Go To Webinar Registrations Are Required
Click here to register for this webinar on the California real estate market.

Confused About What To Do Next in Real Estate?

The "Great Recession" has left many of us scratching our heads and wondering what's next?  Where do we go from here?  How should we reposition our real estate portfolio going forward now that we are emerging from recession?  Should I hang tight, or make an investment move now? 

We realize these are confusing times, which is why Exeter 1031 Exchange Services, LLC is hosting this webinar for you.  Our goal is to provide you with up-to-date real estate market data and information so that you can make better informed investment decisions. 

"The Nation of California: An Almost Flat Line in 2009"

This exciting webinar will provide an update on the California real estate market and an overview of certain demographic trends that will affect investment property in the California real estate market. 

It will help you answer the above questions, and help you decide how to position your own investment portfolio as we move forward beyond the recession. 

Hosted by:

William L. Exeter
President and Chief Executive Officer
Exeter 1031 Exchange Services, LLC
Exeter Fiduciary Services, LLC

Presented by:

Alan N. Nevin
Director of Economic Research
MarketPointe Realty Advisors

Date and Time

December 1, 2009
8:55 AM PDT Login
9:00 AM - 10:00 AM PDT Webinar

Go To Webinar Registrations Are Required
Click here to register for this webinar about demographic trends in California.
Click here to view other upcoming webinars in The Exeter Edge^TM Webinar Series.

Well, it was a last minute decision on our part to participate as an exhibitor and to attend the National Association of Realtors Convention (NAR Convention 2009) in San Diego, California this year.  We realized that our real estate businesses were beginning to pick-up slightly and are showing signs of increased life, so we decided that it was time to get back into the trade show exhibition game.  And, the NAR convention is less than ten minutes from our national corporate headquarters, so we just had to exhibit this year. 

It was challenging to pull our exhibit booth together at the last minute with less than two weeks to go til NAR 2009, but we somehow managed to pull it all off.  Our exhibit team is having a really great time (although exhausted), and we're very glad that we decided to attend the NAR convention.

New Exhibit Focus This Year

Our exhibit booth generally focuses on 1031 Exchanges, but decided this year that we would focus on the Deferred Sales Trust given the state of the economy.  There are just too many investors that can not get financing in today's credit markets and therefore can not acquire replacement property via a 1031 Exchange. 

The Deferred Sales Trust at least gives them the option to defer the payment of their capital gain taxes into the future.  Keep your money working for you, I always say! 

Deferred Sales Trust on LinkedIN

Join our Deferred Sales Trust Group on LinkedIN.  You can join the discussion and monitor upcoming events and changes regarding the Deferred Sales Trust. 

Thank You For Dropping By Our Booth

I wanted to thank all of you for dropping by our exhibit booth at NAR this year to say hello.  Our team really apprecaited it, and really enjoyed meeting all of you face-to-face.  It was really great putting faces together with names from all of our ACTIVE RAIN buddies.  

NAR 2009 continues through tomorrow (Monday, November 16).  We will be there until close at 2:00 PM.  Please look us up at booth 3014 if you have not already dropped by.  I'll be there from 9:00 AM to 2:00 PM and would love to meet you in person.  We look forward to seeing you next year. 

Another NAR 2009 Highlight: Meeting ACTIVE BRAD from ACTIVE RAIN

It was also a great pleasure to be able to meet ACTIVE BRAD in person.  Dawn Rickabaugh (Note Queen) had heard that ACTIVE RAIN was hanging out in the Market Makers booth, so we wandered on over and found ACTIVE BRAD there.  He shared some great tips on how to more effectively use ACTIVE RAIN.  So, thank you ACTIVE BRAD!

We are all looking for ways to increase our incomes, diversify our businesses, expand our operations, and add value-added services to retain existing clients, just so we can survive during this current real estate cycle that we find ourselves in. 

Real estate agents and brokers who can reinvent, redesign, and regroup their real estate businesses will be successful in surviving this current real estate cycle.  Those who can not do so may not survive to see the full recovery that already appears to be in progress. 

Who Moved My Cheese?

This discussion reminds me of a great little book that I read years ago written by Dr. Spencer Johnson, M.D., entitled Who Moved My Cheese. 

This great little book is a very quick and easy read.  And, it makes a very important and critical point regarding survival.  It demonstrates in a very clever way that you must be ready to move, to adapt, to change in order to survive. 

