tax strategies webinar
DESCRIPTION
Tax strategies for real estate investing. • The "Secret" to Beating the IRS• Keys to Cutting Tax • Investors vs Dealers - definition• Best deductions for different business entitiesTRANSCRIPT
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Tax Strategies for Real Estate Investors
John Beidle, EAhttp://
TaxPlanningSTL.com314-496-3432
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Webinar Topics
The “Secrets” to Beating the IRS
Keys to Cutting tax
Investors vs Dealers – definition
Best Deductions for Different Business Entities
Live Q&A
Session
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• Laura Al-Amery is a real estate investor and consultant with extensive experience in several aspects of the real estate business. She had been licensed as a Real Estate Broker in Missouri and Hawaii for a total of 21 years.
• She has owned several real estate, construction and private funding real estate companies.
Webinar Host
Laura Al-Amery
www.Real EstateMentorshipOnline.com
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• I am an Enrolled Agent. I am enrolled to represent taxpayers before the Internal Revenue Service. Unlike an attorney or CPA, I specialize in taxation.
• 1040 Wealth Designs, LLC
focuses on developing tax plans for real estate investors and small business owners so they can pay the least amount of taxes as legally possible.
1040 Wealth Designs is an e-file provider able to file taxes in all 50 states.
Guest Speaker
John Beidle
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The “Secret” to Beating the IRS
“There is nothing wrong with a strategy to avoid the payment of taxes. The Internal Revenue Code doesn’t prevent that.”
William H. Rehnquist
1. Tax planning is financial defense
2. Tax planning guarantees results
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Two Kinds of Dollars
Add Taxable Income
minus Adjustments to Income
times Tax Bracket
minus Tax Credits
Pre-Tax Dollars
After-Tax Dollars
minus Deductions/Exemptions
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Keys to Cutting Tax
1. Earn as much nontaxable income as possible2. Make the most of adjustments/deductions/credits3. Shift income to later years IF lower-brackets are
anticipated
“You lose every time you spend after-tax dollars that could have been pre-tax dollars.”
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Avoid “Audit Paranoia”Percentage of returns Audited
0.40%
0.40%
4.20%
1.90%
1.10%
S-Corp
Partnership
Schedule C: $100,000+
Schedule C: $25,000-99,999
Schedule C: $0-24,999
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Make the Most of Depreciation
• Divide basis between “land” and “improvements.” • Assign as much as possible to depreciable improvements. • The IRS suggests you use local property tax assessments. • You can use any allocation (such as bank appraisal or your insurer’s
estimate of replacement costs) so long as you show “reasonable basis.”
Land
Not depreciable
Improvements
27.5 – 39 years
Property
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Break out Land Improvements
LandNone
Improvements15 years
LandNone
Components27.5 years
Personal Property5 years
Improvements27.5 – 39 years
Property
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Break out Personal Property
LandNone
Improvements15 years
LandNone
Components27.5 years
Personal Property5 years
Improvements27.5 – 39 years
Property
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Personal Property Examples
Cabinets Security System
Countertops Signage
Carpeting Stovetops
Dishwasher Supp. Power
Microwave Telephone
Oven/Range Walls/Partitions
PA/Sound Washer/Dryer
Refrigerator Window Treats.
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Repairs vs. Improvements
Repairs Improvements•Deductible now •Depreciable over time•Keep property in good operating condition
•Adapt property to new use
•Don’t add value •Add value to property•Don’t prolong property use
•Prolong property use
Paint Plaster Repair broken windows Fix gutters, floors, leaks
Room addition Upgrade appliances Landscaping Replace components
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Investors vs. Dealers
Investors Dealer
•Buy as long-term investment
•Buy with intent to resell in ordinary course of business
•Avoid self-employment tax
•Pay self-employment tax
•Depreciation deductions
•No depreciation deductions
•Capital gains •Ordinary income
•1031 Exchange •No 1031 exchange
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Sole Proprietorship
Report net income on Schedule C
Pay Self-employment tax up to 15.3% on
income
Pay income tax on net
income
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S-Corporation
Split proceeds into “salary” and “income”
Pay FICA up to 15.3% on salary
Avoid FICA/SE tax on income
Salary Income
Pay income tax on salary and income
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Employment Tax Comparison
S-Corp FICA
Salary $40,000
FICA $6,120
Net $73,880
Proprietorship SE
Income $80,000
SE Tax $11,304
Net $68,696
S-Corp Saves
$5,184 ($73,880-$68,696)
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Missing Family Employment
Children age 7+ First $5,800 tax-free Next $8,500 taxed at 10% “Reasonable” wages Written job description, timesheet, check Account in child’s name FICA/FUTA savings
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Missing Family Employment
Children age 7+ First $5,800 tax-free Next $8,500 taxed at 10% “Reasonable” wages Written job description, timesheet, check Account in child’s name FICA/FUTA savings
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Missing Medical Benefits
Employee benefit plan– Married: Hire spouse (no salary necessary)– Not married: C-corp
Reimburse employee for medical expenses incurred for self, spouse, and dependents Works with any insurance
– Use your own insurance– Supplement spouse’s coverage
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MERP/105 Plan
Major medical, LTC, Medicare, “Medigap” Co-pays, deductibles, prescriptions Dental, vision, and chiropractic Braces, fertility treatments, special schools Nonprescription medications and supplies
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MERP/105 Plan
Written plan document No pre-funding required
– Reimburse employee– Pay provider directly
Bypass 7.5% floor Minimize self-employment tax
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Health Savings Account
1. “High deductible health plan” - $1,200+ deductible (individual coverage) - $2,400+ deductible (family coverage)
Plus
2. Tax-deductible “Health Savings Account”- Contribute & deduct up to $3,050/$6,150 per year- Account grows tax-free- Tax-free withdrawals for qualified expenses
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Missing Car/Truck Expenses
AAA Driving Costs Survey (2010)
Vehicle Cents/Mile
Small Sedan 43.3
Medium Sedan 56.2
Large Sedan 70.2
4WD SUV 73.9
Minivan 62.0Figures assume 15,000 miles/year; $2.603/gallon gas
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Missing Tax Coaching Service
True Tax Planning Written Tax Plan
– Family, Home, and Job– Business– Investments
Review Returns
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1040 Wealth Designs, LLC
Contact John Beidlehttp://TaxPlanningSTL.com
[email protected] 314-496-3432