How to Quickly Open a Self Directed IRA so You Can Invest in Real Estate, Notes and Deeds of Trust

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1 How to Quickly Open a Self Directed IRA so You Can Invest in Real Estate, Notes and Deeds of Trust IRA funds are typically invested in public traded stocks, bonds, mutual funds and money markets, but can also be invested in Real Estate, Trust Deeds, Mortgages, Promissory Notes and Private Stocks or Bonds. It can be quite profitable to purchase your favorite investments with your IRA funds to so you can take make stronger returns and avoid income and capital gains taxes. To take advantage of this, your current IRA custodian must allow real estate and/or trust deed investments with your account (most custodians don t allow this). If not, you can easily convert or rollover your IRA/401K into a self-directed IRA account. There are about a dozen custodians which specialize in self directed IRAs which you can choose from. The ongoing management and transaction fees vary from custodian to custodian, and you should be aware that the fees can be more expensive than with a normal IRA account. Here are several self directed custodians for you to choose from: PENSCO Trust Company Customer Support (800) Web Site The person who can help you directly is Karen Walls at x5709 Equity Trust Company Customer Support (888) Web Site The person who can help you directly is Danielle Folop at x167 Trust Administration Services Corp. Customer Support (800) Web Site Most investors prefer to combine their IRA accounts. If you have several IRA accounts, you can combine them together at the same time you move to a self directed account so you end up with a bigger amount for you to work with. You ll find it simpler and more cost efficient to invest with one self directed IRA account of $100,000 in real estate and notes, rather than four accounts of $25,000 each.

2 Note: You will not be able to combine your ROTH IRA with a Non-ROTH IRA. To set up your self directed IRA account, click on the links above and decide which of the self directed custodians you want to use. You can also find other custodians by searching the web for self directed IRA custodians. Make sure that the custodian you select is set up to assist with self-directed investments in real estate and notes and not just allowing you to self direct your investing in stocks and bonds. Here is a summary of the steps that are required to move to a self directed IRA custodian 1) Print out the new account application and the transfer existing account forms 2) Using your existing IRA account statements, fill out the forms making sure to use the correct name and account number from your existing accounts 3) Visit your local bank to get a Medallion Signature stamp. This is similar to a notary s stamp, but it is used for important paperwork such as IRA accounts to help protect you from having someone transfer your accounts without your approval. 4) Overnight the filled out forms and copies of your existing IRA account statements to the NEW self directed IRA custodian. Your new custodian will open your self directed account and then arrange the transfer of funds from your existing IRA account(s). The entire setup and transfer process usually takes 2 to 4 weeks. Once established, your self directed IRA account can then be invested directly into real estate, promissory notes, deeds of trust and other non traditional investments. To make an investment, you will fill out another form which allows you to tell your custodian what to do with your IRA funds. Prohibited Transactions when Investing with Your Self Directed IRA When investing with your IRA funds it is important to understand that there are some prohibited transactions. The following are defined as prohibited transactions when they involve the accountholder: All of your transactions must be Arms length with any benefit from the transaction belonging entirely to your IRA. You also can t buy or sell assets to or from your IRA and yourself or certain family members (see disqualified persons below). Borrowing money from the IRA. Selling property to the IRA. Receiving unreasonable compensation for managing assets for the IRA. Using the IRA as security for a loan. Buying property for personal use with the IRA. Investment in collectibles or life insurance policies.

3 What is a Disqualified Person? A disqualified person is the IRA holder and their spouse, the IRA holder's lineal descendants, ascendants (parents/children) and their spouses. Note that the IRA holder s brothers and sisters are ok. Any corporation, partnership, trust, or estate in which the IRA holder has a 50% or greater interest. Anyone providing services to the IRA, such as the trustee or custodian. Check with your self directed custodian for a complete list of prohibited parties. Buying Real Estate or Partnership Interests in Real Estate Advantages of investing in real estate with your IRA: Capital gains and income are tax deferred (tax exempt if it is a ROTH IRA) Earn higher returns by taking advantage of distressed properties which are being sold below market value. Create passive income by investing in partnerships or LLCs that purchase, fixup, and manage real estate using your IRA funds. Disadvantages of investing in real estate with your IRA: Since the IRA is tax exempt, you don t get the benefit of depreciation on the property. You may be very limited in how active of a role you can play in property management. Unless you are investing with a property acquisition company, leveraging or mortgaging a property can be more difficult due to the requirement that only non-recourse debt is allowed. Real Estate Investing Ideas for Your IRA: Buy and flip properties and avoid capital gains tax - short term. Buy triple net lease properties (low maintenance, no depreciation) long term. Buy interests in LLCs which acquire and manage commercial real estate. Create an LLC, which is owned by your IRA, and have the LLC purchase real estate. This reduces liability exposure, and can also reduce custodian fees. There are several companies out there that will setup an LLC like this. Setup fees vary from $ Investing Your IRA in Trust Deeds and Promissory Notes Trust deed Investing with an IRA is way to get favorable tax treatment and above average yields (10%+). Most investors prefer safe, low loan to value, 1 st position mortgages. Junior position notes are not advisable unless you keep a large cash reserve in your IRA account to cover the possibility of advancing funds to a senior lien so you can protect your position in the event that the payments are not made.

