History

Over the past 50 years, manufactured housing has advanced significantly, especially as technology has advanced and enabled more efficient industrial building methods. Traditionally, stick-built homes were regarded to be of higher quality than manufactured homes. The quality of prefabricated homes today is frequently comparable to other entry-level residences.

Furthermore, the majority of prefabricated homes in land-lease communities throughout the 1970s and 1980s. An owner/operator would "lease" the land to a homeowner who would then use a personal property loan to buy the house that was built on that particular piece of property. In the modern era, more than half of prefabricated houses are sold to purchasers who then set up the homes on privately held properties, including more conventional residential developments.

This movement is due to a few factors: First, compared to those constructed in earlier decades, modern prefabricated homes are frequently bigger and more appealing. As a result, these houses mix in perfectly with both established and more recent residential neighborhoods. Many people who own a piece of property choose to have their dream home delivered rather than waiting to build one, which may save both time and money. Second, prefabricated homes are a product category that has gained popularity among consumers of all stripes as the available choices have increased. Mobile houses or manufactured homes are no longer regarded as affordable accommodation for tenants or buyers with modest incomes.

Drivers of Manufactured Housing Demand

A resurgence in manufactured houses is taking place. This specialized product category is beginning to draw interest from consumers, both individual and institutional, for a number of reasons.

Better Product Quality: Modern prefabricated homes are constructed in climate-controlled facilities under stringent quality control and oversight at every stage of the process. Due to this, product quality has increased, especially in terms of durability and energy efficiency. Granite countertops, central air conditioning, and high-end appliances are examples of modern materials, conveniences, and finishes that may be implemented into prefabricated houses of various sizes. The higher product quality has frequently rendered prefabricated homes identical to their stick-built counterparts.
Reduction of Regulatory Barriers: For many years, the development of prefabricated housing communities was hampered by widespread and continuous resistance to manufactured houses. The resistance to manufactured housing has decreased as product quality has increased, making it more possible for consumers to invest in or buy manufactured housing for their own use and enjoyment.
Lack of Entry-Level Home: Manufactured housing offers a feasible entry-level housing choice amid the nation's affordable housing crisis, especially in coastal cities like Florida where workforce housing is getting harder to find. Comparing manufactured homes to conventional stick-built homes, their construction costs are around half as much per square foot. Because of this, prefabricated homes are a desirable alternative for both renters and first-time purchasers.

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Broad Appeal: Manufactured housing appeals to a variety of demographics, not only first-time homeowners. The market for prefabricated houses is being driven by Baby Boomers, particularly those wishing to downsize or retire in warmer regions.
Low Vacancy Rates: The vacancy rate of current manufactured home communities has drastically decreased due to the scarcity of cheap housing choices and the rising popularity of manufactured homes. The vacancy rate in prefabricated housing communities in coastal cities like Miami, San Jose, Denver, and Salt Lake City reportedly stayed around or below 1% last year, according to a recent Marcus & Millichap research.
Rents are going up: Land-lease prefabricated house owners have been able to raise rents due to a lack of available inventory. In a recent study, 93 percent of operators predicted that rents will remain the same or increase in 2020. With a 4.6 percent increase, the Northeast outpaced the rest of the country in terms of rent growth. The Gulf Coast and Mountain Region both had 4.5 percent increases from the previous year. In certain areas, lot rent in coastal towns is starting to nudge closer to $1,000 per month.
Housing manufactured as an investment

It should come as no surprise that investors are beginning to think about include prefabricated housing communities in their portfolios given the demand factors mentioned above. This is especially true now that these developments are being managed better. Most prefabricated housing communities were until recently locally owned and run, sometimes by untrained mom and pop investors. These communities are now being purchased by more seasoned investors, including DST sponsor businesses, who are also bringing in professional management. By doing this, they put themselves in a stronger position to work on raising rents and, consequently, property values, which, if attained, may then be transferred to investors.

Larger investors are joining the game as the value of prefabricated home communities becomes increasingly obvious. Four new REITs were established in 1994, the first ones created particularly to invest in this product category (Manufactured Home Communities, ROC Communities, SUN Communities, and Chateau Properties). These REITs are still performing better than many of their more established residential REIT competitors. Today, a number of other REITs have added prefabricated housing to their portfolios.

Additionally, manufactured homes are increasingly regarded as reliable investments. The majority of land-lease communities feature constant (and rising) rents and little turnover. According to some estimates, over 90% of land-leased manufactured home communities are occupied.

The Future of Manufactured Housing

The future is bright for prefabricated homes, maybe brighter than ever. The dearth of affordable housing choices in the country can actually increase the attraction of prefabricated houses.

From an investing standpoint, individuals need to be ready for yields to compress. The majority of the top-notch manufactured home communities have already been acquired as more institutional capital has entered the market. Cap rates have already started to decline. In response, a lot of investors are increasingly purchasing smaller, less desirable areas with the intention of expanding or adding value.

