Net Lease Investor’s Options and/or Alternatives

August 11, 2015July 21, 2018 dajkgroup asset management, Business Consultant, Entrepreneur, investor, net lease, NNN CRE, real estate Business Consultant, business incomes, business owner, commercial real estate acquisition, entrepreneur, investment, investor, net lease, Net lease Buyer, NNN CRE

Net lease investor’s objective is:

1) his target CAP rate;

2) with high or with the lowest net lease management fee.

There is a San Diego-based Net Lease Management.

http://netleasedmanagement.com/

“Net Leased Management is a cost-effective administrative and management support solution for net-leased property owners. For a small monthly fee, Net Leased Management provides accounting services, monthly financial reporting, lease administration, property-tax compliance and insurance compliance; handles any landlord obligations; and conducts site visits as needed. We also provide access to a master insurance policy for investors to capitalize on bulk pricing and increased limits.”

[Full article…]

Please note a Higher CAP rate is higher the risk and more involvement with property management.

Is there any alternative without paying fee or paying the lowest to net lease management?

Yes, I highly recommend all our clients/investor to select only a true triple net lease or an absolute NNN lease.

The more fees investor is paying for a third party; his return of investment would be reduced proportionally as well.

In fact, different net lease investor has different investment objectives. My task is providing all options both pros and cons and both advantages and disadvantages.

Strategically, when the net lease investor combines with his high taxable income with his net lease investment, it would be a greater benefit for him in a long-term investment.

This strategy would accomplish reducing taxable liability: converting his short term to long term gain which in turn will be taxed at the lowest tax bracket, his fixed income from lease revenue is a passive income to an investor. [Learn more…]

I would inform all my clients about these options and they need to decide how they would like to proceed.

[Learn more…]

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Fine Artwork Can Leverage for Additional Liquidity – Creative Finance

June 24, 2015July 2, 2015 dajkgroup art collector, asset management, Business Consultant, business finance, business owner, Entrepreneur, finance, insurance, investment, investor AIG, Allianz, Art Collector, Business Consultant, business owner, creative finance, entrepreneur, Euler Hermes, financial instrument, insurance, insurer, investment, investor, Lloyd

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Our recent study showing creative investors especially net lease commercial real estate have increased using their art collections as collateral loan. The question is WHY?

The value of their art collection has increased significantly for last several years now. However many art collectors do not want to sell their arts because of too expensive when they sell as mentioned in our previous blog, “The Best Way Creating Liquidity Value of Your Art Collection – Borrow”

There are more willingness banks and smaller art lenders are aggressively offering loan secured by art collector.

For art collector (borrower), it depends on what type of loan, the loan-to-value (LTV), annual interest rate and terms.

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There are two types of secured art-loans

Recourse
Non-recourse.

Recourse loan where art is required as collateral for the loan but the borrower also has to provide a personal guarantee of payment. That means if the borrower defaults and the bank can’t recover the full amount of the loan by selling the art, it can make a claim on the borrower’s other assets.

Non-recourse loan where it does not require borrower’s personal guarantee. The artwork is the only asset that is the security for the loan.

Because of the low risk associates with the recourse loan, lender offer much lower rates. It’s also a part of an overall relationship with a wealthy client. Borrowers may be able to get rates as low as prime plus 2% or 3%. Conversely, the non-recourse loan, annual interest rates vary largely but typically range from prime plus 6% to 13%.

The minimum loan is $US 5 million for an art-secured loan. Since loans typically are around 50% of the appraised value of the art, the borrower’s collection would need to be worth around $10 million or more. Also the minimum value of each piece is $200,000.

These are typical requirements for these art-loans.

Borrower requires proof of authenticity such as purchase document, exhibition history, sale history and inclusion in a catalog.

Borrowers also need to prove that they own the art outright, with no possibility of anyone else claiming it in situations like divorce or a disputed inheritance.

In addition, certain lender prefer a certain type of art collections. They make better collateral than other. For instance, some lender prefers artworks from ancient civilization; other lender prefers artworks between 19th century impressionist painting and postwar or contemporary art.

Where the money goes are stated in our previous blog: ““The Best Way Creating Liquidity Value of Your Art Collection – Borrow”

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. There is no maximum amount.

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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?

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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!

