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More Return On Equity For Your Investment Property Dollar
By Cary Losson
Few would deny that real estate is a solid investment. It provides an attractive combination of stability, reliable cash flow, preservation of principal and capital appreciation. However, many investment property owners nearing retirement find themselves in a quandary. They are equity rich, but cash poor, with increases in the value of their property far outpacing income growth. They also are often tied down by the day-to-day issues of property management and, particularly in cities like San Francisco, California, shackled to the constraints of rent (and eviction) control. In fact, San Francisco is home to some of the lowest cash return on equity in the state's real estate marketplace, which is somewhat counter-intuitive given California's ever-booming property market.
The obvious answer is to sell the property and unleash the dormant equity, but that can be problematic. These investors face the reality of prohibitive capital gains taxes and recaptured depreciation, as well as the task of identifying an alternate investment venue; or locating, acquiring and financing suitable replacement property in the time period allowed, taking advantage of tax deferral under IRS code section 1031.
An ideal solution for many investment property owners may be to reinvest the proceeds from the sale of their property and utilize a subsequent 1031 exchange into a tenancy-in-common (TIC) ownership type, also known as co-ownership of real estate (CORE) interest in a suitable replacement property.
1031 exchanges, also known as Starker exchanges or tax-deferred exchanges, permit owners to sell investment property and defer tax payments by reinvesting the proceeds into another investment property (or investment properties). In order to completely defer the payment of tax, among other things, the replacement property must be of equal or greater value and all the equity from the sold property must be reinvested in the new property. The marriage of 1031 exchange and TIC/CORE allows investors not only to defer their capital gains taxes but also to upgrade their investment real estate.
TIC/CORE is a way of sharing ownership of property among two or more persons whereby each tenant holds an undivided interest in the property. Tenants-in-common may own interests of differing sizes. TIC/CORE investors are on the title and considered separate owners of the real estate. They share pro rata in the income, tax benefits and appreciation of the property. Their TIC/CORE interest can be purchased, sold, gifted, bequeathed by will or inherited; and it is subject to property taxes, gift tax, and estate and inheritance taxes in the same manner as any property held in sole ownership. With a TIC/CORE property, each of up to thirty-five investors have the opportunity to own an undivided fractional ownership interest in an investment-grade property, such as an office building, shopping mall, apartment complex or industrial property, costing anywhere from $10 million to $150-plus million.
The
British Pound / US Dollar 03-10
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<a href="http://www.dailyfx.com/forex/technical/elliott_wave/gbp-usd/2010-03-10-1646-British_Pound___US_Dollar.html" style="font-size:1.2em">British Pound / US Dollar 03-10</a>
<br> <span style="color:#888888;">Daily FX</span> - <span style="white-space:nowrap">6 hours ago </span>
<div style="width:80%;">After meeting resistance from former support / the 38.2% of the decline from 15825 / channel resistance, the GBPUSD has rolled over. I favor a drop below 14780 in a 5th wave. Risk can be moved to ...</div>
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GBP and JPY Under Selling Pressure
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<a href="http://www.forexyard.com/en/market-analysis/afternoon/gbp_and_jpy_under_selling_pressure-2010-03-10" style="font-size:1.2em">GBP and JPY Under Selling Pressure</a>
<br> <span style="color:#888888;">Forexyard</span> - <span style="white-space:nowrap">9 hours ago </span>
<div style="width:80%;">The leading events in the forex market today have been the sudden dip in the value of both the British Pound and Japanese Yen. With the GBP already facing sell-pressure from a string of bad data ...</div>
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Plummeting British Pound Leads to Worries of Another Currency Market ?Black Wednesday?
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<a href="http://moneymorning.com/2010/03/10/plummeting-british-pound/" style="font-size:1.2em">Plummeting British Pound Leads to Worries of Another Currency Market ?Black Wednesday?</a>
<br> <span style="color:#888888;">Money Morning</span> - <span style="white-space:nowrap">14 hours ago </span>
<div style="width:80%;">By Jon D. Markman, Contributing Writer, Money Morning Outside of the earthquake rescue efforts in Chile and the Greek-rescue efforts in Brussels, the big news in the world economy last week ...</div>
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USD Makes Gains Against the GBP and the EUR
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<a href="http://www.fxstreet.com/technical/analysis-reports/daily-currencies-report/2010-03-10.html" style="font-size:1.2em">USD Makes Gains Against the GBP and the EUR</a>
<br> <span style="color:#888888;">FXstreet.com The Forex Market</span> - <span style="white-space:nowrap">15 hours ago </span>
<div style="width:80%;">by UFXBank Research USD Dollar (USD) ? The Dollar gained versus the Euro and the Pound and weakened versus the high yielding commodity linked currencies. Stock markets finished higher but weak ...</div>
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British Pound Little Changed in Asia, Industrial Production on Tap Ahead
<div style="padding:0px; margin-bottom:1.5em;">
<a href="http://www.dailyfx.com/forex/fundamental/daily_briefing/session_briefing/euro_open/2010-03-10-0614-British_Pound_Little_Changed_in.html" style="font-size:1.2em">British Pound Little Changed in Asia, Industrial Production on Tap Ahead</a>
<br> <span style="color:#888888;">Daily FX</span> - <span style="white-space:nowrap">17 hours ago </span>
<div style="width:80%;">The British Pound was little changed in Asian trade, treading water near familiar levels ahead of a report that is expected to show industrial production shrank at the slowest annual pace in ...</div>
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The Sovereign Debt Crisis ? Who's Next?
