BC BUSINESS
Saved by @SteveeRogerr

A thread on how real estate investors, developers and operators can make millions a year and pay almost nothing in TAXES by using depreciation, bonus depreciation, and 1031 exchanges.

How it works:

 Depreciation is the act of slowly, over time, deducting the initial expense of an asset against your taxable income. Generally over a 27.5 (residential) or 39 (commercial) yr time frame. So each year you can write off 2-3.6% of the purchase price against your income.
Thats a big deal. We're buying a new property, a $3MM self storage facility. Thats a $60k a year write off against about $260k in NOI and 200k in cashflow on a $3MM deal.

It makes 30% of our cashflow tax free.

Very powerful but there is much more to it...
Different parts of the asset can be depreciated on different schedules.

We'll have a cost segregation study done to split up the depreciable lifespan of different parts of the building. The raw land can't be depreciated so you have to give that a value.
But other items can be depreciated on a quicker timeline. A roof, road, sidewalk, fencing, walls, gates, doors, latches, flooring, air conditioners, pavers, curbing, landscaping, etc.

The IRS has a depreciation schedule for each type. Some parts are 5 yrs. Others 15 years...
So you can depreciate a portion of the asset costs faster. Get the study done, get dollar amounts assigned to different parts and different schedules to front-load depreciation.

Now you can get 5 or 6% of the value as a deduction in the early years...

But wait... theres more.
Bonus depreciation allows you to deduct a certain percentage of cost in the first year an asset is put into service. Anything that is on a schedule of 15 years or less...

So the doors, sidewalks, HVAC, walls, latches, curbs, security, gates, etc.

A % of this stuff goes in Yr 1
For years 2015 through 2017, first-year bonus depreciation for these items was set at 50%. It was scheduled to go down to 40% in 2018 and 30% in 2019, 0% in 2020

But then Trump got elected and he enacted the Tax Cuts and Jobs act. Moving this percentage to 100% from 2017 to 2023
Its not uncommon to allocate 30% of an asset cost to items that can be depreciated on a 15 year or faster time frame.

So now 30% of your asset cost can be DEPRECIATED IN THE FIRST YEAR.
So back to our $3MM self storage facility we're buying in a few weeks.

The cost segregation study came back. 30% of the asset cost can be depreciated on a 15 yr or faster timeframe. This is 100% deductible THIS YEAR...
Take a quick break to remind you that I send out a newsletter with stuff just like this all the time. Signup here:

https://t.co/FEt1sBoSWS
30% of $3MM is $900k.

A $900k tax deduction. In year 1.

The facility will produce about $260k in NOI and $200k in free cashflow after interest expense.

So while $200k goes into the bank account the tax LOSS is $700k.

But wait there is more...
The Cares act made it so you can carry those losses back 5 years to income made from 2015 onward. You can also use the new depreciation guidelines to CATCH UP assets purchased in the last 3 years.

You can also carry these losses forward into eternity.
The passive losses can't offset active income (W2 income, etc) but they can offset gains from other real estate properties or passive income.

On these new properties we won't have a tax liability for 4+ years because of Bonus Depreciation...
We'll also get a huge tax shield on cash we are now making from the facility we built in 2017.

INSANITY.

This is how real estate owners, operators, developers make millions a year and pay 0 taxes.
There is a downside. If you sell your asset you have something called recapture. Your basis decreases in the asset as you depreciate it so you have more profits when you sell and thus a higher tax rate.

But if you've owned it longer than 12 months its taxed at capital gains...
Which is 15% vs 30-40% for standard income in higher brackets.

And you can do whats called a "like-kind exchange" (1031 exchange) which allows you to use the proceeds to buy a new asset and shield the taxes and push them further down the line.
Me? I'll never sell this $3MM facility so I won't have recapture. Yes depreciation will run out over time but we'll use the proceeds to buy more facilities and thus getting more bonus depreciation and shielding more taxes.

