The relationship of a Commercial Real Estate’s Cap Rate and a Federal Reserve’s 10-Year Treasury Rate

September 18, 2015July 21, 2018 dajkgroup art collector, asset management, Business Consultant, business entity, business finance, business owner, Entrepreneur, finance, interior designer, investment, investor, net lease, NNN CRE, real estate Art Collector, Art loan, Asset based finance, Business Consultant, business entities, business incomes, business owner, commercial real estate acquisition, creative finance

Commercial Real Estate’s Cap Rate is average 436 bps over 20 years reference to Federal Reserve’s 10-Year Treasury Rate. In fact, its average from 1990 to 2000 is 450 bps and its average from 2002 to 2015 is 425 bps.

Transactions in 2015 are on course to exceed pre-recession peak levels, and most property sectors continue to see inflows of equity and disciplined underwriting by debt providers. With positive economic trends lifting gauges of property performance, commercial real estate remains a favored asset class on a risk-adjusted basis.

Another words, the sophisticate and savvy CRE’s investor are studying and analyzing carefully its Federal Reserve’s 10-Year Treasury Rate in order to make an informed decision on his next acquisition. It would help reduce his risk significantly.

Commercial property sectors continue to perform well amid this extended period of low interest rates and the Federal Reserve’s decision will not disrupt property performance

The Federal Reserve opted Thursday 9/17/15 to maintain its benchmark lending rate at or near zero percent. While acknowledging that the U.S. labor market continues to improve, the central bank also heeded softer conditions in foreign economies in reaching its decision to defer the first hike in the Federal Funds rate in approximately nine years. Fed Chair Janet Yellen and voting members of the policy committee will proceed cautiously, monitoring for contagion risks from other countries that could adversely affect U.S. economic performance.

The Fed’s next opportunity to take up the rate hike question comes at its meeting next month, but it may wait until December to act. Until the next meeting, the Fed will scrutinize incoming data on economic momentum, inflation trends, and international volatility. Mortgage spreads widened during the summer in anticipation of a rate increase, and little appreciable effect on spreads is likely to occur in the near term.

The central bank’s decision to hold will likely spark a new round of questions about the strength of the U.S. economy in spite of relatively strong underlying fundamentals. Through August, the labor market had added an average of 212,000 jobs per month, an amount less than the pace set in 2014 but sufficient to support a forecast of 2.7 million positions this year. Factors weighing on the U.S. economy, however, include soft exports stemming from the strong U.S. dollar and anemic inflation principally related to low gas prices. Core inflation, which strips out volatile food and energy, rose only 1.8 percent year over year, below the Fed’s target threshold of 2.0 percent.

Commercial property sectors continue to perform well amid this extended period of low interest rates and the Federal Reserve’s decision will not disrupt property performance. With job growth generating new commercial space demand that dramatically outpaces construction levels, vacancy in the primary property segments remains on track to decline this year and support additional rent gains. Apartment construction has ramped up, but favorable demographic trends and challenging conditions for first-time homebuyers will continue to sustain extremely low vacancy in the multifamily sector.

Low-interest rates, steady performance gains, and competitive yields are supporting investment in a wide array of commercial properties. Transactions in 2015 are on course to exceed pre-recession peak levels, and most property sectors continue to see inflows of equity and disciplined underwriting by debt providers. With positive economic trends lifting gauges of property performance, commercial real estate remains a favored asset class on a risk-adjusted basis.

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Decade of Peace sculpture: “The Sporting Chances for Peace”

This limited edition #1 is no longer available for sale. However, the remaining of Edition 1799 sculptures is available for pre-order. Please note we are also seeking for:

Art Collectors/Investors
Sponsors
Long-term Lease

We are processing and engaging with our investor regarding Limited Edition #1. When it’s finalized in 4Q 2015, the press conference will be announced the owner of this Edition #1. Our investor has committed to the purchase price of $US 50 million.