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<a href="http://www.istockanalyst.com/mobile/viewarticle.aspx?articleid=3934209" style="font-size:1.2em">The Sovereign Debt Crisis ? Who's Next?</a>
<br> <span style="color:#888888;">istockAnalyst.com</span> - <span style="white-space:nowrap">18 hours ago </span>
<div style="width:80%;">The consensus view is that the Spanish will be the next target if they are unable to get their fiscal house in order. While we will not dispute the fragile state of Queen Sofia's monarchy we ...</div>
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Japanese Yen Benefits From Risk Aversion, British Pound Extends Decline
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<a href="http://www.dailyfx.com/forex/technical/article/winners_and_losers/2010-03-09-1621-Japanese_Yen_Benefits_From_Risk.html" style="font-size:1.2em">Japanese Yen Benefits From Risk Aversion, British Pound Extends Decline</a>
<br> <span style="color:#888888;">Daily FX</span> - <span style="white-space:nowrap">Mar 9, 2010 </span>
<div style="width:80%;">The Japanese Yen strengthened across the board as investors scaled back their appetite for risk, and is the best performing currency against the greenback on Tuesday, with the exchange rate ...</div>
<a href="http://www.istockanalyst.com/mobile/viewarticle.aspx?articleid=3934894">Demand For Riskier Assets Firms; Dollar Feeling Pressure</a> - <span style="color:#888888">istockAnalyst.com</span><br>
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Neutral on the Yen, but turning Bullish on the Aussie $
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<a href="http://www.forexhound.com/article/Fundamentals/Daily_Reports/Neutral_on_the_Yen_but_turning_Bullish_on_the_Aussie/190110" style="font-size:1.2em">Neutral on the Yen, but turning Bullish on the Aussie $</a>
<br> <span style="color:#888888;">Forex Hound</span> - <span style="white-space:nowrap">Mar 9, 2010 </span>
<div style="width:80%;">CURRENCIES: 03/09/10 Higher closes yesterday for the Canadian and Aussie Dollar along with the Japanese Yen, Euro Fx and Swiss Franc while lower for the British Pound and dollar index. The euro ...</div>
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British Pound / US Dollar 03-09
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<a href="http://www.dailyfx.com/forex/technical/elliott_wave/gbp-usd/2010-03-09-1549-British_Pound___US_Dollar.html" style="font-size:1.2em">British Pound / US Dollar 03-09</a>
<br> <span style="color:#888888;">Daily FX</span> - <span style="white-space:nowrap">Mar 9, 2010 </span>
<div style="width:80%;">After meeting resistance from former support / the 38.2% of the decline from 15825 / channel resistance, the GBPUSD has rolled over. I favor a drop below 14780 in a 5th wave. Risk can be moved to ...</div>
</div>
Euro, British Pound Slump as Investors Scale Back on Risk Appetite
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<a href="http://www.dailyfx.com/forex/fundamental/daily_briefing/session_briefing/us_open/2010-03-09-1156-Euro__British_Pound_Slump_as.html" style="font-size:1.2em">Euro, British Pound Slump as Investors Scale Back on Risk Appetite</a>
<br> <span style="color:#888888;">Daily FX</span> - <span style="white-space:nowrap">Mar 9, 2010 </span>
<div style="width:80%;">The British Pound extended the previous day's decline to reach a fresh weekly low of 1.4938 during the European trade as Fitch Ratings held a cautious outlook for the UK economy, and the currency ...</div>
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benefits of investing in TIC/CORE properties are substantial. Such properties employ professional asset and property management, relieving the investor of day-to-day tenant headaches. More important, investors often receive greater cash flow and overall returns than they had in their previous sole ownership property. Typically, many people receive between 2-3 percent of their equity in their property in rental income. By selling this property and placing the equity into a larger investment-grade property, they can potentially experience annualized cash flow from 6-8 percent, paid monthly, and 12-16 percent overall return on their investment. Also compelling is that TIC/CORE exchange investors can diversify among several property types, and geographic locations through fractionalized ownership, while still enjoying 1031 exchange benefits on each amount. Thus, investors can potentially reduce risk in their overall real estate portfolio.