Powerful stuff.
A disclaimer - I'm not a CPA, this isn't advice, and I'm not a master at this stuff. I look forward to getting corrected wherever possible!
To get a quote on a cost seg study reach out to @1245consulting! He did all the cost segs on the 9 buildings we purchased over the past 2 yrs.

You can even cost seg your vacation homes or small rental properties and its often very cost-effective.

Thanks for following along!
Sorry this is a repeat thread. I’ve been releasing a lot of them so I’m going to re-post them from time to time so folks can get reminders or see them if they missed them!

Thoughts?

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Nick Huber
Nick Huber
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A thread on how to turn $100 into a lot more:

People are spending a lot of money on their homes right now. Its time to go get some of that money and help out some of these people.

Sound silly? Good.

It really is this simple sometimes.

Lets go 👇

Get on your computer and buy a web domain.

Get a freelancer (upwork or fiverr) to make you a logo/flyer and get $45 worth of flyers printed at your local print shop.

Buy a box of sidewalk chalk if you really want to grind and get gritty.

Go downtown with the sidewalk chalk and write “pressure washing and home cleaning 888-555-1234” as many times as you can in high traffic areas.

Go to a middle class or high end neighborhood and hand out flyers on porches and wherever else.

Get creative. You might get ran off but its low risk. Target those with dirty payment.

Your cell phone will start ringing. Book all of the jobs for Saturday.

Rent a power washer Saturday morning with the other $50 and go make $300 in one day.

Do the same thing the next weekend and then buy a power washer. Then put $200 into a website and nurture a Google My Business location.

Get reviews, upload photos, make it look nice. 50% of your biz will come through here.
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Nick Huber
Nick Huber
@sweatystartup
I got serious about Twitter on April 12th 2020.

Since that day:

I've raised $5MM and met with over 200 future investors in my real estate deals.

I've done $75k worth of consulting.

And I've met mentors and friends I'll carry with me for life.

What worked for me 👇👇👇

First of all I tried the mainstream advice and built my own blog, podcast, email list, YouTube. Spent 2 years. 500k downloads. Some success.

Got more value out of Twitter in 30 days.

If raising money or in business THIS is the platform.

Okay let’s go:

1. Stay on topic.

The most valuable folks here are here to learn. They curate their feed. They want business and to LEARN.

No fantasy football. No gifs. No pop culture. No one liner jokes.

Be an expert at what you do. Stay on brand.

2. No politics.

At all. Ever. It’s a great way to piss off (and say goodbye) to 1/2 the folks here.

Not everybody feels the way you do and the smartest folks don’t want your opinion. Nothing good comes of it. So avoid it.

3. Be incredibly open

Nobody will steal your ideas. Yes it’s uncomfortable and yes you’ll get challenged.

I shared my profit and loss statements on here. It led to discussions with many brilliant folks in the DMs and several folks who wanted to partner reaching out.
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Nick Huber
Nick Huber
@sweatystartup
If you're new to real estate twitter this is a must-read.

A thread on how most real estate folks structure deals with outside investors.

Most GPs utilize the "preferred equity" structure when they raise money from outside investors. They "syndicate" deals.

Here's the basics:

The person (or team of people) putting the deal together is the "sponsor". Also called general parter. Referred to on twitter as the GP.

They find the property, do all the work, hire the management company and take fees. They often co-sign debt and always secure the financing.

The investor is generally passive, doing no work and putting in cash. This is the "limited partner". Referred to on twitter as the LP.

They don't co-sign debt. They simply read reports and ask the sponsors questions and cash checks every month (if the deal is going well).

There are two equity classes.

"Preferred equity" belongs to the LPs. Cash talks, so this is a higher class of shares. They are first in the "capital stack" behind the debt (bank loan).

"Common equity" belongs to the sponsor. They are generally last in the capital stack.

Sponsors generally co-invest. That means they hold both equity classes. A 10% co-invest is standard.

That means the GP has skin in the game. His 10% co-invest makes him both an LP and a GP.
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Nick Huber
Nick Huber
@sweatystartup
I've been serious about personal development for 10+ years.

But not just reading...