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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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Currency Exchange update 5/20/15

May 20, 2015May 20, 2015 dajkgroup Business Consultant, business owner, Currency Exchange, Entrepreneur, export_Import, finance, investment, investor, net lease, NNN CRE, real estate Business Consultant, business owner, commercial real estate acquisition, currency exchange, currency rate, entrepreneur, FM Global, FOREX, import export business, investment, investor

Currencies

The USD is slightly stronger against G-10 currencies with the lone exception being the GBP. Among G-10 currencies, the Danish krone and euro show the greatest decline with both lower by about 0.5%. Among emerging market currencies the South African rand, Argentine peso and Turkish lira are all better by nearly 0.3% while a host of currencies are lower with the Russian ruble and Polish zloty off in excess of 1.0%

If we can help you with any Foreign Exchange needs, please do not hesitate to contact us.

Please note a minimum per transaction is $US 100,000

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Our net lease commercial real estate investment is also available for investors who are seeking for an alternative investment secured by real estate, low risk, reasonable yield and provide fixed monthly income.

Real Estate Lenders nationwide…? (residential & commercial)

Investors or Borrowers have challenging credit issue…? Our private real estate lender network may provide funds for your project. If you have a good credit score, our relationship with Wells Fargo bank may provide funds for your project. Please contact us with your inquiry information.

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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What is an alternative investment real estate versus vacation home…?

May 13, 2015May 13, 2015 dajkgroup Business Consultant, business finance, Entrepreneur, finance, investment, investor, net lease, NNN CRE, real estate Business Consultant, business incomes, business owner, commercial real estate acquisition, Dollar General, entrepreneur, investment, investor

Mortgages on vacation properties have harder terms—and more expensive to own than a primary residence.

Is your vacation home an investment property? Homeowner would need to consider and calculate

Cost of the mortgage
Insurance
Taxes
Maintenance & Repair

Lender’s requirement are higher down payment and at least 50 basis point on the second home comparing with your primary home.

In addition, lender would calculate your debt-to-income (“DTI”) against the borrower when they apply for another mortgage. Under current federal laws, a borrower’s DTI must be 43% or lower to qualify for most mortgages. This DTI percentage measures the borrower’s overall monthly debt payments relative to income—the lower the debt, the better.

In fact, many lender also calculate the vacancy rates, roughly from 25 to 30% of the year.

Borrower may have to research for lender who are non-traditional lenders for the investment-home market who would willing providing 30-year, fixed-rate mortgage specifically developed for landlords who cannot qualify for loans from traditional lenders.

In general these lenders term at higher interest rate and loan-to-value (“LTV”) is approximately 75% the property’s appraised value. Please note the minimum credit score is 650.

The rental income covers mortgage payments and still enjoy the property for some personal use.

Here are some consideration for using a vacation home for rental:

Documentation & Paperwork. Borrowers hoping to qualify for an investment loan can expect lenders to ask for proof of ongoing occupancy, such as a copy of the lease and evidence that a security deposit was collected

Higher taxes. Non-primary residences aren’t eligible for homestead exemptions on local property taxes. Mortgage interest on investment homes isn’t deductible for federal income tax purposes.

States and local municipalities require vacation-property owners to collect and pay the same lodging taxes as hotels and charge stiff penalties to nonpayers.

Maintenance & Repair. Maintenance and insurance costs will have higher rates than homeowner’s policies. Vacation rentals also require cleaning and marketing, which can be handled by a real-estate management company—at an additional cost.

Alternative, net lease commercial real estate (“NNN CRE”) investment is a long term, secured by real estate, low risk, reasonable yield and fixed income. You may not need to factor a maintenance and repair if you know how to select a right net lease property.

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What to Know Before Buying an Investment Property

Case Study: Sale-Leaseback Technique of Wendy’s and McDonald

May 12, 2015May 13, 2015 dajkgroup Business Consultant, business finance, business owner, Entrepreneur, finance, investment, investor, net lease, NNN CRE, real estate budget analysis, Business Consultant, business incomes, business owner, case study, commercial real estate acquisition, investment, investor, Lesson Learn, net lease, Net lease Buyer, NNN CRE, Sale-leaseback

Wendy’s Refranchising 640 Stores

Following a pattern we’re seeing in the wider market, Wendy’s this week announced that they were going to sell as many as 640 stores to their franchisees. This on the heels of McDonald’s announcing they would do the same for 3,500 stores as part of their effort to boost the bottom-line.