Once this public announcement is scheduled, our remaining editions’ price will be raised at a minimum of $US 500,000.

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Partnership

We are proud to be a partner of HEAG Medical Community of Ghana. [Learn more…]

DAJK GROUP is the place where investors, business owners, and entrepreneurs can research and find useful information, insight, resources, advice, guidance, and inspiration for acquiring funds for their project, acquisition for their net lease commercial real estate, increasing their assets and running their profitable business.

Our group of expert Oil Trader, Commercial Real Estate Specialist, Asset Management, and Business & Financial Analyst, can help to answer all your questions and to provide you with investment alternative and options catered to your investment strategy. Sign-up for a free 30-minute consultation with us now!

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Net Lease’s Sale leaseback and Built-to-Suit Strategy

September 9, 2015July 21, 2018 dajkgroup asset management, Business Consultant, business entity, business finance, business owner, Entrepreneur, finance, investment, investor, net lease, NNN CRE, real estate Asset based finance, Business Consultant, business entities, business incomes, business owner, case study, commercial real estate acquisition, creative finance, entrepreneur

Net Lease’s Sale-leaseback and Built-to-Suit Strategy

The growing business who owns real estate can raise an inexpensive working capital and/or debt reduction with Net Lease’s Sale-leaseback and Built-to-Suit Strategy.

Sale-Leaseback Strategy

Sale-leaseback strategy is a form of financing in which a company sells its real estate for cash and simultaneously signs a long-term lease with the buyer. Sale-leaseback transactions provide the lessee company with a source of capital that is an alternative to other financing sources such as corporate borrowing, mortgaging real property or selling shares of common stock.

A Seller/Tenant is able to convert the value of real estate assets into working capital it can use to:

Pay-down debt
Fund acquisitions
Reinvest in the core competencies of its business

Build-to-Suit Strategy

Through build-to-suit strategy, Investor/Lender (“Investor”) provides a growing company with the funding for the expansion of an existing facility or the construction of a new facility in a different location. Investor can source, facilitate, arrange, structure and close the build-to-suit transaction.

The build-to-suit provides innovative financing for:

Expanding existing facilities/constructing new facilities
Debt reductions
Mergers & acquisitions
Leveraged/management buyouts
Corporate restructuring/exit financing
Acquiring addition facilities, technology, and equipment to grow business
Transition out of a synthetic lease, mortgage or other binding debt instruments
Matching long-term assets with long-term liabilities

Case Study: WPC’s Key Facts of Net Lease’s Sale-leaseback and Built-to-Suit Strategy

W. P. Carey Inc. announces that it has acquired a portfolio of three truck and bus servicing facilities for approximately $42.9 million. The facilities, two in Germany and one in Austria, were purchased from the developer and are net leased to wholly-owned subsidiaries of MAN SE for a period of 15 years. (PRNewsFoto/W. P. Carey Inc.)

Well-established, industry-leading tenant: The MAN Group is one of Europe’s leading producers of commercial vehicles, engines and mechanical engineering equipment. It is a publicly traded company with a market capitalization of approximately $15 billion and is 75% owned by German automotive group Volkswagen AG.
Critical, well-located facilities: The three facilities, originally built to tenant specifications, are among the largest service stations operated by the MAN Group and serve as an important sales driver for its 24/7 fleet repair and maintenance servicing operations. Located on arterial routes, the facilities benefit from the high commercial traffic flow that connects several major German and Austrian cities and links Europe’s eastern and western markets.
Long-term net leases with built-in rent growth: All three facilities are net leased, with a remaining term of approximately 15 years and CPI-based rent escalations.

Reference: NEW YORK, Sept. 9, 2015 /PRNewswire/ — (NYSE: WPC), a real estate investment trust specializing in corporate sale-leaseback and build-to-suit financing, and the acquisition of single-tenant net lease properties, announced today that it has acquired a portfolio of three modern truck and bus servicing facilities for approximately $42.9 million (€38.9 million). The facilities — two in Germany and one in Austria — were purchased from the developer, Wohnungsunternehmen Semmelhaack, and are net leased to wholly-owned subsidiaries of MAN SE (The MAN Group).