Conclusion

The appearance of manufactured homes has drastically changed over the past several decades. Modern prefabricated homes are luxurious yet reasonably priced. Individual buyers, tenants, and investors of various sizes are drawn to them. Nevertheless, despite the industry's increasing popularity, there is still a lot of room for growth, especially at a time when other residential product categories are also seeing growth. People will always need a place to live, and if more economical choices aren't available, prefabricated houses can be a popular choice.

Perch Wealth collaborates with sizable, seasoned, and qualified DST sponsor businesses that provide accredited investors wishing to invest their 1031 exchange funds with manufactured housing investment possibilities. To learn more about this asset class and investing prospects, get in touch with Perch Wealth right away.

General Information

neither a buy-side nor a sell-side solicitation of securities. The material presented here is purely for informational purposes and shouldn't be used to guide financial decisions. Every investment has the chance of losing part or all of the money. Future outcomes cannot be predicted based on past performance. Prior to investing, consult a financial or tax expert.

Financial products made available by Emerson Equity LLC Member: SIPC/FINRA. Only accessible in states where Emerson Equity LLC has a recognized business presence. There are no other organizations mentioned in this correspondence with whom Emerson Equity LLC is associated.

1031 Risk Disclosure: * There is no assurance that any strategy will be effective or achieve investment goals; * Property value loss is a possibility for all real estate investments over the course of ownership; * Tax status may change depending on the income stream and depreciation schedule for any investment property. All funded real estate investments involve the risk of going into foreclosure; adverse tax rulings may prevent capital gains from being deferred and result in immediate tax liability;
1031 exchanges are illiquid assets since they are frequently issued through private placement offers. There is no secondary market for these investments. * Reduction or Elimination of Monthly Cash Flow Distributions - Similar to any real estate investment, the possibility of suspension of cash flow distributions exists in the event that a property unexpectedly loses tenants or suffers significant damage; * The impact of fees and expenditures - The costs of the transaction might have an influence on investors' returns and even surpass the tax advantages.

How Investing In Real Estate May Protect You From Inflation

All of the major business news channels have recently used the word "inflation" in their headlines to describe the gradual rise in the price of goods and services over time. Everyone was mainly concerned with talking about how abruptly and finally the United States' record low inflation rate was ending. Food prices were the highest they had ever been, used car prices were setting records, lumber costs were soaring, and it appeared that gasoline prices would continue to rise.

It is no longer a secret that the price of necessities like food and shelter is rising, even though the precise cause of price hikes is still up for debate. While it is still true that we have experienced a fortunate and extended period of low inflation, it seems like all good things do, in fact, come to an end, and currently is essentially the end of inflation's record lows. Inflation is currently having an impact on the life and work of the average American.

For financial backers, high inflation prices have the consequence that it may affect the value of a potential source of revenue in the future. As a result, investors must produce returns that are greater than the rate of price inflation. This means that financial backers should be prepared to adjust their venture strategies going forward and carefully plan to support against inflation now more than ever.

In this essay, we will define inflation, discuss how it affects financial backers, and promote one main idea: that sound money management may be the best defense against both inflation and the lack of buying power that results from it.

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Inflation: What is it?

After some time, inflation is the gradual increase in labor and product costs. The Consumer Price Index, which is based on a registry of frequently purchased products and services, is used to estimate it. The United States' central bank is in charge of establishing monetary policy, and inflation is frequently one of its main concerns.

The Federal Reserve saves the ability to respond when price inflation extends over or below this reach, but generally works to control inflation to a defined aim (about 2-3% annually).

According to the most recent report from the U.S. Department of Labor Statistics, the Consumer Price Index (CPI), a measure of inflation, rose by 5% over the course of the previous year alone. The most notable increase started in 2008, ironically the last time the country experienced a financial disaster.

How is inflation going to hurt financial investors?

Since financial backers must generate returns that outpace economic inflation, inflation can be harmful to their investments.

To reach this important conclusion even more forcefully, a model can be used.

If inflation is running at 3% per year and a financial backer puts her money in a currency market account that offers a reasonable rate of income at 2% per year, she will actually lose 1% of her purchasing power annually compared to inflation. Long-term, the financial backer's funds may buy less because labor and product costs have increased more quickly than her speculative returns.

Financial backers can think about looking for inflation fences or resource classes that are ideally located with the potential to perform well in times like these to avoid a situation like this.

Financial planning that emphasizes real estate may be the hedge you need to protect yourself from inflation.

Why is real estate considered to be a reliable inflation hedge?

