Saturday, 14 March 2015

Should you invest in Calgary right now? Yes and No

By: Mark Frentz
www.akerahomes.com
mfrentz@akerahomes.com

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Current Market

Calgary's house prices have been rising and people have been excited! Even will low oil prices it seems Calgary may see a decent up trending market in 2015 (though it may be too early to tell and it will be interesting to see how the spring market plays out). Since our market low in 2010 we have steadily seen an uptrend and as the market has trended, so too have average people jumped on the band wagon of purchasing real estate in Calgary. I want to make two basic points in my post today: 1) Anytime is a good time to invest in real estate if you know what you are doing and how to analyze a good vs. a bad deal and 2) Generally speaking the best time to purchase is not once the market has been trending up for 5 years!

When is The Best Time?

I have heard many wealthy people, including Warren Buffet, make statements along the lines of: 'When people are greedy, it's time to be scared and when people are scared, it's time to be greedy'. I'm pretty sure this idea has been one that many wealthy people in the past few hundred years have had in their minds when they invest. So... when is the best time to invest in real estate in Calgary (or anywhere else)? The answer is when the market has tanked and everyone in a city or country is talking about real estate in negative terms (2008-2009 in many US cities is a perfect example). The best time to invest in Calgary; the time when it was easier to maximize many aspects of real estate investing, was 2009-2010. During that time a person could negotiate a great deal on a property because there were more sellers of real estate than buyers of real estate (supply and demand is always at work).

Having made that statement, I also want to encourage anyone interested in real estate investing by my next statement: The best time to invest in real estate is NOW! As long as a deal qualifies as a legitimate investment (Cash flows after ALL expenses both short and long term are accounted for) a person will have a sound investment no matter at what point in the market that investment is purchased.

When is The Worst Time?

The absolute worst time to purchase real estate as an investment is when the deal doesn't make sense. Period! That's all there is to it. When does a deal not make sense? When it puts you at risk of losing the property. That usually means the investment doesn't cash flow, but there are other factors. Even a cash flow negative property will often create a lot of wealth for a person long term if they can cover the costs of the property for the first 5-7 years, but I would never in a million years encourage someone to get into a situation like that.

My Advice

On one hand I would advise most people getting into Calgary real estate not to invest right now unless it cash flows $200 after ALL expenses. I would advise you to learn and educate yourself and set yourself up for the next hit on the market. This may be in 3 years and may be in 10 years, but if you are wise and save up a lot to invest and improve your credit, you will be well situated to maximize that money in low risk investing. If you don't know a lot about real estate investing start asking people who have been in the business for some time. Most investors I know who do well in the business will gladly give some of their time to a new investor to guide them along over a coffee meeting. People who are the most successful tend to also be the most willing to help others out. When in doubt, fill out a contact form for me to contact you and I would be happy to discuss these and other investing ideas with you.




Here's to your future of risk-averse investing!

If you would like to learn more about investing in real estate please contact me at the email address listed at the beginning of this article or go to my website at: www.akerahomes.com/investing-in-real-estate.html

Monday, 2 March 2015

4th Dimension Revisited: How Real Estate Saves You Tax Money

By: Mark Frentz
www.akerahomes.com
mfrentz@akerahomes.com

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Our Biggest Expense in Life!

I often ask people what the biggest expense in life is. I hear different answers, but the most frequent I hear is 'my mortgage'. While mortgages are significant, they pale in comparison to what the average person pays in taxes. I'd like to prove this to you really quickly and easily:

Say, for an example, that you earn the Canadian average of $74,540 (2012 numbers) each year and somehow you are able to find a way to save up enough on that income to purchase a house worth $409,708 (April 2014 numbers). Say you live in Alberta which is right around the middle of the pack for provincial taxes of all provinces (See below for the numbers I used). Each year from the age of 25 to retirement at 65 you would be paying $20,723.73 in taxes. In those 40 working years you would pay about $828,949.2 in taxes. In that same time, with a 25 year mortgage at 3% interest you would have paid a total of $553,721.28 to the bank. Even if interest rates rose and you paid an average of 5% over those 25 years, the total would still be only $682,606.97! I haven't even taken into account that the average person lives until they are 80-85 years old, which means there are another 15-20 years of taxes to think about (even more if you earned money before the age of 25). When including these extra years of paying taxes, the average person could easily pay more than $1 million dollars in taxes to the government, which is almost double what they may pay in mortgage payments.