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Rent to Own or Lease Option Strategy (“R2O”): Case Study Wall Street Firms

August 4, 2015July 22, 2018 dajkgroup asset management, Business Consultant, business finance, business owner, Entrepreneur, finance, investment, investor, real estate Asset based finance, Business Consultant, business entities, business owner, creative finance, entrepreneur

Home Partners of America has received $US 500 million equity investment for R2O.

Home Partners’ Acquisition’s requirements:

Suburban location with a strong school system
Home price: from $100,000 to $725,000
Term: within 5 years
Purchase Price: increase annually; a markup 28% from initial list price or 5.6% per annum.
Lease: increase annually or 16% from initial lease rate or 3.2% per annum
Metropolitan Areas: 15 states, including California, Florida, and Texas.
Target Tenant/optionee: middle-class and affluent clients who have steady jobs and an overall financial history.

Other Wall Street Firms: New York City-based HomeLPC and Premium Point Investments.

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For tenant/optionee, they are paying a premium over renting and buying a typical home. These homes are in better neighborhoods with better school districts than most single family rental properties.

Alternative for saving more money: Tenant/Optionee can seek for:

For sale by owner with cosmetic fixer property.
Negotiate a fixed lease and lock in the purchase price within 5 years.
For sale from HUD home

For small operator/beginner in rental investor: Emulate Home Partner’s acquisition requirements. You can begin with one property at the average home price in your area.

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Reference: rent-to-own-homes-make-a-comeback

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The Best Way Creating Liquidity Value of Your Art Collection – Borrow

June 20, 2015June 28, 2015 dajkgroup art collector, asset management, Business Consultant, business finance, business owner, Entrepreneur, finance, insurance, investment, investor AIG, Allianz, Art Collector, Business Consultant, business entities, business owner, Contract Review, entrepreneur, Euler Hermes, financial instrument, insurance, insurer, investment, investor, Lloyd, Loan to financial instrument

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Unlocking the Value of Your Art Collection

Art collectors have high value inaccessible in their art collections. If they need to access of this value, they do not have to sell their art to create liquidity – Borrow. They can borrow funds and retain possession for their art.

There are big advantages to borrowing – avoiding selling cost, capital gain and taxes. It could be up to 65+ percent. These combination can make it VERY expensive to sell.

What is the alternative to access its liquidity? Borrow.

For example: A collector sells his art for $US 10 million. Assuming selling costs of 20 percent (20 percent of $US 10 million = $2 million) and an original cost of $US 1,000,000 for the art.

Funds realizes a before-tax profit: $US 7 million.
Net to collector: $US 4.2 million (this profit is subject to capital gains tax. Assuming a rate of 40 percent (28 percent federal plus 12 percent state), the collector pays $2.8 million in capital gains tax, and nets $4.2 million.
Net to heirs: $US 2.1 million (these net proceeds are subject to estate taxes at the collector’s death. Assuming a 50 percent rate, the heirs receive only $2.1 million — on art sold for $US 10 million! This represents a loss of 79 percent across a single generation, and underscores the cost of selling art.)

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By selling during his lifetime, the collector pays 2 levels of tax: capital gains and estate. By borrowing to create liquidity, the collector can keep the art during his lifetime and have his estate benefit from a step-up in tax basis. This enables collectors to pay just one level (estate tax) rather than two. In this example, the collector could borrow as much as $US 5 million (up to half the art’s value) and keep his art. Art collector would be responsible for debt service on the loan, but he would also benefit from any appreciation on his art.