Who Moved My Cheese will not provide any solutions to your specific business issues or needs, but it does delivery a very powerful message about being ready for change, being agile, being flexible, and actually moving (read "do something") to find your next piece of cheese ("opportunity") when your cheese is unexpectedly moved.  Your survival in this current real estate market cycle depends on your ability to change by reinventing, redesigning and regrouping. 

I would highly recommend reading it if you have not already done so.  In fact, you might even consider buying and giving it out to your entire real estate team to help them understand what you are trying to accomplish. 

Blue Ocean Strategy

Being ready for change and willing to adapt is one thing, but knowing what to do is an entirely different matter altogether.  It reminds me of a quote by Albert Einstein.  He defines "Insanity: doing the same thing over and over again and expecting different results." How many times do we keep doing the same thing the way we have always done it and we keep hoping for a different outcome? 

Blue Ocean Strategy is about reinventing, redesigning and regrouping in such a way that you make your competition obsolete.  In other words, the competition does not matter.  They can't touch you. 

Real estate professionals need to look for ways to build, expand and diversify their real estate businesses in such a way that you offer or provide products or services that your competition does not.  Look for ways to think and work outside of the box. 

The Exeter Group of Companies

It was no different at The Exeter Group of Companies.  We were already looking for ways to diversify our real estate services operations when the economy took the inevitable plunge.  The Exeter Group of Companies specializes in tax-deferred and tax exclusion transaction strategies. 

Now, since the capital and credit markets froze during the early stages of the recession, and banks, real estate lenders, and mortgage brokers were no longer lending on real estate investments, 1031 Exchange transaction volume plunged by 70% to 90% in most geographic areas, including and especially in the California real estate market. 

So, how do you stay within your tax-deferred and tax exclusion specialty and still provide a service needed in the current real estate market cycle? You identify and implement a Blue Ocean Strategy for your operation. 

We realized that taxpayers were still selling assets (real estate, personal property, and businesses), and that taxpayers still had taxable capital gain issues to worry about.  But, the 1031 Exchange was not necessarily a viable option because they could not obtain the necessary financing in order to acquire replacement property.  However, taxpayers do not want to get hit with all of the taxes in the year of sale. 

An Alternate Strategy: The Deferred Sales Trust

An alternative to the 1031 Exchange was needed to help taxpayers that did not want to or could not use the 1031 Exchange.  It had to allow them to sell highly appreciated assets - whether it be real estate, personal property or businesses - and defer the payment of their taxable gain over a period of time selected by them. 

So, we joined forces with the Estate Planning Team to offer the Deferred Sales Trust.  Taxpayers can sell highly appreciated assets through the Deferred Sales Trust and defer the payment of their capital gain taxes over a period of time of their choice pursuant to Section 453 of the Internal Revenue Code - just like an installment sale contract. 

Taxpayers can choose the 1031 Exchange when they can and do want to reinvest in replacement property and they can choose the Deferred Sales Trust when they can't or don't want to reinvest in replacement property but do want to at least defer the payment of their taxes.

Realtors Can Offer The Deferred Sales Trust As Their Blue Ocean Strategy

You can choose to offer the Deferred Sales Trust as your Blue Ocean Strategy, too.  This will set you apart from your competition.  You will bring more value to the table for your clients.  Click here to learn more about expanding your real estate business with the Deferred Sales Trust while increasing your income at the same time. 

September 18, 2009--San Diego, California--Exeter Fiduciary Services, LLC, The Estate Planning Team and Robert Binkele are pleased to announce that Franklin Templeton Bank & Trust now offers its Preferred Shareholder Credit Line to Estate Planning Team members' clients seeking to sell highly appreciated assets through a Deferred Sales Trust^TM or DST.  The credit line will be offered through Franklin Templeton Bank & Trust.  With a Deferred Sales Trust^TM, buyer and seller are linked to a third party trustee. Title conveys upon closing; funds are then deposited in a trust account.

Access to the Preferred Shareholder Credit Line enables sellers to borrow up to 65% of the value of the Deferred Sales Trust^TM note providing the highly prized liquidity aging baby boomers desire. Sellers can use the credit line to purchase other real estate without having to follow 1031 Exchange guidelines.

Read full newsrelease here...

Real Estate Agents Get Paid on Deferred Sales Trust Business  

Real estate agents can earn commissions on Deferred Sales Trust business generated by the agent.  Contact me directly for more detailed information. 