It’s not exactly clear how many, but certainly some sizeable percentage of these stores may be candidates for sale-leasebacks by the Franchisees. Sale-Leaseback activity in the franchise space has been brisk this year and a flurry of new inventory of this type is exactly what the market is looking for.

With constrained supply and high demand, these franchisees would likely have no problem doing sale-leasebacks to help them finance the store purchases, particularly if the stores in question have a good sales history and the franchisee is substantial enough.

This refranchising trend has been increasing lately largely as a mechanism of the franchisors to trim corporate overhead costs. [1]

Why and How?

Commercial real estate owner find ways to generate revenue and increase capital. A sale-leaseback technique unlock the equity a company has in its real estate and to convert that equity into cash. This involves selling the institution’s headquarters or branch offices and simultaneously leasing them back long-term.

In addition, many property-owners are recognizing the tax benefits and other advantages of these transactions. Finance adviser/consultant can advise clients on the benefits and help them find sale lease back providers.

In general by sale-leaseback its property, a property-owners can lower its operating costs and use that money to increase its cash flow.

Six benefits of sale-lease back transactions:

1) Favorable Impact on Earnings. A sale-leaseback transaction converts noncurrent fixed assets such as real estate into current liquid assets— i.e. cash. It can generate a gain on the sale when properties’ market or appraised values are more than the depreciated book value. Property-owners often can improve their earnings by reinvesting the cash at a greater rate, retiring high cost debt funding mergers and acquisitions, expanding operations, or taking advantage of special investment opportunities.

2) Total Facility Control. Simultaneously with the sale, the company leases back the property for an initial lease term — typically 15 years with renewable five-year options. In effect this gives the company control of its real estate for at least 40 years. This would be identical to ownership of the property’s normal useful life.

3) Low cost of Money. A sale-leaseback transaction can be a quick economical way to raise capital compared to the process of originating a new stock issue. Issuing new stock may result in an ownership dilution at unfavorable prices or with unwanted investors.

The leaseback is a low-cost technique that avoids these consequences as a rule, a sale-leaseback transaction should provide capital at an effective cost of 100 to 150 basis points less than that of long-term mortgage financing or the long-term conventional debt market. It should have no restricted covenants and no principal repayment after all lease payments.

4) Recapture all costs. In a typical sale-leaseback transaction, the company would recapture all costs relating to the property’s current market value, including legal fees, surveys, architectural engineering, title, and any other closing costs or property- related fees. This contrasts to conventional long-tern mortgage financing, which is usually restricted to percent of the current market value.

5) Regulatory Compliance. The cash a business receives from a sale-leaseback transaction can help it improve its primary and total capital-to-assets ratios The profit on a sale-leaseback transaction from depreciated value to current appraised value can increase a company’s net worth.

6) Off-balance-sheet Finance. By carefully structuring an operating lease, the transaction would not require capitalization under Financial Accounting Standards Board is criteria. In turn, this allows off-balance-sheet treatment, which in effect would have a more favorable impact on the company’s earnings and improve its financial ratios.

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[1] Wendy’s Refranchising 640 Stores

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Would you like to reduce your cost of export and import business?

May 11, 2015May 11, 2015 dajkgroup Business Consultant, business owner, Currency Exchange, Entrepreneur, export_Import, finance, insurance, investment Business Consultant, business incomes, business owner, currency exchange, currency rate, entrepreneur, FM Global, FOREX, import export business, insurance, insurer, investment, investor

Export and Import Business’ cost can be reduced significant with accessing to a correct and factual information. Full list of Country Limitation is available for download.

Attention: Multi-Buyer, Bank Letter of Credit and Repetitive Policy Holders, Insurance Brokers!

USA-Export-Import Bank (“Ex-Im Bank”) cover/support for private sector transactions is typically limited to transactions with a commercial bank as obligor or guarantor.

Ex-Im Bank will consider transactions without a bank undertaking on a case-by-case basis. Regarding the latter, Ex-Im Bank may consider corporate entities that are able to provide detailed financial information sufficient to enable Ex-Im Bank to reach a credit conclusion. Such information should include financial statements audited by an affiliate of an international accounting firm and prepared in accordance with International Financial Reporting Standards (IFRS), and the statements should reflect material bank borrowings.

Full list of Country Limitation is available for download.

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