What art collectors do with the proceeds? These are few:

Entrepreneurs frequently borrow against their art to invest in their existing businesses or new ventures
People also borrow against their art to make charitable contributions, pay medical expenses, and fund divorce settlements.
An art-based loan is a low-cost option for art collectors in need of cash flow who can enjoy their art while making scheduled payments.
In these uncertain economic times, art collectors also borrow to avoid the risk of having their art “bought in” (or “burned”) at auction, which makes it difficult to sell for years to come.
Faced with estate taxes that must be paid within a short time frame, executors frequently liquidate art collections quickly. But borrowing funds to pay estate taxes and administration costs makes it possible for executors to maximize the value of the estate’s assets by selling the art over time, thus avoiding a “fire sale.”
Many arrange lines of credit and term loans to invest more art.
Some whose wealth is concentrated in art borrow funds to invest in other asset classes, such as stocks, bonds, real estate, oil, gas, private equity, and hedge funds, thereby diversifying their holdings.

Consult your financial adviser, accountant, attorney, or estate planner while making these decisions.

Does art collector want the flexibility of a line of credit or a term loan of 3-10 years?
Does art collector want a six-month loan to fund short-term liquidity needs?
Or an advance against art that art collector plans to sell later this year?

CONTACT US… Collectors interested in arranging financing should contact us for free consultation. We will assist to identify the borrowing need, determine what type of financing makes the most sense, and facilitate the appropriate lender. Please note minimum appraisal report is at $US 5 million.

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Embrace the June 2015 Call to Action (You Could Win $US 50 Amazon Gift Card!)

June 5, 2015June 5, 2015 dajkgroup Business Consultant, business entity, business finance, business owner, Entrepreneur, export_Import, finance, insurance, investment, investor Business Consultant, business entities, business incomes, business owner, Contract Review, entrepreneur, import export business, insurance, investment, investor

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We are halfway through 2015! Can you believe it?

It seems like just yesterday we were excitedly welcoming in a brand new year—nervous to get planning on your financial, net lease investment and business development goals we’d resolved to accomplish over the following 365 days.

Want More?

Are you confidently marching toward your financial, net lease investment and business development goal—or could you use a little motivation to resume the hard work?

If you’re in the latter, don’t stress.

We’re all human, and it’s totally normal to deviate off track every once in a while. The key to success, however, is learning how to refocus your efforts and racing toward your goals.

Which brings us to our June call to action: Have you ever revive a New Year’s resolution you’d given up on halfway through the year? If so, how did you go about refocusing to accomplish it by December 2015?

Maybe you favorite photo of those fabulous ocean in a prominent place as a reminder.

Or perhaps you copy of a check $US 100,000 written to yourself

Or you join a business mastermind program, a net lease investment or investment seminar with other competitive friends – to earn a spot at the top of the weekly leaderboard.

Whatever it is, we want to hear about it in the comments below—and you’ll be entered for a chance to win $50 Amazon Gift Card! Please make sure to sign-in using your email address when you comment—it won’t be visible to other users—so we can notify you if you win.

Please sign-in and comment below

Open only to who are at least 21 years old as of the date of entry. Contest running from June 6, 2015, through June 30, 2015. We will select the most compelling entry as the winner, and his or her story may be published on our website.

Please share with your friends and colleagues!

Please sign-in here

DAJK GROUP is the place where investors, business owners and entrepreneurs can research and find useful information, insight, resources, advice, guidance and inspiration for acquiring funds for their project, acquisition for their net lease commercial real estate, increasing their assets and running their profitable business. Information shown is for illustrative purposes only and is not intended as investment, legal or tax planning advice. Please consult a financial adviser, attorney or tax specialist for advice specific to your financial situation. DAJK GROUP and any third parties listed, linked to, discussed, identified or otherwise appearing herein are separate and unaffiliated and are not responsible for each other’s products, services or policies.