The Reality of the California Real Estate Market:
Siftings from the Tea Leaves of a Demographic Guru
Webinar, Thursday, October 1, 2009

Go To Webinar Registrations Are Required
Click here to register for this webinar on the California real estate market.

Confused About What To Do Next in Real Estate?
The "Great Recession" has left many of us scratching our heads and wondering what's next?  Where do we go from here?  How should we reposition our real estate portfolio going forward now that we are emerging from recession?  Should I hang tight, or make an investment move now? 

We realize these are confusing times, which is why Exeter 1031 Exchange Services, LLC is hosting this webinar for you.  Our goal is to provide you with up-to-date real estate market data and information so that you can make better informed investment decisions. 

"The Nation of California: An Almost Flat Line in 2009"
This exciting webinar will provide an update on the California real estate market and an overview of certain demographic trends that will affect investment property in the California real estate market.  It will help you answer the above questions, and help you decide how to position your own investment portfolio as we move forward beyond the recession. 

Hosted by:
William L. Exeter
President and Chief Executive Officer
Exeter 1031 Exchange Services, LLC

Presented by:
Alan N. Nevin
Director of Economic Research
MarketPointe Realty Advisors

Date and Time
Thursday, October 1, 2009
8:55 AM PDT Login
9:00 AM - 10:00 AM PDT Webinar

Go To Webinar Registrations Are Required
Click here to register for this webinar on the California real estate market.

Click here to view other upcoming webinars in The Exeter Edge^TM Webinar Series.

Tax Deferred and Tax Exclusion Strategies for Real Estate Webinar 09/30/2009

Click here to view other upcoming webinars in The Exeter Edge^TM Webinar Series.

Go To Webinar Registrations Are Required

Click here to register for this tax deferred and tax exclusion strategies for real estate webinar.

As a real estate investor you've worked hard to build equity in your real estate. When it comes time to sell, preserve your wealth by deferring or excluding your capital gain and depreciation recapture taxes by implementing a tax deferral or tax exclusion strategy.

Stop OVERPAYING TAXES -
Generate IMMEDIATE Cash Flow -

Build & Maintain Your Wealth by deferring and/or
excluding payment of taxes on the sale of your real estate -

• Need CASH FLOW NOW?
• Wish to take advantage of tax programs developed specifically for investment property owners? 
• HAVE cash flow - want to invest in real estate and PROTECT your portfolio?
• Selling real estate and looking for an exit strategy?
• Worried about losing your equity to capital gain taxes?
• Want to keep your cash working for you instead of Uncle Sam?
• Want to trade into more real estate to increase your cash flow?
• Learn about numerous tax deferred and/or tax exclusion strategies that you can use when selling your real estate...

This educational webinar will discuss the various tax-deferral and tax-exclusion strategies available to you when selling real estate, including:

• Cost Segregation
• EPAct
• 1031 Exchanges
• 1033 Exchanges
• 1034 Exchanges
• 121 Exclusions
• 721 Exchanges or upREITs
• 453 Installment Sales (Seller Carry Back Notes & Land Contracts)
• Deferred Sales Trusts (DSTs)
• And more...

The webinar will address the requirements, structures, processes, strategies, and compliance issues necessary to successfully utilize the various tax deferred and tax exclusion strategies outlined above.

Who Should Attend? 

Anyone interested in gaining a more in-depth understanding of the processes and requirements for evaluating and implementing various tax deferral and tax exclusion strategies for the purchase, holding and sale of real estate, including real estate investors, investment property owners (taxpayers/investors), accountants, attorneys, corporate officers, financial planners, tax advisors, and real estate agents and brokers (Realtors©).

The largest rental housing education and networking event is just around the corner.  September 30, 2009 is the date for California's largest rental housing expo to be held at the Long Beach Convention Center from 9:00 AM to 5:00 PM in Exhibit Hall B.

The event is designed and managed by The Apartment Association, California Southern Cities, and looks to be another great day with loads of free information on owning, managing and dealing with apartment housing. 

You can discover and learn about all sorts of topics by browsing trade show booths, attending educational programs that will cover topics such as:

• Secrets to Creating Wealth
• Credit Checking in Today's Market
• Covering Your Legal Bases
• Profitable Employment Practices
• Social Networking 101
• How to Rent to Today's Tenants (Panel)
• Taking Advantage of a Depressed Real Estate Market
• How to Cut Costs and Put More $$$ in Your Pocket
• Solutions to the Water Problem for Owners (Panel)
• Fair Housing Conversation
• Resident Retention Techniques
• and much, much more...

