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Alternative Asset Purchases In IRA

I want to get you excited about alternative asset investing by showing you some recent examples of deals done in my self directed IRA and solo 401k. I constantly wonder why people are so “stuck” on buy stocks and bonds only and don’t even consider investing in real estate, notes, private lending, tax liens, gold and so on. I know once people see the potential returns and the relatively low risk as compared to the traditional assets they will switch into alternative assets. Let’s look at a few examples of a real estate purchase, note purchase and private lending to an investor.

Real Estate Purchase

I purchased a single family house in South Carolina and after doing cosmetic repairs, the property was rented for 9 months before the tenants purchased the property for $120,000. This resulted in an annual cash on cash return of 36%.

Purchase price: $91,000
Repairs: $5,100
Rental: $1,195/mo
Rental profit: $10,755 (9 months)
Sales price: $120,000
Sales profit: $23,900
Annual return: 36%

Mortgage Note Purchase

I purchased a first lien mortgage note on a single family property in Florida. The note was purchased for $15,900 and the monthly payment was $656/month. The property value is $48,000 which gives a low loan to value of 33%. The note has great upside potential with an UPB (unpaid principal balance) of $79,000.

Note price: $15,900
Property valve: $48,000
LTV: 33%
UPB: $79,000
Payment: $656/month
Annual return: 49%
Upside profit: $63,100

Private Lending

I met a real estate investor who wanted to buy, fix and flip a residential property. The investor had a purchase and sale agreement for $36,000 and the ARV was $79,000. The property needed about $14,000 in repairs. I agreed to lend around $29,000 (a very safe position). The loan was repaid in 6 months for a net annual return of 14%.

Property value: $79,000
Purchase price: $36,000
Loan amount: $28,800
LTV: 37%
Interest rate: 10%
Points : 2%
Term: 6 months
Annual return: 14%

I really hope that these examples and high returns inspire you to go out and think big for your retirement savings plan whether it is in a solo 401k or a Self Directed IRA.


How Do Banks Work?

We have been conditioned to deposit money in banks. We save money in our saving account (or checking, money market, CD’s etc.). We are conditioned to think that our money is safe there, and we do so based on trust.   We are then paid a small interest rate, and just in case that tiny interest rate wasn’t bad enough, we have to pay taxes on the interest income.   The bank then uses our money to leverage up to 10 times.   This money multiplier is through the fractional-reserve lending concept.   So our $1000 deposit generate up to $10,000 in loans for the bank.

We then proceed to borrow that money from the bank (our own money) at a much higher interest rate, and we tie up our homes and other collateral just in case we default. Given that we are borrowing money from the banks, they set their own terms: the interest rate, the collateral requirement, the term of the loan etc. We start to complain about the terms of the loan, but it doesn’t really matter. The rules are such that he who has the gold makes the rules.  Banks make the rules and there’s no way around it.  Running out of options, we decide to sign on the dotted line and borrow the money on their terms. If we were to default, they end up taking on all the collateral they tied up.  Remeber we put the high risk money down – which is the downpayment.   That’s when we realize they tied up a lot more collateral than we borrowed.   They sale our collateral for next to nothing  just to recoup their money and we get nothing. We took on a lot more risk than we needed since we feel like we have no choice, because they (the banks) set the rules.

Then they lend the same money again.  However, most people do not default.  When the person pays the loan, the banks re-lend us the same money again and again.  They are moving money fast, taking little risk.  They are making a lot of money.  We realize we are still paying interest long after we have paid them the original loan amount.  More so, they have generated many more loans from the same money we paid them, and we are still paying them more.  We feel we have no choice, but we do. We can become the banker ourselves.  We are conditioned to deposit money into banks. Why not to deposit them into our own personal bank?  Why not lend our own money to others, take on the safer position and make more money?  Why not do our own leveraging?  Take our money, leverage it up to 10 times and lend it out?  You can do everything we’ve talked about above and make a lot of money.  However, we have to start somewhere by getting an understanding of how to create such a system.  Start buy being a private lender on a small loan secured by real estate and learn from doing so.  The secret to bankers’ prosperity is adopting their mindset, their rules, their understanding of how they manage money, use financial strategies and ultimately, leaving a legacy for the next generation of bankers in your own family.

If you would like to be a private lender and make a great return on your money secured by real estate without doing any work, then call 843-754-8174 or email support@wealthblackbox.com for more information.