5 Vital Aspects You Must Know for Success in Small Business

June 1, 2015June 1, 2015 dajkgroup Business Consultant, business entity, business finance, business owner, Entrepreneur, export_Import, investment, investor Business Consultant, business entities, business incomes, business owner, entrepreneur, import export business, investment, investor

5 vital aspects you must know for success in small business

Track your return on investment (“ROI”).
Monitor cash flow statement frequently
Leverage with talent human resource
Leverage social media
Develop and have an emergency plan in place

First-time small business owners must master these 5 indispensable aspects because they are vital business factors for every business owners.

Track your return on investment (“ROI”)

Business owner must keep track on:

How much you invest?
What you invest your money on?
What you get in return for every dollar you invest?

This ROI tracking would help the business owner easier to decide where to invest and allocate your money in the future during your annual budget analysis review.

Monitor cash flow statement frequently

Diligently and thoroughly monitor cash flow statement. Business owner should only spend from the revenue you derive from the sale of your products or services.

Small business must learn how to control and ensure you have sufficient cash to cover operating expenses for at least 90 days. You have to anticipate and manage the time-lag between completing a project and receive payment.

For your small business, the cash flow statement may be the most important financial statement you organize. It traces the flow of funds (or working capital) into and out of your business during an accounting period.

For a small business, a cash flow statement should probably be prepared as frequently as possible. This means either monthly or quarterly. An annual statement is a must for any business.

In short, a cash flow statement can be used to assess the timing, amount and predictability of future cash flows and it can be used as the basis for budgeting. You can use a cash flow statement to answer the questions, “Where did the money come from?” “Where did it go?”.

Leverage with talent human resource

Small business must know what you look for and what to shun when recruit a new talent human resource. Please note your human resource is also a key area of ROI. Hiring an unfit employee can be a catastrophic impact on a small business. You must follow all required steps and take time to make your recruitment decision.

In other hand, business owner needs to make genuine attempt to correct the unfit employee within a set period of time. If he can not show any improvement or progress, you need to let him go swiftly and gracefully.

Leverage social media

such as Facebook, Linkedin, Google+, Pinterest and other popular sites. Social media is where your prospective clients and customers often hangout. Business owner’s profile must be crafted relevant to your audience and willing to participate in online discussions in your industry related chats.

Emergency Plan in place

Business owner should be prepared for a natural disaster which could either completely discontinue or disrupt your business operation. Your emergency plan should be include at the very least an alternate lines of communications with clients in order to preserve the integrity of your service. In addition, you also maintain, upgrade and updated IT equipment.

More effectively, you need to identify your critical business functions— what resources and personnel will you need to restore or reproduce these functions during a recovery? Assign disaster response duties to your employees. In addition, business owner needs to identify critical suppliers—Identify suppliers, providers, shippers, resources, and other businesses you typically interact with and need to keep your business operating. Develop professional relationships with backup vendors, in case your normal vendor isn’t available due to the emergency.

In short, the more you plan in advance for potential disaster, the quicker you recover and keep your valued and core client intact.

In conclusion, your chance for building a successful small business requires 1) Track your return on investment, 2) Monitor cash flow statement frequently, 3) Leverage with talent human resource, 4) Leverage social media and 5) Develop and have an emergency plan in place.

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Fair Market Rents – Section 8 Tenants – Update May 2015 – ALL States

May 15, 2015May 15, 2015 dajkgroup Business Consultant, business finance, business owner, Entrepreneur, finance, investment, investor budget analysis, Business Consultant, business entities, business incomes, business owner, commercial real estate acquisition, Contract Review, investment, investor, Lesson Learn

Fair Market Rents are established by HUD each year for the Section 8 Program. For more information about the annual calculation of Fair Market Rents, visit the HUD’s Office of Policy Development and Research.

HOME Rent Limit data are available from FY 1998 to the present.

