저자: Kevin · 외국인
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부동산 투자자 Kevin이 1년간 주택 6채를 매입한 방법을 설명. 건설 사업 손실로 2018년 세금 환급을 받았음에도 대출을 받을 수 있었던 과정으로, 손실 법인을 해산시켜 대출 심사에서 손실이 배제되도록 한 'trick'을 소개. 자산 가격 전망 발언은 없음. 자신의 부동산 강의 홍보 포함.
다듬은 글
what's up everybody its Kevin here and I am back from my Disney cruise somebody thought that I was on a Carnival cruise which I've got nothing against carnival impact their stock he's so really hot dividend stock right now I think your yields like over five percent is crazy but I wanted to come clean about something today see a few days or maybe a couple weeks ago I don't know since I've been caught I've really been following any kind of schedule I've realized that I've been getting a few questions and emails and comments and messages and posts and discord of a lot of y'all wondering wait a minute Kevin how did you buy four properties now now coming on five properties wait six properties in the span of 12 months with showing a loss on your 2018 taxes like something's not adding up here cover them we need an explanation and well first of all I have to say I appreciate the Jean because when I first started watching YouTube videos I would watch YouTube video be like that guy full of bull mm-hmm sure he bought six properties in the span of 12 months sure sure I bet the last part is real and the other parts are BS like I get like you know maybe life just Jade's yeah I don't know but anyway so I thought in this video today I would explain exactly what I did over the last while year and how I made that happen with that loss I talked about okay quick basic recap on that whole loss thing because it doesn't really sound that's not a pretty word you like hearing on YouTube I wanted to be transparent and talk about this side hustle that I started it was actually a construction company and I grew it to like 12 employees way too fast and I wanted to show how expensive having employees in California of all places is but anyway that startup lost me some money and on my tax return I showed a net loss for 2018 which guess what that meant that meant instead of paying the government taxes which remember you should always pay your taxes like pay it's important to pay your taxes it's the right thing to do but instead of me paying taxes in 2018 the government actually wrote me a check now I know that sounds insane and I'm gonna explain why that is and then I'm also gonna explain how he was still able to qualify to get financing it and I'll talk a little bit about my income on my other businesses so you know that I'm not crazy here which I never want to talk about politics but I wonder if what I'm about to share is one of the reasons why Donald Trump doesn't share his tax returns I just can't help but think this is not a very politically good video topic to make but I'm doing it because I think y'all are into money and finance of making money and understanding how the world works cuz we gotta have some more money yeah that's fine to me so I just figured I'll always make a video about and talk about it oh here we go in the United States in order to qualify for a home loan you need to generally have two years of work history now the cool thing about this is if you went to college for let's say four years or two years even in nursing and then you got a job in nursing or four years in coding and then you got a job in Computer Engineering and coding you on day one of your job can qualify that work history based on the income you have on day one when you get a job after you graduate and boom you qualify for a loan which is really cool but that's like the only exception of this whole like two-year work history thing ordinarily you need two years of tax returns to show that you've actually been making money to get a loan now sometimes you can do something called a one-year tax return and then one year year-to-date income which usually works if you're like halfway through the second year and you're like well look at all these profits I've been making except it's not audited and because it's not audited the banks charge you more money for that kind of loan and not all lenders do it so one year tax return plus year-to-date a little more expensive harder to get bottom line College exception cool got it most generic way to buy real estate though is you have two years of income that you could show on tax returns the rule is if your income is going up they take the average of the two years if your income is going down they take the last year that is the lower year notice how they're always punishing you see like if you made $50,000 one year and the next year you made $100,000 they'll only qualify you with $75,000 of income or worse let's say you made a hundred grand and then you made fifty grand they only qualify us if you made fifty grand that sucks now in 2017 my corporate income was five hundred sixty-four thousand dollars but if I take five hundred sixty four thousand dollars to the bottom line in 2017 and then in 2018 I show a loss then ordinarily lenders are gonna do guess what they're gonna give you the big middle finger cuz they're gonna go yeah you may have made a lot of money in 2017 but you didn't make money in 2018 I remember the rule of your incomes declining we use the lower and you know it's kind of hard to get a loan when your income is zero or negative it doesn't work out so what's the trick how did I go through and buy what I did in the last 12 months which by the way here's just a quick snippet as to what I bought in the last 12 months okay this is totally where I have to put on like my mask hat from the mask and start doing some accounting you've got 1745 pretendin he built amortized over the fiscal year okay no no won't make this super simple so all of these properties here ar like multifamily real estate is a hot potato so in the last 12 months I wasn't looking at multifamily I mean I looked at a lot of multi-family little C but look when you look at 500 deals and you find 50 really really really good single-family house deals and you find like zero or like one really really good multi-family deal in my 30 minute rule I really chase some multi-family in Southern California it's priced way too high like it just doesn't the numbers not make sense I literally have to put like 60% down the cash flow on some of these multi-family deals in California it's nuts it doesn't make sense so I've been looking at the things that make money in this area which happened