Is It Even Possible To Become Wealthy?

It is, but not if you pay every dollar of tax to the government that you are able to. One major factor that allows people to become wealthy is by lowering the amount they pay in taxes. I have said many times to many people that real estate is the most tax advantaged investment class in North America offered to the average individual and I would like to prove that point. You can save money in taxes with real estate investments in at least 5 ways!

1. Depreciation: I've discussed this before and you can refer to that earlier post in order to learn more about this. This isn't the biggest way you save money, but you have the choice about when to use this advantage. You can use it early in your investment and use the savings to reinvest, or you can wait until retirement and save the taxes on the back end when you want more income in your pocket.

2. Increase in net worth: As the property you own increases in value over time (let's use an example of 30 years) you are not taxed on that increase in value! While this is an incredible way to build net worth... many other investments are similar (the stock market, mutual funds, precious metals)... You don't pay tax until you liquidate the invested money. The beauty, as I hope you will soon see, is that you never have to sell your real estate to use most of the money in it.

3. Throughout the time you are paying down the mortgage you can save money in taxes on the amount of interest you pay each year to the bank! Make sure you keep this in mind because it makes a big difference. On a $300,000 mortgage paid off over 25 years, you will pay at the very least around $127,000 in interest to the bank. If interest rates rise this number would be much higher. Can you imagine the difference that makes to your income? I will let you do the math on how much money you are saving by writing off that expense.

4. When you take money out of the property you can save taxes again... And this is where real estate can be so much better than other investments! If the income you receive from rent isn't enough to live on and you want more, you can take out a home equity line of credit (HELOC). When you do this the money you receive is absolutely tax free! In other words, if my real estate portfolio is worth $1 million, I would potentially take $650,000 out of it to live on or spend or reinvest or give to my favorite pet and I would not pay $1 of taxes on that $650,000 that year. Do you realize what this means for people? If this doesn't blow your mind you either already know this or I haven't explained just how incredible it is.

5. If you do take equity out of your property in the form of a HELOC you will be paying interest on that loan. This means that you can write off the interest you are paying on the $650,000 and save on taxes once again! I'm getting so excited writing this out that I'm bouncing! Every time I explain this I get this excited because of what it means to the average person who pays a ton of money to the government in taxes each and every year of life where you make money in almost any way.

6. Here is the bonus way to save on taxes... When you die and you pass the property you own to your children, they don't have to pay taxes on it either! I will most likely discuss this in a future blog post, but if the real estate is placed in a trust, that trust doesn't die with you... if lives on and therefore your children would not have to pay taxes on the real estate either (this is the time when some wealthy individuals lose the most... when they pass their inheritance to their children). I would advise you to talk to a lawyer specializing in retirements and finances if you want to look into this idea further. 

Summary

Alright, so I've gone over the potential ways that any person who owns cash flowing property can save on taxes, but what difference does it make? I would like to provide one simple thought here. I live in Calgary where real estate has increased in value substantially over the last 12 years. What if the only difference all of the information I provide you with in this post gives you the ability to purchase just one more property for your portfolio? In Calgary, if someone has already paid off their mortgage, they should be making at least $2,000 in income each and every month with a normal suited house in an area where it makes sense to own real estate. What difference would $2,000 each month make to your retirement? What if you were able to purchase 2-3 rental properties with the information you just read? Dream big! Just 3 rental properties owned without any mortgage in retirement can easily outpace some of the best pension plans out there (and you could still use any equity in the property for anything else you want/need in retirement).

Last Comments

If you decide real estate is something you would like to invest in, please contact me through my website: www.akerahomes.com. I love teaching people how to become excited about their retirements and currently do not charge even $1 for the help I give people when I sit down with them and discuss their retirement goals. This may change if too many people start calling me, but as of now it is simply my passion to help more people retire the way they desire to after working for decades.