Per 24 CFR Part 92.252, HUD provides the following maximum HOME rent limits. The maximum HOME rents are the lesser of:

The fair market rent for existing housing for comparable units in the area as established by HUD under 24 CFR 888.111; or
A rent that does not exceed 30 percent of the adjusted income of a family whose annual income equals 65 percent of the median income for the area, as determined by HUD, with adjustments for number of bedrooms in the unit. The HOME rent limits provided by HUD will include average occupancy per unit and adjusted income assumptions.

In rental projects with five or more HOME-assisted rental units, twenty (20) percent of the HOME-assisted units must be occupied by very low-income families and meet one of following rent requirements:

The rent does not exceed 30 percent of the annual income of a family whose income equals 50 percent of the median income for the area, as determined by HUD, with adjustments for smaller and larger families. HUD provides the HOME rent limits which include average occupancy per unit and adjusted income assumptions. However, if the rent determined under this paragraph is higher than the applicable rent under 24 CFR 92.252(a), then the maximum rent for units under this paragraph is that calculated under 24 CFR 92.252(a).
The rent does not exceed 30 percent of the family’s adjusted income. If the unit receives Federal or State project-based rental subsidy and the very low-income family pays as a contribution toward rent not more than 30 percent of the family’s adjusted income, then the maximum rent (i.e., tenant contribution plus project-based rental subsidy) is the rent allowable under the Federal or State project-based rental subsidy program.

The FMRs for unit sizes larger than 4 bedroom are calculated by adding 15 percent to the 4 bedroom FMR for each extra bedroom. For example, the FMR for a 5 bedroom unit is 1.15 times the 4 bedroom FMR, and the FMR for a 6 bedroom unit is 1.30 times the 4 bedroom FMR, and so on…

5 BR = 1.15 x 4 BR FMR
6 BR = 1.30 x 4 BR FMR
7 BR = 1.45 x 4 BR FMR
8 BR = 1.60 x 4 BR FMR
9 BR = 1.75 x 4 BR FMR
10 BR = 1.90 x 4 BR FMR
11 BR = 2.05 x 4 BR FMR
12 BR = 2.20 x 4 BR FMR

These HOME rent limits are effective June 1, 2015, and are applicable to new HOME leases and lease renewals after that date.

Attached is an update for state of California. For other states, please sign-in and request for a copy for your state.

HOME_Rent Limits_State_CA_2015

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A Great business consultant must see a white space around the black dot…

May 7, 2015May 7, 2015 dajkgroup Business Consultant, business entity, business finance, business owner, Entrepreneur, export_Import, finance, investment, net lease, NNN CRE, real estate budget analysis, Business Consultant, business entities, business incomes, business owner, business types, communication, Contract Review, entrepreneur, financial instrument, import export business, investment, net lease

A business consultant’s job is to consult. Nothing more, nothing less. It’s that simple. There’s no magic formula or secret that makes one consultant more successful than another one.

But what separates a good business consultant from a great business consultant is a passion, drive for excellence and creativity. And–oh yes–a great business consultant should be knowledgeable about the subject he or she is consulting in. That does make a difference.

Creativity is not only helps a Great business consultant can “see” things surrounding of his client’s issue, but it also provides right guidance and assists with precise and correct solution. For illustration, place a small black dot on a blank piece of fresh paper represents your client’s issue. It could be involved human resources, account receivable, account payable, expansion funds, equipment, budgeting, personnel, or even community relations. It is your client’s black dot.

Unfortunately majority of good business consultants will see ONLY the black dot. Their eyes will focus and become fixated on it. As a great business consultant, you must see all the white space around the black dot. Fill the white space with all the positive recommendations and solutions. Start to make notes. Keep thinking and writing. A great business consultant is constantly searching for right solutions to solve his client’s issue.

Within no time the white space will fade, and the dot will become unnoticeable. Your client’s issue will become workable. Furthermore, involve team members or partner with your client’s black dot. A fresh set of eyes may be all you need to make the impossible, possible. By taking on your client’s issue in pieces and parts, you can develop strategies to chip away at it. In the end, the seemingly insurmountable black dot no longer exists―you have made progress. As a great business consultant you have found ways to cope with and improve your client’s situation.