in this area be single-family houses anyway last year I bought a house for 450 that's worth 621 for 660 that's worth 781 for 465 that's worth 640 another one for 660 that's worth 831 for 450 that will be worth 650 being worked on right now and one for 530 that will be worth 670 being worked on right now so now there was a lot of numbers I'm just gonna total them here really quick once these Renaud's are done over the last 12 months I will have bought 3.2 million dollars worth of houses and they will be worth approximately 4.2 million dollars that means literally in 12 months out of thin air I created about a million dollars now I had to put some money into these properties to fix them up so we're gonna take a bit more than others but I invested about an additional two hundred sixty thousand dollars so I really only made an extra net worth boost of by buying these properties but dang it you know what that's a really good deal and you have to ask yourself wait how did some now 28 year old dude do that while showing a loss on their 2018 taxes when it's too early to even file the 2019 taxes to try to cover that loss yeah well welcome to a pair load look I'm serious like welcome to America people always ask me they're like heaven why you know why would I buy your course like how could you possibly show me how to invest in real estate in a way that I haven't learned of before and I hear or read those comments and I'm like okay dude like just did it six times in 12 months if you just do it once every three or four years you'll retire wealthy and then people are like well Kevin why don't you just put it out on YouTube then and I'm like I've tried that like yesterday I put out a 30-minute introduction to multifamily real estate video and a fraction of you all watched it that usually watched my videos and that's just like four lectures worth of content my real estate investing course is like a three hundred fifty lectures worth usually I recommend if people spend fifteen minutes a day for six months boom they got a download of my brain but anyway how did I make this happen tax wise how the heck can you pull that off well here you go in a previous video that I made while I was sitting at a really really cool two-bedroom suite in the animal kingdom Resort in Florida I talked about how I always like to open up S corporations for my businesses so I have a real estate sales business where I help people buy and sell houses invest in real estate that is how I got started in real estate and that is an s-corporation but when I created that construction company that side hustle I opened a completely separate corporation not a subsidiary nothing related to my main business because here's the thing after 10 years 80% of businesses fail and that sucks that just blows like why would you open your own business with odds like that and I realized I was going into the construction business which was a low margin business to begin with I just never realized how low margin the residential construction business is unless you're willing to do like brand-new spec homes which wasn't my forte I was doing kind of like handyman kitchen remodels bathroom remodels and that's really tough to scale which explains why most contractors have like two or three employees and they never kind of scale beyond that harvard research that have found the same pollution as well my only regret was not doing my Harvard research before I started that company but then again I went to UCLA and not Harvard dang it although I did apply to Harvard I just didn't get it I figured if you were gonna apply for a reach school like you've made man I wish I would have just invested that $80 into like Apple stock at the time though for the application fee but anyway I opened a separate S corporation for the construction business so all of the losses that that construction business generated didn't impact the profits of my real estate business so if my real estate business just for example makes a million dollars a year and the construction company loses 1 million dollars per year then that's gonna merge together and all my personal tax return I will have a tax return that says $0 which means I pay no taxes if it's negative like my tax return was in 2018 the government writes me a refund check which is also kind of insane but I guess it makes sense if you make money you pay if you lose money you get paid okay well that's fine and all but the problem is if you keep losing money at one company and you keep making money at another company and it all funnels down to your personal tax return lenders will not qualify you you can't have a money losing business and a money making business and tell a lender will will they still give me a loan they're like no like you suck on one hand ok great I wasn't good at construction or managing contracting employees while running a ton of other businesses I get it like I learned my lesson and but on the other hand like I'm making a lot of money over here but the bank doesn't care about that they're looking at that average number right so why am i explaining all this like why does this all matter with the S corporations here's the trick the trick is that Fannie Mae and Freddie Mac basically I made it's a loan guidelines are that why I might even saying that this is what happens when you're a real estate broker and a lender the trick is Bank rules say if you have a loss you don't qualify for a the trick is if you have multiple businesses and one s corporations making let's say that million dollars and the other one is losing that million dollars which means you have zero dollars coming to the bottom line which means you can't qualify if the money-losing corporation disappears and gets dissolved that is legally closed and dissolved then the lenders will actually ignore all of that loss because they don't foresee that loss continuing because the business is now closed and all they're gonna do is turn a blind eye to all this dust and charade over here just look and go whoa lots of income you qualify boom welcome to real estate in America folks this is how you make money you know the rules of the game and the tricks of the game and if you could surround yourself with people who know even just a little bit more than you do you could usually make a whole lot more money in life and that's why you gotta check out this links below thanks folks we'll see you next tiee you you
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