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All Forum Posts by: Zorya Belanger

Zorya Belanger has started 0 posts and replied 280 times.

Post: Anyone heard of WealthGenius Coaching Program (Alfonso Cuadra)

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195
Quote from @Harry Ji:
Quote from @Amit Garg:

Thanks @Zorya Belanger for your response. This is really helpful. Yeah, let's connect over a call. Please dm me what works best for you. I have sent you a connection request too.

I'm curious too - what did you end up doing?

Post: New member in Vancouver, BC seeking Alberta

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195
Quote from @Rob Daloise:
Zorya,

Would you mind explaining what "cmhc changes discouraging value-add multifamily." means?  I'm not certain what changes you are referring to and how they discourage value-add multifamily investment.

Thanks in advance!
Rob
Sure, recently in order to stop “renovictions” they have implemented new rules that say that you have to be with an approved lender for 24 months (during which period you can not do significant renovations) before you can refinance with CMHC. Those who got a bridge loan with an unapproved lender or private money suddenly are stuck and would need to refinance with an approved lender and then hold for two years and then refinance with CMHC. It’s really put a lot of people in a difficult situation and many are selling. There’s been suddenly a lot more multifamily inventory on the market. 

Post: Buying property in the US as a Canadian

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195
Quote from @Patrick Hache:
Quote from @Zorya Belanger:

Definitely NOT the same. Overall it’s harder, but probably worth the effort to get better returns. Are you thinking of buying residential or multifamily? My Canadian partners and I bought a Class B 144 unit in Houston, Texas for 77k/door and we’re actively looking for another similar deal. Either way I recommend listening to all the episodes of Glen Sutherland’s podcast “A Canadian investing in the US”

Hey Zorya! At the moment, I'm open to either residential or multifamily. If the numbers work, the numbers work. At 77k/door, what are they renting for? I will definitely take a look at Glen Sutherland's podcast. Thanks for the input!  

 Average rent is about $1000/mo

Post: Buying property in the US as a Canadian

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195

Definitely NOT the same. Overall it’s harder, but probably worth the effort to get better returns. Are you thinking of buying residential or multifamily? My Canadian partners and I bought a Class B 144 unit in Houston, Texas for 77k/door and we’re actively looking for another similar deal. Either way I recommend listening to all the episodes of Glen Sutherland’s podcast “A Canadian investing in the US”

Post: New member in Vancouver, BC seeking Alberta

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195
Quote from @Taimur Khan:
Quote from @Theresa Harris:

I know prices in both Edmonton and Calgary went down a lot a few years ago (8?).  They have gone up again recently.  I'm further south in Lethbridge and our market is quite different.  Prices here have been stable for the last 10 years and have only started to go up recently.  Location is important-both the city and the area in the city.


 True, the lack of real cap gains thus far is not appetizing. What drives Lethbridge RE pricing?

Just another perspective from a born & raised Edmontonian and investor. Since we’ve had so little appreciation these past 9 years, that to me means that we have catching up to do. I believe you’re on track in saying that city as a whole is undervalued. I expect there to be appreciation as more people and investors move in from unaffordable places in the country. This is the time to get in before the wave, that will happen if/when interest rates come down. 

when are you in Edmonton? 

there’s a big difference in financing options and rules between buying a 4plex and a 5+ unit building, as 4 is residential and 5+ is commercial. 

Edmonton is experiencing a shift of people moving into new build and infill due to recent zoning bylaw changes that encourage infill and the cmhc changes discouraging value-add multifamily. 

Where the opportunity may be is picking up a property that someone improved but can’t refinance because of the sudden rule changes and now needs to sell. 

Post: Successful Landlords, how do you ro it?

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195
Quote from @Lisa Munroe:

Hello, 

I am new to this but want to be successful.  I bought a Multi Unit (not long ago )  that's fully occupied but seem to come with one bad tenants. All this is hearsay at this point but want to know what others do in situations like these. Smoking in unit, Police has been called.  Nothing documented since this happened just before possession. It is a month to month lease.  What are the rules? Do you give notice and say once lease is up can't renew & hopefully they pack and move out?

Any tips on how to deal with tenants is appreciated   Ofcourse,  I am in Canada where laws seem to favour tenants.  I know of successful Landlords though so,  it is about doing it right & screening them correctly. 

Please share away. Appreciate all the Inputs. 

Hi Rosalia, sorry to hear that you have a difficult tenant. What province are you in? Every province has their own rules of what you can and cannot do. Unfortunately places like Ontario annd BC are more tenant friendly than where I am in Alberta. All of Canada is not the same.

Post: Monthly Investor Meetup

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195
Quote from @Holly Brown:

HI @Daniel Baran. Welcome to Houston! Yes, this meetup normally happens the last Wednesday of every month at Astral Brewing. Given the next two are going to be right around the holidays, I am considering hosting one in early December. We do have a short sale class for investors on January 10 that will be at Total Wine in the Heights. 

If you DM me your email address or phone number, we email/text everyone when events are happening (no spam or marketing, etc) and then have a Facebook group that I can share the link to if you'd like. We also have another list that shares deal pro formas if you are looking to invest in the Houston area. No spam on that either, just deals when we see them. 


Hi Holly, I’m interested too. Hopefully you have one last Wednesday of Nov. as I’ll be able to attend! I’ll send you my info. Thanks. 