Top 10 Consulting Businesses Thriving Today

Although you can be a consultant in just about any field these days, the current top 10 consulting businesses include:

Accounting:Accounting is something that every business needs, no matter how large or small. Accounting consultants can help a business with all of its financial needs.
Advertising:This type of consultant is normally hired by a business to develop a good strategic advertising campaign.
Auditing:From consultants who audit utility bills for small businesses to consultants who handle major work for telecommunications firms, auditing consultants are enjoying the fruits of their labor.
Business:Know how to help a business turn a profit? If you have a good business sense, then you’ll do well as a business consultant. After computer consulting, people in this field are the next most sought after.
Business writing:Everyone knows that most businesspeople have trouble when it comes to writing a report–or even a simple memo. Enter the business writing consultant, and everyone is happy!
Career counseling:With more and more people finding themselves victims of a corporate downsizing, career counselors will always be in demand. Career counselors guide their clients into a profession or job that will help them be both happy and productive as an employee.
Communications:Communications consultants specialize in helping employees in both large and small businesses better communicate with each other, which ultimately makes the business more efficient and operate smoothly.
Computer consulting:From software to hardware, and everything in between, if you know computers, your biggest problem will be not having enough hours in the day to meet your clients’ demands!
Editorial services:From producing newsletters to corporate annual reports, consultants who are experts in the editorial field will always be appreciated.
Executive search/headhunter firms:While this is not for everyone, there are people who enjoy finding talent for employers.

You decide which type of business consultant you want to be – I choose to be a GREAT one.

Resources

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Financial Planning is like garlic to a vampire

May 1, 2015May 8, 2015 dajkgroup business entity, business finance, business owner, Entrepreneur, export_Import, insurance, investment, net lease, NNN CRE budget analysis, Business Consultant, business entities, business incomes, business owner, business types, case study, CD Rates, commercial real estate acquisition, communication, currency exchange, entrepreneur, import export business, insurance, investment, investor, Lesson Learn, net lease, NNN CRE

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Building a Finance Plan Geared to Growth

I would like to share with you our book reviewer from Ms. P. Fisher, “Garlic to a vampire“.

I recently read Daniel Nguyen’s Building a Finance Plan Geared to Growth, and have decided to keep this as my small business guidebook to finance management. I am not an expert, hardly even a novice, when it comes to managing my business. As a “creative” type, financial planning is like garlic to a vampire. And yet, financial planning is essential to running a successful business. I believe that part of my resistance comes from lack of understanding the definitions and how to do things such as create financial statements like profit and loss, cash flow, etc. When we don’t understand how something works it becomes twice the job and, in my case, gets put on the bottom of the “To Do” pile. What I really like about this guidebook on how to build a financial plan is that Mr. Nguyen explains what all of these terms mean. He gives us not just a textbook definition, but also shows HOW they work in relation to the overall picture of getting a small business loan, for example. He then shows a sample of what that financial statement should look like. THIS I can understand! He also tells the reader what to ask for –and what NOT to ask for. There is information on establishing credit well in advance of going for a loan, things that I can do now to prepare for my possible or projected business needs in the future. He includes guideposts of ways to evaluate the progress and effectiveness of my current business needs, and then how to assess my possible future needs. Then, for when I am ready to go for a loan, I like the True-False test that he includes in the text. This test allows me, as the business owner, to self-score how prepared I am to go meet with the banker. This book is a wealth of good advice, resources and tools that I can use in understanding and applying good financial practices in my business.

I feel that if I follow the outline of this book that I could meet with a bank lender and not appear to be an idiot. Mr. Nguyen has thought of not only the standard things that I will need to bring and think about beforehand, but also other possibilities that a lender might want to know. For example, he writes that I, as a business owner, should have not one, but two possible repayment plans, to reassure the lender that I am a good risk. This is good, easy-to-understand information- he gets a score of “10” from me on a practical help scale.