I've put the concepts to work - we sold our business for 7 figures and built a real estate portfolio worth $100 million +.

Here are a few of my top takeaways:

20% of your customers will produce 80% of your profit.

20% of your customers will also produce 80% of your headache.

The sooner you learn THESE AREN'T THE SAME CUSTOMERS the sooner you can grow, scale AND experience less stress.

99% of people network all wrong.

With their hand out.

Help me. Do this for me. Introduce me. Me me me me!

It’s not about you!

The way to network well:

Get good at something. Put in the work. Add value everywhere you go. Then watch your network explode.

The 4 quadrants of time management concept changed my life.

Urgent + important is where stressed out owners spend their time.

Not urgent + important is where you add long term value to your company and your life. Its also the easiest area to push to the back-burner and ignore.

3 keys to hiring and managing great employees:

#1 Raise your prices (so you can afford them)

#2 Simplify the job so average employees can thrive (and killer employees can crush it)

#3 Give them praise in public (it means just as much as money)
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Nick Huber
Nick Huber
@sweatystartup
There is a lot of bad advice floating around online when it comes to real estate investing.

Time for a stiff drink and some stuff you might not want to hear.

A thread 👇

Most real estate influencers spend 99% of their time trying to sound smart.

They purposely make things too complicated.

When you do this for a while you can tell if a property is worth buying with a napkin and 30 seconds.

The problem with being a big real estate PE firm:

You need to do good deals year after year and deploy 10s or 100s of millions in capital.

It’s a hamster wheel making others wealthy.

The advantage of being you:

One building like this can change your life.


Buying real estate that doesn’t cashflow well because values have risen 10% / yr for 10 yrs while wages have risen 3% / yr for 10 yrs is very risky.

I don’t care how long your interest rate is “fixed” for.

Markets are cyclical. Trends change. Bankruptcy is real.

If you don’t know anyone with money and you have less than $250k of your own cash real estate isn’t the best way to make money.

Even a $500k property (like the one pictured above) requires $150k down and another $100k in cash reserves.
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While many Amazon warehouse workers in Europe have unionized, its brutalized, underpaid, routinely maimed US workforce remains tragically unorganized, thanks to the US's weak labor laws that make forming a union far harder than at any time since the Gilded Age.

1/


But all that may be about to change: 6000 warehouse workers in #BHM1, the massive Amazon warehouse in Bessemer, AL, will vote next month on a push to unionize under the

Amazon, like other tech giants, is absolutely reliant on building and maintaining a competitive advantage by exploiting technology to drive wages ever downward while ducking responsibility for harming workers.

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Big Tech is pants-wettingly afraid of unionization, and that goes double for any solidarity between high-paid tech workers and misclassified/outsourced warehouse workers and other "unskilled" laborers.

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Amazon has gone so far as to hire the Pinkertons, renowned as some of history's most violent anti-worker terrorists, to bust unionization drives in its
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Time for #PapersThatMakeYouGoHmmm! A weekly summary of new ML papers from arXiv that make me think one or more of:

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Below are some of the most interesting business stories I came across in 2020.

P. S The list is not exhaustive.

1) PSG unbundled it's 28.1% ownership of Capitec.

2) MTN sold a minority stake in Jumia Technologies for R2.3-billion.

3) Dischem has completed the acquisition of Medicare Health for R282million

4) TFG bought 381 Jet stores from Edcon for R480m.

5) Capitec entered into a partnership with SA Home Loans to offer home loans.

6) Food Lover’s Market has started closing outlets in Zambia.

7) Sasol sold 50% of the "base chemicals division" at Lake Charles which equates to ~25% of total Lake Charles project. Sasol will still retain around ~75% of the total Lake Charles Chemical Project.

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10) The Competition Commission approved Nimble Fund 1’s intention to acquire Edcon Book Debts.

11) Greg Maloka has decided to resign from Kaya.

12) Ethos Private Equity has won a contract with Ninety One to take on an advisory contract for Ninety One's Africa Private Equity funds.

