How to Use Retirement Accounts As Your Private Lender

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1 How to Use Retirement Accounts As Your Private Lender Jim Ingersoll back with you on how to partner with and utilize retirement accounts to work with you on your real estate deals. Doesn't that sound cool? Well take some notes. Get something to drink and get a comfortable chair. Make sure you're in shorts and a t- shirt or whatever makes you happy and comfortable. We're going to be ready to roll here because I'm going to show you a tremendous secret. Raise your hand if you like secrets. The secret is you can use retirement accounts as private lenders. Did you hear that right? I said you can use a retirement account as your private lender. I do it all the time. It's one of the best kept secrets in America, and you're going to love it. Stay tuned. The first thing you're probably wondering is how do retirement accounts relate to real estate. Are you wondering that retirement accounts are typically stocks, bonds, mutual funds? Some people like to invest them into certificates of deposit, which is a terrible mistake. But usually that's where the bulk of all the retirement accounts are invested. In fact 98% of them are. The thing is, when you start talking to people about how they can invest retirement accounts into real estate they say, "No you can't. No you can't do that. That's impossible. How can that be done?" That's because people are not educated on the self-directed IRA. A self-directed IRA is sincerely, what I believe, the best-kept financial secret in history. People don't know they can take money out of a 401K or out of an IRA, roll it into a self-directed IRA, and work with you on real estate deals. They're in this mindset that all they've got is stocks, bonds, and mutual funds and maybe some certificates of deposit. There are plenty of people that are upset with the earnings on their 401Ks. You start educating them, start teaching them, and they're going to partner with you and do deals with you. The cool thing about a self-directed IRA is that it is self-directed. It's right in the name of the IRA self-directed. And self-directed means that you (as the account owner) can direct the investment. Almost everybody you talk to now that the market's getting better and it's getting a lot of the media attention--everybody knows it's a great time to invest in real estate. Even Warren Buffett said it right? But what people don't know is how to do it when they don't have the skillset and they don't have the education and they want to be passive. But the key is to joint venture with somebody like you who's got the skillset, the education, the wherewithal, and the ambition to go out and find some really great deals. What do they need? They need a great catalyst like you, somebody who can go through all the numbers, who can identify the criteria to buy investment property and buy at the

2 right price, control contractors, and get houses rented. They need a great catalyst and then they are ready to go. Let me back up a little. What is an IRA? Raise your hand if you know because I'm looking at you. An IRA is just an individual retirement account. It was set up by Congress back in the 70s, I believe, to allow people that are going to save for retirement and not rely on pensions to achieve that while attaining certain tax breaks. You probably have had a job where you enjoyed the benefits of a 401K. The only real difference is that a 401K is a company-sponsored program. If you were putting in 3% of your pay every week then the company that you work for matches that at another 3%. That's a really good deal by the way. It's free money going into your retirement. That's what a 401K is. How does this all relate back to real estate investing without banks? The fact is you can take a regular IRA, which could be a Roth or a traditional IRA. Or you could take a 401K from when somebody left one job and went to the other and roll those into a self-directed IRA. Once it's in a self-directed IRA, they can fund your deals. It can be your private lender. And what that does is you've got a 98% opportunity. Do you like a 98% opportunity? Only 2% of all retirement accounts are self-directed. There are literally billions (that's billions with a B) of dollars that you can show people how to roll into a self-directed IRA and do deals with you. That's the key. You're going to hear this throughout this module. Educate people, tell the secret, and you will get people to invest with you on houses just like the one in this picture. If you do this, you will end up with a lot of money to buy houses. That (as you know because you're a good catalyst and you can buy houses for pennies on the dollar and get them fixed up) will eventually lead to your financial freedom by building residual cash flow streams and net worth. The cool thing about a self-directed IRA and specifically investing with real estate is the self-directed IRA has tremendous tax-deferred benefits and a lot of tax-free benefits if you invest with a Roth IRA. You combine it with the power of the best wealth building mechanism that we have, real estate assets, and you've got a combination that is like Batman and Robin. That's what a self-directed IRA and a real estate deal is because you can't break it. It's really, really good. Who wouldn't want to invest and do some joint venture deals with you? The nice thing about it being in retirement accounts is they don't need the money to live on day to day. That is a huge benefit and one of the number one reasons you want to invest with people that have retirement in savings as your private lender. I said earlier 98% of all accounts are with a stock brokerage or a bank. The 2% that are actually a self-