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5 IRS Categories’ Audit Risk for Small Businesses

April 19, 2015May 8, 2015 dajkgroup Business Consultant, business entity, business finance, business owner, Entrepreneur, investment, investor budget analysis, Business Consultant, business entities, business incomes, business owner, business types, communication, entrepreneur, investment, investor, tax deduction

It is very stressful when find yourself under the IRS microscope. Here are 5 categories that impact audit risk for small businesses according to the IRS commissioner.

The best course of action: Retain all receipts and other tax papers (even if scanned into your smartphone or desktop), conscientiously record income and expenses, and work with a certified professional accountant.

Highlights:

Entity type
Income level
Location
Deductions
Type of business

Entity type

From a legal standpoint your business entity impacts your IRS audit risk. Statistics in the 2014 IRS Data Book show that an S corporation or partnership (including a limited liability company filing a partnership return)—regardless of income or other factors—had only a 0.4% chance of being audited in the government’s fiscal year ending September 30, 2014. In contrast, a sole proprietorship with gross receipts between $100,000 and $200,000 had a 2.4% audit risk (or 6 times as great as the other pass-through entities).

What will you do if you operate your business as sole proprietorship? It’s important to recognize that being a sole proprietor places greater need on owners to maintain good books and records and follow tax rules.

Income

The amount of gross receipts (fees, sales receipts, and other earnings before any deductions) impacts the audit risk of sole proprietorship. Here’s what the Data Book shows for the government’s 2014 fiscal year:

*Gross receipts*	*Percentage of returns audited*
Under $25,000	1.0
$25,000 to under $100,000	1.9
$100,000 to under $200,000	2.4
$200,000 or more	2.1

If you’re a sole proprietor, you should simply put on the alert to use good business practices as protection in case of audit.

Location

IRS offices are staffed differently in various locations across the country, enabling some offices to conduct more audits than others. There is no current data on how this impacts your audit risk (in prior years, certain districts such as Manhattan, NY, and Houston, TX were known to have higher audit risks).

Again, should you relocate to a place with little or no IRS coverage? No. Just be prepared to face an audit, use good business practices by carefully tracking your income and expenses and use certified professional accountant.

Deductions

The type and amount of deductions claimed can flag a return for audit. Because travel and entertainment expenses deducted for business may arguably be more personal in nature, the IRS looks carefully at these write-offs to make certain they are legitimate and that they have been adequately substantiated.

Also IRS computers are purported to select returns of businesses that take unusually high deductions relative to their income. (One government agency reported back in 2004 the average expenses for sole proprietorships.) Once selected, an agent may look a little more closely before deciding whether to commence an examination. This may simply be asking for substantiation of deductions claimed on the return (a process that can be done by mail or phone).

Please note businesses should take every deduction to which they are entitled. However, they must have required documentation and records (e.g., receipts, logs) for these business deductions.

Type of business

Cash businesses are suspected of omitting income because they can; there is little or no paper trail. In fact, cash businesses are said to be a large part of the more than $450 billion tax gap. The tax gap is the spread between what the government thinks it should collect and what it actually collects.

There is an IRS audit guide specifically for cash intensive businesses (e.g., beauty shops, car washes, laundromats, and many other types of small businesses), which instructs agents about what to look for during an audit. Cash businesses should review this guide to learn what they can do to create audit protection, just in case they are selected for examination.

Conclusion

There are no statistics or other evidence to show taking a home office deduction is an audit red flag. According to the Small Business Administration (SBA), 52% of all businesses in the U.S. are home-based, so it’s not likely that the IRS is going after every one of them.

The conclusion that your business is at IRS audit risk under any of these or other categories. The best course of action: Retain all receipts and other tax papers (even if scanned into your smartphone or desktop), conscientiously record income and expenses, and work with a certified professional accountant.

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