4 Advantages of investing in notes with your IRA Notes tend to be a positive cash-flow investment. Interruptions to your cash-flow can occur if/when the borrower defaults. 1 st Mortgage Notes usually don t have expenses associated with the note. Possible exceptions are if the borrower defaults on payment of property taxes or fire insurance. Disadvantages of investing in notes with your IRA Trust Deeds and Notes owned by an IRA can t be easily leveraged so your rate of return is limited to the interest paid on the note. If the borrower defaults on the note, your IRA may have to foreclose on the property which it would then own after completing the foreclosure. WARNING: Using your Self Directed IRA funds requires careful attention to IRS laws and regulations. If you violate the IRS laws regarding self dealing or selling to disqualified persons it can cause a serious taxable event and result in your IRA being effectively distributed and penalized. Make sure to review all applicable laws and or regulations with your Self Directed IRA custodian prior to making any self directed investment. Disclaimer: This report was provided to you in an effort to help you learn more about self directed IRAs. The person who provided this report to you is not an attorney, and this report is not intended to provide legal advice. Consult your attorney, CPA, and/or your IRA custodian for up to date information prior to making any investment. IRA Resources, Inc La Jolla, CA Good service, cheap, fast, they are mostly a custodian for private placements, but will consider trust deeds and real estate for some clients Sterling Waco, TX slow but cheap, always on hold for 15min before I reach a person Trust Administration Services Corp Carlsbad, CA Through First Regional Bank, I've had good service with them. Equity Trust Elyria, OH Probably the cheapest if you do more than 10 transactions a year. Flat annual fee, no transaction fees, reportedly fast & good service Polycomp Admin Services Roseville, CA two CA offices, no personal experience. Pensco San Francisco, CA Big and reportedly fast and good service, but not cheap. Entrust Administration, Inc Offices nationwide Many Offices, good service, prices have gone up drastically in last few years Guidant Financial Group, LLC 888- IRA- XCEL Bellevue, WA Unique solution, very flexible, but cant justify the price without 500K funded, no personal experience. Lincoln (now called Fiserv) Denver, CO One of the biggest, and reportedly slowest San Carlos, CA no personal experience

5 PENSCO Trust Company Client Services (800) Web Site FISERV ISS (Formerly Lincoln Trust Company) New Business (800) Current Account Holders (900) Web Site Sterling Trust Company Client Services (800) , option 5 Web Site Equity Trust Company Client Services (888) Web Site American Church Trust Co. Client Services (800) Web Site Millennium Trust Co. Client Services (800) New Accounts (888) Web Site Trust Administration Services Corp. Client Services (800) Web Site Q. What transactions are prohibited? A. The following are defined as prohibited transactions when they involve the accountholder: Borrowing money from the IRA. Selling property to the IRA. Receiving unreasonable compensation for managing assets for the IRA. Using the IRA as security for a loan. Buying property for personal use with the IRA. Investment in collectibles or life insurance policies.

6 Millennium Trust Co., 820 Jorie Blvd., Suite 420, Oak Brook, IL 60523, (800) Pensco Trust Co., 450 Sansome St., 14th Floor, San Francisco, CA 94111, (866) Sterling Trust Co., 7901 Fish Pond Road, Waco, TX 76710, (800) The Entrust Group, th St., Suite 1250, Oakland, CA 94607, (800) Trust Administration Services Corp., 5950 La Place Court, Suite 160, Carlsbad, CA 92008, (800) U.S. Trust Corp., a wholly owned subsidiary of Bank of America, 114 West 47th Street, New York, NY 10036, (800) USTRUST ( ) Wells Fargo Bank, N.A., through its Investment Management and Trust (IM&T) group. Accounts are handled through local Relationship Managers, so visit wellsfargo.com/locator/ for the branch near you. Directory of Self-Directed-IRA Facilitators Complete IRA, 7268 S.E. Lamphier St., Milwaukie, OR 97222, (888) Guidant Financial, N.E. 20th St., Suite 300, Bellevue, WA 98005, (888) IRA Resource Associates, 418 N.E. Fourth Ave., Suite 101, Camas, WA , (360) BeneTrends Inc., 450 B St., Suite 1950, San Diego, CA 92101, (619) SD Cooper Co., Wind River Park, Suite 300, 18141Beach Blvd., Huntington Beach CA 92648, (866) MY-ERSOP

7 Directory of Non-Recourse Lenders Bar-K, Inc. Walter Ng, 318 Diablo Road, Suite 200, Danville, CA 94526, (925) CTX Mortgage Co., Mark L. Robbins, Novato, CA, (415) , Financial Advantage, Michael Thacker, Everett, WA, (206) , First IRA Mortgage, 7375 E. Stetson Drive, Suite 106, Scottsdale, AZ North American Savings Bank, Jason Zook, Account Executive-IRA Lending, Lee's Summit, MI, (816) , News flash: On Aug. 15, NASB introduced a 30- year-fixed option for your IRA! Cost is ¼ percent more than the base interest rate, and here's a coupon for $100 off of closing costs. Pacific Horizon Financial, Andy Kean, 1927 Adams Ave., Suite 200, San Diego, CA 92116, (619) x111 Sycamore Creek Mortgage, David Lodder, 318 Diablo Road, Suite 200, Danville, CA 94526, (925) David Doscher says he can help with non-recourse loans in Texas.

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