If you ever decide to invest in real estate I highly recommend you speak with a real estate investment lawyer and a real estate investment accountant. Both of these professionals should own a substantial amount of real estate themselves to be able to advise you with any wisdom. Most lawyers and accountants understand very little about real estate investing (even though many will understand some of the basics), which isn't a problem. You need to be aware that people who specialize in real estate investing will be able to help you in many more ways than someone who also helps people with divorces or suing their neighbor for whatever reason. Always work with a specialist!

* Residents of Alberta a flat 10% tax rate no matter how much they earn. Everyone in Canada also pays 15% on the first $44,701 and 22% on the next $44,700.


Here's to your future of risk-averse investing!

If you would like to learn more about investing in real estate please contact me at the email address listed at the beginning of this article or go to my website at: www.akerahomes.com/investing-in-real-estate.html

Sunday, 1 March 2015

Why we give our kids an allowance

By: Mark Frentz
www.akerahomes.com
mfrentz@akerahomes.com

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How My Wife and I Manage our Children's Allowance

We have two children. My daughter is almost 6 and my son is almost 4. My wife and I have been thinking about how to teach our children about money for quite a few years (basically as soon as my daughter was born) and have read a ton about other parents' ideas on the subject. I'm presenting the basics of how we do this with the hope that it may help other parents think about money. One reason for doing this is that someone close to me recently asked how we do things so they can think about it and develop their own system that fits their goals. We receive next to no financial education on this planet in school. I have met many accountants, doctors, business owners, and those with advanced degrees in finances who know next to nothing about the basics of managing money. Most of us learn about finances from our parents. Think about your parents for a moment and ask yourself: "What did my parents teach me about money, budgeting, saving, investing, and spending?"

Our Purpose

It is fundamental the you think about what you are attempting to teach your children in how you dole out an allowance. Our primary purpose in giving allowance is teaching money management up to the age of 18 so that our children are able to manage money for the rest of their lives. We want to teach our children how to budget, delayed gratification, a generous spirit, bookkeeping, and a foundation for investing right from the beginning.

Our primary purpose in having an allowance IS NOT to teach our children about household chores, obedience, or rewarding or punishing them for anything. This is an important point! We give out the allowance each week regardless of their obedience because we teach the importance of obedience in other ways. We have three stages to how we are going to give out allowances. The first stage is simply money management, the second is beginning to understand how to generate their own money, the third is focused on facilitating independence with money management.

Age 5-9

During this stage we simply want our kids to learn what to do with money when they have it and explore what that means as well as teach delayed gratification and documentation for money. The way we do this is by giving them a dollar per for how old they are; we give our 5 year old 5 dollars per week and will soon be giving her 6 per week (when she reaches her sixth birthday). We have decided that money should be separated into 4 categories (in order of importance):

1. Giving to others in need (generosity) = 20%
     -This is for gifts. That's it. For people who need something, our daughter always has money handy.
2. Investing (paying yourself first) = 25%
     -She recently purchased a portion of her uncle's new property purchase ($20 worth). She will be able to track, and therefore learn about, various investments in mutual funds, stocks, bonds, real estate, businesses, GICs, and even precious metals or money market accounts if she desires to in the future. As she tracks these investments over 10-13 years she will begin to understand how they work and what she desires to invest in for the future.
3. Saving (delayed gratification) = 45%
     -Simply delayed gratification. As long as it'll take more than 3-6 months to earn enough for something we are ok with whatever she chooses. Right now she is saving up for a horse! We've told her it may take until she is a late teenager and she is fine with that. She talks about it all the time. Can you imagine the impact this will have on her when she finally purchases that horse! She learns that she can afford almost anything if she is willing to sacrifice for it. She can realize these desires even faster if she finds other ways to generate cash.
4. Pocket money (for enjoyment) = 10%
     -She can spend this, literally, on anything she wants. So far it is Lego (she has to save up for a couple of months just for the basic sets). If she purchases candy my wife and I reserve the right to facilitate her consumption of that candy by regulating how long it takes:)

These percentages will likely change as time goes by and that's fine. We have criteria for each category and each time our daughter is given her allowance or spends anything she writes it in a ledger with our help. She delights in the ledger book that is only for herself and we opened a bank account in her name that she was super excited about as well (when she turned 5).