Ninety One will maintain control and oversight of the portfolio, while Ethos will manage the assets

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The wealthiest person I know prints millions out of thin air in the real estate business.

This is what he does...

A thread.

He finds a distressed retail plaza. Let's say 50% of the space isn't leased.

On a 300,000 sf plaza that might mean 150k square feet is vacant.

If asking rent is $8 per square foot per year, that means the building has a "potential revenue" figure of of $2.4MM.

So in this retail center 50% is leased and 50% is vacant. So the actual revenue, right now, is $1.2MM.

Most retail leases are whats called "Triple Net" or "NNN". This means the tenant pays the taxes, insurance, maintenance and CAM (common area maintenance).

They basically pay all of the landlord's expenses (except debt service on any loans he/she has, of course).

Commercial properties are valued based on something called a "cap rate".

The equation is:

net operating income / (cap rate) = value

The cap rate is a %.

Think about it as the return on your money, annually, as a percentage, you spent to buy a property.
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It is hard to build a profitable internet business at scale in India, but not impossible. Let me talk about ixigo's FY2020 performance. But first, the back story (with @rajnishkumar)

It was 2016. We had 3 Million MAUs (mostly organic) and were getting closer to 20 crores annual revenue. We were trying to raise money because we had just 12 months of burn left in the bank.

Out of many conversations, I remember one with a VC in our office who asked us our CAC-LTV ratio. TBH, we didn't track it in those days because we always made money on the first transaction itself and didn't spend a lot on customer acquisition, but I remember the look we got !

Yet another one gave us advice - "Look it's been 10 years since launch, travel is done and dusted, why don't you guys try doing something else". We felt dejected for a bit but went back to work the next day - not the first or last time we would face rejections.

I met @shaileshlakhani (after many years) at an Unpluggd event in Bengaluru in early 2016, and we sat down to chat about ixigo. He was the first investor we met in a long time who saw us not for who we were but for who we could become.
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Speech Delay is most common in children nowadays

In ancient times, our grandparents used to follow typical natural way of caring the needs of a child. All they used were more of natural products than chemical based for the growth of child.


One of major step followed was to feed Gurbach Jadd/ Vasa Kommu/ Acorus Calamus for initiating good speech ability in a child. This stem was needed to babies on Tuesdays and Sundays in mother's milk.

Vasa is feed to baby after the 1st bath on 12th day in week. Weekly only thrice it is fed and named as :

Budhwar - Budhi Vasa
Mangalwar - Vaak Vasa
Ravi Vaar - Aayush Vasa

This stem is burnt and rubbed against the grinding stone in mother's milk or warm water to get a paste


The procedure to make it is in the link

https://t.co/uo4sGp7mUm

It should not be given daily to the child. Other main benefits are

1. It clears the phlegm in child's throat caused due to continuous milk intake. It clears the tracts and breathing is effortless.
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For children who haven't got their speech and is delayed than usual should feed this vasa on these days in week atleast for 6months. Don't get carried away with this dialogue
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In regards to the #CapitolCoup, I’m in a unique position. I monitored forums ahead of time and then was present for the coup itself.

These are my observations based on what I saw and the evidence that’s been collected so far. I reserve the right to adjust my analysis as needed.

Let’s talk about the organization of the coup first. Seeing some people insist that the coup must have been highly planned and coordinated.

Yes and no. This was a #StochasticCoup. We’ll see little evidence of direct communication between Trump and the insurrectionists.

Within the insurrectionists, there was not one group that executed the storming of the Capitol.

Rather, there were a number of smaller groups working independently towards the same goal. I expect you’ll see little evidence that these various groups communicated with each other.

What you will see is detailed planning and coordination within these small groups.

Then there were the joyriders, those Trump supporters who weren’t directly involved in any plotting but who were more than happy to go along for the ride once the coup was in motion.

After four years, the insurrectionists were carefully attuned to Trump’s messaging.

Every tweet and statement of his was treated as marching orders and carefully dissected for meaning.

It’s why shutting down Trump’s Twitter account was so important.
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