Investors seeking to exchange for a TIC/CORE property are best advised to work with a financial advisor experienced in 1031 exchanges. Such advisors work closely with top real estate providers, who give the investor access to the best properties available. In addition, many TIC/CORE opportunities have pre-arranged, non-recourse financing in place, which is perfect for investors working within the 1031 exchange time frame. Numerous hours of upfront investigation, evaluation, due diligence and life cycle planning transpires before a property is offered to an investor group. Investors faced with only a 45-day window to identify a suitable replacement property to complete a 1031 exchange can select a suitable project with confidence.
Given the tax deferral, institutional-grade quality of the property, professional property management and pre-arranged, non-recourse financing aspects, a 1031 exchange replacement property structured as tenancy-in-common ownership can be a very wise and profitable solution. It allows the investor to maintain everything they like about real estate (monthly income, preservation of principal, capital appreciation, etc.), while eliminating most of the hassles of property ownership.
(c) 2005, 1031 Exchange Options. Reprint rights granted so long as the article and by-line are reprinted intact and all links made live. This article is neither an offer to sell nor an offer to buy real estate or securities. There are material risks associated with the ownership of real estate. You must be an accredited investor. Securities offered through Sigma Financial Corporation, Member NASD/SIPC.
About the Author
Cary Losson is the Founder and President of 1031Exchange Options. A luminary in the TIC/CORE 1031 exchange marketplace, Mr. Losson is frequently quoted in journals and periodicals concerned with investment property issues and advice. For more resources to assist in your learning: http://www.1031exchangeoptions.com/resources.html
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Euro Forecast to Recover Against US Dollar on Options Sentiment
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<a href="http://www.dailyfx.com/forex/technical/article/fx_options_forecast/2010-03-10-2247-Euro_Forecast_to_Recover_Against.html" style="font-size:1.2em">Euro Forecast to Recover Against US Dollar on Options Sentiment</a>
<br> <span style="color:#888888;">Daily FX</span> - <span style="white-space:nowrap">1 hour ago </span>
<div style="width:80%;">Forex options risk reversals show distinct risk that the US Dollar may slip further against the Euro, Australian Dollar and New Zealand Dollar through short-term trade. Indeed, traders have begun ...</div>
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Euro Extends Gain Against Most Majors
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<a href="http://www.rttnews.com/ArticleView.aspx?Id=1236347&SMap=1" style="font-size:1.2em">Euro Extends Gain Against Most Majors</a>
<br> <span style="color:#888888;">RTT News</span> - <span style="white-space:nowrap">7 hours ago </span>
<div style="width:80%;">(RTTNews) - The European common currency extended its previous session's upward trading against most major opponents during New York morning deals on Wednesday. At present, the euro is trading ...</div>
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Riskier Assets In Demand; Europe Debt Worries Remain
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<a href="http://www.istockanalyst.com/mobile/viewarticle.aspx?articleid=3934895" style="font-size:1.2em">Riskier Assets In Demand; Europe Debt Worries Remain</a>
<br> <span style="color:#888888;">istockAnalyst.com</span> - <span style="white-space:nowrap">10 hours ago </span>
<div style="width:80%;">Investors raised their appetite for riskier assets during yesterday's trading, but still avoided European and British currencies because of debt worries. The big gainers yesterday were the AUD and ...</div>
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ETF Securities Expands Europe's First And World's Largest Exchange Traded Currency Platform With The Launch Of 10 New Euro-Based Currency ETCs On Xetra
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<a href="http://www.mondovisione.com/index.cfm?section=news&action=detail&id=89122" style="font-size:1.2em">ETF Securities Expands Europe's First And World's Largest Exchange Traded Currency Platform With The Launch Of 10 New Euro-Based Currency ETCs On Xetra</a>
<br> <span style="color:#888888;">Exchange News Direct</span> - <span style="white-space:nowrap">14 hours ago </span>
<div style="width:80%;">ETF Securities (ETFS), the global pioneer in Exchange Traded Commodities (Commodity ETCs) and 3rd generation Exchange Traded Funds (ETFs) has expanded the world's largest and Europe's first ...</div>
</div>