For us, if our daughter is punished by not receiving an allowance it is robbing her of the opportunity to learn about money. We aren't giving her money in order to teach her obedience. We are giving her money to teach her about money. We've decided it is counterproductive to not give her money because it steals from her education at this point in time.

Age 10-14

At this time we will give $10/week but not give more as our children age. When they hit 11 years old, they will still be receiving $10/week and we will begin to teach our children how to generate money in other ways. We haven't completely decided the exact ways, but this will most likely not be tied to common household chores. Our kids are expected to do common household chores along with us because that's what is needed to have a family function properly. There is a chance, however, that if they want to help with things outside of normal chores that add value to our lives in some way that we could pay them. For example, if they are creative enough to wash our cars for us, build something useful for our family or house, or take on someone else's chore in return for some money... I'm comfortable with that. In my opinion my kids will be learning to think of new ways to generate income.

Our daughter has already begun thinking in these ways. She goes around the neighborhood and asks people if they want her to pick the apples off their trees in late summer. This helps the neighbors because the apples don't rot on the ground. My daughter then sells these apples to others in our community by offering them hand picked, tree ripened apples for less than people can purchase in a store. The beauty of this is that our daughter is helping various groups of people and bringing value and receiving compensation for that value (which is the most basic concept of good business). Hopefully we will be able to teach her how to scale this business as time goes by so that she learns even more! This past year my wife and son helped her pick and sell the apples. After she put all the money she made into the 4 categories we have, she used the giving and pocket portion of what she made to buy gifts for my wife and daughter. She learned that when people help you in business it is fun to say thank you out of the profits (again, a key good business concept of paying your employees). It is our hope that our daughter continues to learn these lessons when she is in the 10-14 year old range.

Age 15-18

At this age we have a choice to continue to giving some kind of allowance for specific reasons: see the note below or simply allow and expect them to make their own money in their own ways. At the moment I lean toward giving them an allowance for specific items they need to learn to manage, help them learn to work within a budget in order to reach their short and long term goals, and help them learn to start their own businesses and make money on their own. If they choose to be an employee somewhere on a part time basis, I'm alright with that as well. One of the great lessons they can learn about money management is that if they are an employee they most likely will need to settle for smaller dreams or simply not reach their dreams and goals. The hope at this stage is to both allow our kids to learn on their own and be prepared for leaving the home (from a financial standpoint) as well as to discover their passions and do what they enjoy doing (or, alternatively, to discover what they really don't like doing so that they make choices not to continue on those paths of making money).


Note: Regardless of our childrens' age, we still expect them to divide their money into appropriate categories that we come up with together. We are open to discussing these allocations with them if they bring up valid arguments. At later ages we may introduce other categories (education, clothing, basic necessities) and set the basic allowance we give them to be used for these categories in the way our kids choose. If they want to buy one pair of expensive jeans and have only one pair, that's fine. If they choose to shop at a second hand store and have more clothing, that's also fine. We could also simply give them a greater amount of allowance in certain categories for this purpose; ie.$10/month on clothing to be used as they see fit.Another idea we have for the future is to eventually begin handing over some of the grocery shopping to our kids with a budget and the expectation that they shop for the groceries and cook a meal each week and see how far their money goes. I'm positive we will have hiccups along the way. I actually welcome these hiccups and difficulties because each one of them offers an opportunity for learning and growth.

Summary

It has been a delight to watch our daughter learn about money thus far. She has quite a bit of control for a 5 year old, and yet consistently makes fantastic choices with her money (she loves helping other people out and dreaming about the horse she wants to own one day). I believe one mistake parents can make is to give your kids money without teaching them. Another is to base the gift on attitude or behavior in any way where they now have the option (through their attitude) of not learning about money. My belief is that as long as my wife and I spend time on the purposes for the allowance and we adequately plan to accomplish those purposes, our kids will learn what we desire to teach them. The biggest mistake a person can make in finances or life in general is not to think about their purpose for the actions they choose to take. I'll end with a great quote I'm sure you have heard from an individual who understood life on many levels:

"By failing to prepare, you are preparing to fail" - Benjamin Franklin



Here's to your future of risk-averse investing!

If you would like to learn more about investing in real estate please contact me at the email address listed at the beginning of this article or go to my website at: www.akerahomes.com/investing-in-real-estate.html