All Forum Posts by: Ryan Field

Hey guys thanks for the valuable pointers. I have a few years to mull this over. The core issue I guess is the high transaction costs to buy/sell SFH, even if I can defer the tax, I'm still looking at a few hundred thousand just to 1031. Sounds like I need to do a bit more research on the entities that Dave mentioned.

@Andrew Johnson yes I think both of those assumptions would be a factor for any approach. If values sink, rents would follow and we'd all be donezo.

@Dan Schwartz you caused me to run a few scenarios (probably should have before posting) but the lower appreciation options don't look much worse for ROIC...guess I'm stuck with that 8-9% transaction cost no matter what.

@Dave Foster I hadn't considered those options before because I associate them with partnership risk or low diversity, but I think I'll do some more research to see if I could get comfortable. Thanks!

@Kyle McCorkel yes, it's definitely a higher-risk approach. I'm considering it because the 11% cost to exchange is pretty steep.

@Dave Foster what are these passive cash flow vehicles that you can 1031 into?

Since '13 I've been executing a plan to invest in appreciating properties and then 1031 those to cash flow properties for early retirement. Wondering if it's a feasible option to keep the appreciation properties and just live on a cycle of cash-out refis -- just take cash out at a slower rate than the appreciation and deferred tax liability. Has anyone done something like this?

I have two separate properties which I financed with VA loans and converted to rentals after living in them as primary residences. Between the two, I used up 100% of my entitlement. Eventually I'd like to do a conventional refi for the two rental properties and apply for the one-time restoration of entitlement. The language for restoration of entitlement assumes that the previous entitlement was used on a single purchase. Does anyone have experience requesting a restoration when there were multiple properties financed with the primary entitlement?