3 directed IRA are with a standard, third-party custodian or a real self-directed IRA administrator. There are a number of those available. A couple of them that I really like a lot are Equity Trust. You can also go to my friends over at Quest IRA, headquartered out of Houston, Quincy Long. Make this as a homework note: Go to and hit the "educate" link, and you will find out tons of information on investing with self-directed IRAs, how to get them rolled over, and how they can be used for real estate deals. There are two main kinds of IRAs that you need to be aware of, so when you're educating people you sound educated yourself. The first is a traditional IRA. This means that the gains compound tax deferred. If you're working with a private lender who's got a self-directed IRA, the gains that person is building in its traditional IRA are not paid until he retires. And then the taxes are payable at the tax rate of that retired person. One of the negatives, again, is not just the taxes but the beneficiaries also pay taxes. So if the person who owns the self-directed traditional IRA dies and leaves it to his two sons, each of them will pay taxes as they pull the money out. But let me introduce you to my friend, Mr. Roth IRA because it's got the same really great benefits but a much better one. This is like an IRA on steroids because all of the future distributions when the account owners goes to take the money out are tax free tax free tax free over the entire lifetime. And if you set your beneficiaries up right when you die and the money goes to your three girls, they too, over their entire lifetime can take out of the IRA completely tax free. That's a huge benefit of a Roth IRA. Now if you have the ability to educate some people you know how to take a 401K, roll it into a Roth IRA (they'll have to pay tax when they do that), maybe it's already in a Roth, or open a new Roth, and then work with you as a great catalyst on some real estate deals, you should have no trouble finding money. Now what investments can be self-directed? I mentioned real estate, but just so you're aware, self-directed IRAs exceed even just real estate. It can be stocks, bonds, mutual funds, and traditional financial investments, real estate. It can also be oil. It can also be gold and silver and things like that. There are some exceptions of course and those include collectibles or alcohol (sorry you can't invest in vintage wine or anything like that). Stamps, coins, and insurance policies are forbidden as well. The good news is that there are a lot of really cool things in real estate that you can invest with a self-directed IRA. They include apartments, townhomes, and condos.

4 If you're in L.A. or Myrtle Beach or somewhere where there are great deals on condos right now, and you want to buy some you can do that with a self-directed IRA. Commercial property: maybe you want to build yourself up like Donald Trump. Maybe you want to get into buying land or single families. There are a wide variety of things that you can invest in. There are some things to be aware of that are called prohibitive transactions with retirement accounts. Write these down. The prohibitive transactions basically are that you as the account holder cannot personally benefit from your IRA investments. This is very tempting for people to break. Raise your hand if you're going to commit to me not to break these rules. You cannot personally benefit from your own account. If you're going to joint venture with somebody, and you're going to fix and flip a house, and it's going to create a $15,000 payday say, that $15,000 doesn't go into the person's personal checking account. It goes back to the IRA account. Do you see the distinction? The profit goes back to the IRA and not into a personal account. That's all that means. Number two: disqualified people - spouse, lineal ascendants and descendants and their spouses, like in this picture. You've got a husband and wife and their kids. Their kids cannot personally benefit and neither can their parents. Cousins, aunts and uncles, brothers those are already possibilities of people that you already know that might be able to work with you on some real estate deals. Make a little list right now (because you're going to make a bigger list later) of three people that you're thinking of right now that are not disqualified. This can be aunts, uncles, brothers, sisters, and cousins who need to hear the secret of how they can work with you on a real estate deal using their retirement account. Let me just kind of summarize this segment a little bit because I wanted to give you an overview of a huge financial secret and the power of a self-directed IRA that can be your joint venture partner. It could be your private lender and do some deals with you. The first thing is you have to teach people how to roll it into a self-directed IRA. It's very easy. All you do is go to the custodian's web site. It's usually just a couple pages form you fill out. It takes about three weeks to get it done. That will roll it over from a 401K into a self-directed IRA. Once it's there, you can teach them very easily how to be your private lender using the structures in this course. You can joint venture to buy and hold. You can do debt financing to fix and flip, start making money. The cool thing is that you're not going to use any of your own money, that you don't have to have good credit, and that you can start to enjoy the freedom that comes by building residual income streams investing in real estate assets.

5 That's it. That's an overview of using retirement accounts and teaching people how they can roll into a retirement account and become your private lender. You have billions of dollars out there. Start sharing this secret in your social media contacts. Start sharing it when you go to lunch or business networking events, and you will start finding who people want to partner with you. I'm Jim Ingersoll. I hope you really enjoyed this segment on investing with retirement accounts. If you have questions I hope you wrote them down. Put them on the forum, and I will be more than happy to answer them. Thanks and best success to you.

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