Call for your FREE admission tickets.  We only have 100 tickets to give away.  Simply call (866) 393-8370 or email info@exeterco.com and ask for your free admission tickets to The Apartment Association. 

Selling rental property, investment property or commercial owner/user property via a short sale may still trigger capital gain taxes.  The seller often focuses on the fact that they have no equity in the property and therefore assumes that they have no tax liability either.  However, having equity or no equity has absolutely no bearing on whether they have a taxable capital gain in the real property. 

Background Information

This is an issue that many rental or investment property owners have probably not given much thought about.  They own rental or investment property that is underwater (i.e. the real estate is worth less than what they owe on the loan).  They have absolutely no equity in the property, or actually have negative equity.  The property owner decides to try to sell the property via a short sale in order to mitigate their losses and get out from under the loan servicing requirements.  Their lender agrees to the short sale, and they complete the transaction. 

Investors Have Pulled Equity Out Over Time

The problem is created by the fact that the investor has pulled his or her equity out of the property over the years as the property has increased in value.  The increased equity is gain that has been pulled out of the property, but they have not paid any taxes on the gain yet. 

Example

Let's use an example.  Suppose that the investor acquired rental property for $100,000.00.  It then grows in value each year.  Each year the investor refinances the property and pulls out what ever additional equity is available.  The value of the property reaches $1,000,000.00 in 2007 and the total amount of debt on the property after all of the refinancings is now $900,000.00. 

Real Estate Market Values Collapse

Fast forward to 2009.  The property value has dropped to $600,000.00.  The outstanding debt amount is still $900,000.00.  The investor has negative equity of $300,000.00.  The market appears likely to go lower and some tenants have moved out so that the investors cash flow has dropped. 

Selling Under A Short Sale

The investor decides to sell the property and get out from under the negative cash flow.  They are able to sell for $600,000.00 and the lender agrees to a short sale.  The investor lets out a "Whew!" and moves on with their life.  They visit with their tax advisor in April to complete their tax return, and what a surprise they have waiting for them.

Capital Gain

They may not have equity in the property, but they do have a gain.  Remember, they sold for $600,000.00, and even though the debt was $900,000.00 so that they have not equity they only paid $100,000.00 for the property.  They actually have a $500,000.00 taxable capital gain on the short sale.  It is so important that investors meet with their tax advisors BEFORE completing any sale, disposition, purchase or 1031 exchange of property to ensure they know exactly what the outcome will be. 

The Zero Equity 1031 Exchange^TM

They have probably made their financial situation much worse in this case because they now owe quite a bit in capital gain taxes.  They may not have had any other options, but knowing what to expect and evaluating potential options would have been a smart thing to do. 

The Zero Equity 1031 Exchange^TM is one of those options.  It will not work for everyone, and takes some creative thinking and planning to get it done, but it would allow the investor in this case to sell the problem asset, reinvest in replacement property (hopefully in a slightly better position) and defer the payment of capital gain taxes. 

Title Holding Trust (Land Trust) Webinar

"Real Estate Ownership Should be Private and Protected"

• Keeping the owners name out of the public record
• Avoiding costly litigation by keeping assets hidden
• Protecting real estate from liens and judgments
• Negotiate to buy property anonymously

This is a basic level discussion regarding the benefits and advantages of acquiring, owning, holding and disposing of real estate or personal property under a Title Holding Trust or Land Trust.  The discussion will include the requirements, structures, processes, strategies, and compliance issues necessary to successfully establish and maintain a Title Holding Trust or Land Trust, which is often referred to as a California Title Holding Trust, Florida Land Trust or Illinois Land Trust.

Click here to learn more and register for this webinar.

The Exeter Edge^TM Series- Seminars, Webinars and Workshops

Get the edge you deserve when it comes to understanding the power of wealth building tax deferral and tax exclusion strategies.  Register today for a 1031 Exchange, Title Holding Trust (Land Trust) and Deferred Sales Trust^TM seminar, webinar or workshop.  Registration is required for all of our events. The Exeter Edge Series^TM is complimentary and open to everyone unless otherwise specified.  We would also be happy to present a custom 1031 exchange, Title Holding Trust (Land Trust) or Deferred Sales Trust^TM workshop for your organization.