Post: Canadian Capital Partner for flips & investments - how to structure?!

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195

Canadian here! LLC's a treated differently in Canada than the US, which causes problems. Long story short, it's much better for your Canadian partner if you use an LP.

I did a quick search about it and found more details:

US LLCS CAUSE CANADIAN TAX PROBLEMS

BY POLARIS TAX COUNSEL | SEP 8, 2021 | CROSS-BORDER TAX, TECHNICAL ARTICLES

The limited liability company ("LLC") is a very common US business entity that unfortunately can cause Canadian tax problems for its owners. These problems primarily arise from a fundamental difference in how many LLCs are taxed in the US and Canada. For a Canadian corporate or individual taxpayer who owns an interest in an LLC, there are a few possible strategies to improve the situation.

1. Differing Tax Treatment of LLCs

In the US, LLCs are by default taxed as flow-through entities, meaning that every dollar earned by the LLC is treated as if it were earned directly by the owners. Note that some LLC choose to be taxed differently (see suggestion B below), but this post solely discusses LLCs treated as flow-through entities.

By contrast, Canada considers all LLCs to be taxable corporations rather than a flow-throughs. That means that Canada considers the LLC itself to earn income, while the owners don't have to pay tax until the LLC actually pays a cash distribution.

2. Common Problems

The disconnect between the two countries' treatment of the same entity creates ugly tax results. Canadian individual and corporate taxpayers who own LLCs can wind up with total tax rates in excess of 70% on income earned by the LLC and 50% on capital gains once all cash is in the hands of the individual owner. Those rates are well in excess of the highest Canadian tax bracket.

The technical reasons for the very tax rates will differ depending on the exact circumstances but may include:

  • Income from an LLC can be taxed twice to the owner—once in the US and once in Canada.
    • US tax is owed when income is earned, while Canadian tax isn’t owed until cash is distributed. This means US and Canadian tax may be owed in different years, and the owner may not be able to offset tax paid to one country against the tax liability in the other country.
    • Even if the tax arises in the same year, Canada will generally not provide a foreign tax credit for the full amount of US tax paid.
  • If the LLC sells assets and then pays the sale proceeds to its Canadian owner, the owner would be taxed on the full sale price rather than just the gain. This can result in the Canadian taxpayer owing over 50% tax on the return of capital invested in the LLC.
  • An LLC may owe Canadian corporate tax if it is managed from Canada.
  • A Canadian taxpayer who owns a US LLC may have to file Form T1134 which can result in significant penalties if not completed.
  • A Canadian corporation owning a direct interest in a US LLC has all of these problems plus US branch tax owed on income or gain earned from the LLC. That makes the problem worse.

3. Possible Solutions

While Canadian taxpayers may be better off avoiding ownership in pass-through LLCs in the first place, some strategies may be available for a Canadian who already owns an interest in an LLC. Because of the complexity of the tax issues and potential solutions, each of these strategies requires detailed tax advice and the following is only a brief discussion.

A. The LLC converts to a Limited Partnership. A limited partnership (LP) is a flow-through entity in both Canada and the US, so it does not have the same problems as the LLC. The conversion is generally tax neutral in the US but taxable in Canada.

B. The LLC elects to be taxed as a corporation in the US. The US and Canadian treatment of the LLC can also be harmonized if the LLC elects to be treated as a corporation for US tax purposes, the same way it is treated in Canada. There are a few downsides with this approach:
1) The Canadian taxpayer needs to have control over the LLC or cooperation from the other owners for the LLC to make the election;
2) Going forward, the US corporation must pay US tax on its worldwide income; and
3) Distributions out of the US corporation are subject to a high tax rate in Canada.

C. The taxpayer reorganizes its ownership of the LLC. The following ownership structure resolves many of the problems:

Canadian individual

Canadian corporation

US C Corporation

US LLC

This reorganization is complex, but may be tax neutral in the US and Canada. However, this structure results in significantly higher capital gains tax cost going forward than other structures.

D. On exit, the taxpayer sells their LLC interests rather than the LLC conducting an asset sale and distributing the proceeds. Selling the LLC units can reduce the tax liability to 26.75% of the gain (with a tax-free return of principal), while an asset sale would result in 53.5% tax on the full sale price.

E. The LLC’s management is conducted outside Canada. Unlike other legal entities, an LLC cannot use the Canada-US Tax Treaty to terminate its Canadian tax residency. To avoid Canadian residency and the accompanying Canadian corporate tax, the board of directors may wish to meet and make decisions outside Canada.

F. The LLC’s documents are amended so that it is eligible for tax free return of capital. In certain cases, it may be possible to amend the formation documents of the LLC so that a Canadian taxpayer can receive tax free return of capital.

The bottom line is that prospective Canadian owners of US LLCs should be aware of the complexity and high tax rates. However, for Canadian taxpayers who already own interests in a pass-through LLC, options may be available to mitigate the tax consequences.

Post: Boots on the Ground

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195

Would love to connect with you @Akira Ford

It’s funny that I happen to be in Houston right now for a ‘Boots on the Ground’ event. Im an out of state investor, and my partners and I are here showing other out of state investors (about 40 of them!) what we’ve done. 


Post: Aspiring Investor from Canada

Zorya BelangerPosted
  • Rental Property Investor
  • Edmonton, Alberta
  • Posts 302
  • Votes 195

Sure, send me a message with your email and I can share it. @Faith Adama