All Forum Posts by: Robert Hetsler

Dr. Hetsler, as a Qualified Intermediary and the founder of Qualified Intermediary Capital Advisors focuses exclusively on 1031 Exchanges and handles them for a flat fee of $675.00 with several offices across the country but the primary ones being in Florida, California, Texas and New Jersey.  We are licensed in the States that require licensing and carry the required insurance and bond coverage that each state requires and have never had a claim against our insurance.  We have been providing such services for over 12 years. Dr. Hetsler, the Qualified Intermediary, in addition to being a licensed CPA, having a law degree, being a Certified Business Valuator, Forensic Accountant, Expert witness in several state courts and several other national designations, he is also a licensed real-estate agent which allows him to receive referral commission to those clients that need assistance in identifying and purchasing real estate nationwide as and for replacement property.  This benefits the 1031 Exchange clients in that if they utilize an agent in Dr. Hetsler's preferred network (only allowing 3 per category in each city-2 categories per City-Residential and Commercial-a one hour webinar and 20 question multiple choice test taken at agents office at their convenience at no charge-Just must be willing to pay between 15-25% referral commission of preferred agents portion on any deals that actually close-launches January 15, 2015-sign up here if you have any interest and then as we get closer you will receive information on one hour class and multiple choice test), which includes at a minimum of one in every city within the United States, they also receive a financial benefit in a rebate at the closing that, depending on the value of the property being purchased could be as much as the entire amount paid for the qualified intermediary company fee paid for the 1031 Exchange.

It is ironic because I was just having some issues with my signature line because I noticed posted a reply and in my signature line all of my credentials of Law degree, CPA, and several others have been removed unilaterally and they were removed under my company description  as well.  lets be honest, the only reason I keep these around and pay thousands of dollars annually for continuing education is to gain that additional layer of credibility.  Bottom line is they are important and they do serve a purpose and they are all verifiable except the only licenses they allow me (not sure if it is the same with everyone) is a real estate license or mortgage license.  While I keep a Realtor license, my core business is 1031 exchanges and I only keep the real estate license is to legally collection commissions because I refer out so much work in all 50 states. Anyone have any ideas on how that might be happening?

@DavidFoster is correct. And at the end of the day if you looking for ways to pull money out of the property there are methods now that will allow you to get a no document, non recourse loan as high as high 60% LTV. That way you, you can pull some money out about 6 months post closing, under the terms discussed above, and continue to grow your portfolio. Many ways to get there, just depends on your goals. I have done a few transactions like that personally in both the residential space but primarily in the self storage space.

Partnerships are never the ideal situation for a 1031 exchange because the taxpayer (partnership or you each as, tenants in common, depending on how you structure it) receives the benefit of the exchange.  The complication in 1031 exchanges that I see often  exists because the legal entity is a partnership at the time of purchase because then the  partnership has to engage in the 1031 exchange in order to qualify which is not always a pleasant situation.   If you have not already purchased the initial property I would certainly have serious discussions with your partner and possibly legal counsel to understand the full ramifications of partnerships and 1031 exchange  because they certainly cannot all be addressed in a single post.   Just know that, in my personal opinion, partnerships are one of the most highly conflicted areas with respect to 1031 exchanges. I believe there are certainly some other options worth discussion before you jump right into a partnership purchase and make sure if that is the route you go that the partnership agreement addresses this situation.   The good news is that you are thinking ahead and often times that is not the case so good for you 

well have 2 back up plans and give yourself as much time as you can as well as work with an agent who understands 1031's and the urgencies.  I would have a plan B market or they have a couple of failsafe options that you can name during the identification peiord if you really find yourself with no where to go.  That way you, at least know you can avoid the taxes.  But best thing truly is to spend all waking hours you can on realtor.com or somewhere looking for stuff and have agents searching for you.  If you get in with the right realtors they will have access to off market stuff.   There are also turnkey companies (I have no expierence with them at all) but they have solutions and inventory.  Bottom line, is just keep pushing it and set yourself up on realtor.com to receive new listing or modified listings so you give yourself a better chance of seeing what is out there.  If you have cash, that speaks volumes.  Also, make sure you know the rules on 1031 exchanges if you have a mortgage that you are paying off on the property you selling should that be the case.  There are a lot of resources on the internet that provide ways to get access to property.  If you are a member of linkedin, join the investor groups and I have found some people get me access or introduce me to off market properties that not only fit the exchange but also made me a lot of money. 

Final and most important point, surround youself with people who are very knowledgeable and look at for your interest becasuse I have found in life that most things can be accomplished if creative thinking is done but most important planning ahead and that might, depending on your level of expertise, mean you need to find a few investors or CPAs, or investor groups to hook up with.

I am investor and every true investor I have met, actually loves helping people succeed. 

if the entire place is owner occur then the answer is a clear no

yes but you need to come up with a reasonable allocation as to how much is personal and how much is business to split the two amounts to equal the one purchase price.  Square footage is often used but if there is a lot of land or beach front view on the tenants view you can reasonably assign more value to them.  There are a lot more details but that is the general idea

You could do an llc taxed as an s corp as that is my preference if it is me and I. The cost of setting it is up is not really much but if you are looking at one house, then just get an umbrella policy and they should project you based what I have read so far. If this turns out to be more of a business, then definitely set up some legal entity

You should have a self directed Ira that will allow you to stock away More money annually and there are a few companies I've seen on this site that provide that service. I do not provide that service and I would be happy to pass a name along but you need to send me a private note because I do not think the rules allow us to recommend Someone publicly

I receive a significant amount of inbound calls looking for the multiple different services I provide and a large part of it is real estate related and the other portion is financial related. I need an administrative assistant whose primary job would be to speak with confidence on with incoming warm leads whether they are real estate investors or financial investors as we provide ancillary services to both. I need someone motivated to do sell the income telephone calls, the incoming online chats, the incoming emails and the upsell the existing clients. Further, you would need you to be very computer savvy as we utilize infusionsoft as our marketing software and we need o improve all of our automated systems. There are several ways to monetize each client and many of those ways are recurring in nature so I am looking for someone in Jacksonville Florida to work out of my office because this job will require you work to be primarily from the office. I also own www.luxuryhomesjacksonville.net as well as an SEO/website development company so I am starting to promote that and secure many new individuals. I just received a referral for to list a 4.5 million dollar home and need someone to help as I do not like to handle listings or showings so having someone that is an agent would be ideal as there is money to be made just off that one site and there are three other key sites that provide key sources of income as well. There is a lot going on as well as assistance with the management of my three self-storage facilities, self-service carwash, 6 condo rental properties, and multiple commercial and residential raw land opportunities. The highest volume business is www.qdronow.com where we prepare nationwide the orders for divorce retirement division orders and I have an agreement with Charles Schwab to handle all the rollover referrals and with my licenses I can collect recurring commissions, recurring property insurance, life insurance, commercial loans, referral commissions to real estate agents for my 1031 companies and so many more things. There are countless opportunities to earn a respectable income and if you are new to the business, learn a lot about the business as well.