USD Makes Gains Against the GBP and the EUR
<div style="padding:0px; margin-bottom:1.5em;">
<a href="http://www.fxstreet.com/technical/analysis-reports/daily-currencies-report/2010-03-10.html" style="font-size:1.2em">USD Makes Gains Against the GBP and the EUR</a>
<br> <span style="color:#888888;">FXstreet.com The Forex Market</span> - <span style="white-space:nowrap">15 hours ago </span>
<div style="width:80%;">by UFXBank Research USD Dollar (USD) ? The Dollar gained versus the Euro and the Pound and weakened versus the high yielding commodity linked currencies. Stock markets finished higher but weak ...</div>
</div>
Euro Slides Against Dollar And Yen Amid German Exports Report
<div style="padding:0px; margin-bottom:1.5em;">
<a href="http://www.rttnews.com/Content/CurrencyMarket.aspx?Node=b3&Id=1235579" style="font-size:1.2em">Euro Slides Against Dollar And Yen Amid German Exports Report</a>
<br> <span style="color:#888888;">RTT News</span> - <span style="white-space:nowrap">16 hours ago </span>
<div style="width:80%;">(RTTNews) - In early deals on Wednesday, the euro declined against its US and Japanese counterparts after a report showed that Germany's exports fell for the first time in five months. But the ...</div>
<a href="http://www.france24.com/en/20100310-euro-dogged-downbeat-german-exports-data">Euro dogged by downbeat German exports data</a> - <span style="color:#888888">France24</span><br>
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The sharp fluctuations in the matter of budget crises in Greece have strong influence on the dynamics of the major currency pairs.
<div style="padding:0px; margin-bottom:1.5em;">
<a href="http://www.forexhound.com/article/Fundamentals/Daily_Reports/The_sharp_fluctuations_in_the_matter_of_budget_crises_in_Greece_have_strong_influence_on_the_dynamics_of_the_major_currency_pairs/190311" style="font-size:1.2em">The sharp fluctuations in the matter of budget crises in Greece have strong influence on the dynamics of the major currency pairs.</a>
<br> <span style="color:#888888;">Forex Hound</span> - <span style="white-space:nowrap">16 hours ago </span>
<div style="width:80%;">Euro: The first day of the trading week saw a strong influence of the budget crises in Greece on the market. The announcement of the President of France, Nicolas Sarkozy, that the Euro-zone would ...</div>
<a href="http://www.ibtimes.com/articles/20100310/eur-usd-daily-review-10-march-10.htm">EUR/USD Daily Review 10 March 10</a> - <span style="color:#888888">International Business Times</span><br>
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WORLD FOREX: Euro Ticks Up Vs Yen On Japan Importer Buying
<div style="padding:0px; margin-bottom:1.5em;">
<a href="http://www.marketwatch.com/story/world-forex-euro-ticks-up-vs-yen-on-japan-importer-buying-2010-03-10" style="font-size:1.2em">WORLD FOREX: Euro Ticks Up Vs Yen On Japan Importer Buying</a>
<br> <span style="color:#888888;">MarketWatch</span> - <span style="white-space:nowrap">18 hours ago </span>
<div style="width:80%;">By Miho Nakauchi TOKYO (MarketWatch) -- The euro ticked up against the yen in Asia Wednesday, as Japanese importers buying the single currency on a regular settlement day set the tone of the ...</div>
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Hedge Funds Lose Money Even With Euro, Pound Tumbles
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<a href="http://www.businessweek.com/news/2010-03-10/hedge-funds-lose-money-even-with-euro-pound-tumbles-update1-.html" style="font-size:1.2em">Hedge Funds Lose Money Even With Euro, Pound Tumbles</a>
<br> <span style="color:#888888;">BusinessWeek</span> - <span style="white-space:nowrap">18 hours ago </span>
<div style="width:80%;">By Katherine Burton March 10 (Bloomberg) -- Hedge funds that trade currencies are taking hits from politicians casting them as speculators out to sink the euro and push Greece into insolvency ...</div>
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Comprehensive FX and Futures Daily Commentary
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<a href="http://www.fxstreet.com/technical/analysis-reports/technical-research/2010-03-09.html" style="font-size:1.2em">Comprehensive FX and Futures Daily Commentary</a>
<br> <span style="color:#888888;">FXstreet.com The Forex Market</span> - <span style="white-space:nowrap">Mar 9, 2010 </span>
<div style="width:80%;">by FastBrokers Research Team The EUR/USD is drifting lower today after the currency pair was unable to break through previous March highs during yesterday's run higher. The data wire has been ...</div>
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The foreign exchange market, where brokerage firms and banks are connected over an electronic network that allows them to convert the currencies of most countries.
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