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There are several causes. Insofar as one is concerned, one could examine how inflation affects obligation. After some time, the rising cost of a home reduces the credit to the amount of any mortgage debt, functioning as a kind of cyclical markdown. As a result, even while the property's value rises, your fixed-rate contract installments stay the same.

Due to the fact that rising home prices typically result in multifamily housing networks, inflation may also benefit investors who make money from investment properties, particularly those who own property in those locations. If a land investor can modify the terms of their lease while keeping their mortgage the same, this creates the opportunity for increased financial flexibility.

Finally, as property valuations tend to continue on a steady vertical arc over time, land may be a good hedge against inflation. The bulk of the homes that fell to their lowest prices when the real estate bubble broke in 2008 did so in less than ten years. Additionally, land speculation can produce predicted recurrent income for financial supporters and can keep pace with or even outpace inflation in terms of value.

We should now focus on a few techniques frequently employed to try to fence land enterprises against inflation because the evidence seems to favor land and because it is a resource class that has generally held its own when faced with rising inflation rates.

How could using real estate as a hedge possibly be possible?

Investing in a multifamily property may be one of the most revolutionary ways to use land to protect against inflation. Residents of certain types of properties, such as commercial buildings (such retail sites), are required to sign long-term business leases. The majority of multifamily housing only renews rents once a year for each occupant. The more frequently you are given adequate opportunities to change the lease, the more units the building has. The same holds true for self-capacity.

Multifamily structures, such as apartment buildings, are a special resource class in that they are frequently continually in demand, especially as accommodation expenses soar. Additionally, there is a limited supply of buildings or new improvement projects due to recent increases in labor and material costs, which might lead to an increase in rental rates and property estimates. Together, these two factors equal a property that might not be vacant for prolonged periods of time and different opportunities to renew or start leases at prices that reflect changes in the market.

Another thing to take into account is that cost repayments, another rent component, are another way that land money management may be able to keep up with inflation. No matter the type of building structure, leases transmit some of a property's ongoing operating costs to its tenants. Landowners or building owners can surely be partially protected against the increase in utility and support costs due to inflation.

At that moment, it is obvious that investing in land, particularly in multifamily housing units, may be a good way for our ongoing business sector to protect itself from inflation. Effective money management is frequently considered a technique to protect reserve monies in a volatile and inflationary economy.

The motivation for financial backers' hasty landing in the midst of financial weakness is extremely clear. No matter what, a place to stay will always be needed, and hence likely in demand. A long-term investment in a speculation property may be a safe way to turn a passing interest into something more substantial in the near future.

However, investors can look at land trusts (REITs), intuitional land assets, and Delaware Statutory Trusts if they are unable to own and manage the venture property themselves or simply don't want to (DSTs). It is entirely up to each individual to decide how to manage their finances with regard to their land; this is and should be a personal financial decision. In any event, it might be worth your time and effort to educate yourself on all of your options before making a decision. You might also consult a learning experience expert like the team at Perch Wealth.

Why is investing in a DST a potentially lucrative land venture option?

Investing in a Delaware Statutory Trust, or DST, may be an extremely enticing land investment option if your major worry is to hunt for wealth protection during an inflationary financial moment. A DST is a typically complex arrangement for people who want to invest some resources in land.

A DST is a mechanism for financial supporters to own land with the potential to obtain recurring, automated income and have no management responsibility. Most investors rarely think about whether they want active or passive management of domain property, and as a result, they frequently find themselves in situations they don't feel qualified for, aren't very interested in, or aren't currently benefitting from as they would like. A DST investment is a fantastic prelude to a potential ongoing source of income and accumulation of unrelated riches for a first-time or relatively new financial supporter.

There are two crucial methods via which one can invest in a DST. The first is by making a quick financial guess. If you're new to land effective money management, for instance, and you merely need to lock down your opportunity, you can aim to invest $50,000 in a DST in order to gain momentum in the land industry. The second method involves a 1031 Exchange.

Many investors are completely unaware that they can use a 1031 Exchange to fund a DST, despite the fact that there are many potential benefits to doing so. By completing a 1031 Exchange, you can potentially increase the current housing market level and separate your assets into multiple DSTs that are geologically shifted and in certain resource classes, helping to moderate and potentially limiting the overall risk to your capital. If you're interested in learning more about 1031 Exchanges, DSTs, or other types of optional land speculation schemes, contact a financial professional at Perch Wealth right away.

General Disclosure

Not an offer to buy, nor a solicitation to sell securities. Information herein is provided for information purposes only and should not be relied upon to make an investment decision. All investing involves risk of loss of some, or all principal invested. Past performance is not indicative of future results. Speak to your finance and/or tax professional prior to investing.

Securities offered through Emerson Equity LLC Member: FINRA/SIPC. Only available in states where Emerson Equity LLC is registered. Emerson Equity LLC is not affiliated with any other entities identified in this communication.

1031 Risk Disclosure: