I have always invested in my San Antonio investment properties in cash, but more and more of my out of state investment property investors are buying my houses with their IRAs and 401ks.
If you are interested in investing in under market value properties for retirement, one of your options is a self-directed IRA. A self directed IRA allows you to make your own investment decisions and to invest in real estate, precious metals and almost anything, with some restrictions of course.
With your self directed IRA, you need to have a qualified trustee or custodian managing it. Usually, the trustee will provide a variety of administrative functions, such as keeping records of contributions and investment purchases. Also, they will file IRS reports, issue statements to you and so on.
Self-directed IRAs allow for a much higher diversification of assets than a traditional IRA or work based 401k. Note that not all IRA custodians will allow you to invest in real estate, so you need to make sure you open a self-directed IRA with the right company.
Also, remember, your custodian will not vet whether or not your investment complies with regulatory requirements, so you need to do your homework on anything that you invest in, real estate or otherwise.
Remember that you cannot engage in self-dealing. This is where you buy a property in your IRA where you will live or do business in. The self-directed IRA also cannot purchase property owned where you or some family members have a part of the ownership.
A nice part of investing with a self-directed IRA is that you usually have checkbook control. This is where you can write checks on behalf of your IRA. These transactions occur through an LLC that the IRA owns. Setting up an LLC to do your investing with your self-directed IRA will give you more control over your assets and cut down on fees.
In short, investing in under market value real estate with your self-directed IRA or 401k can make a lot of sense, if you are investing in real estate that produces excellent real estate cash flow and has low risk.
Many of my investors used to buy California investment property and San Francisco investment property with their IRA or 401k, but this year, I have several new out of state investment property buyers who are using their retirement accounts to buy my properties.
The way I work is very simple: I put a San Antonio investment property under market value under contract. I sell it to you the investor, and do about $10,000 in rehab. Then, I resell it for you with owner financing at 10% interest, 30 year note, and about $800 per month. Below is an excellent example of what I do.
- Address: 820 South San Manuel St., San Antonio TX
- Year Built: 1950
- Description: Under market value investment property, three bedroom, one bath that has 928 square feet. Beautiful home with TWO exterior storage units – this is a MAJOR selling point for the end buyer; most buyers are blue collar contractors, and they need their tools to be completely secure.
- Max After Repair Value: $89,000.
- Cash Price: $59,000.
- Exit Strategy: Owner finance this out of state investment property with positive cash flow with only $10,000 in repairs completed in 30 days – $900 per month, $5000 down, 30 year note, 10% interest. This San Antonio investment property offers passive cash flow with no maintenance.
- Notes: We recommend that you owner finance this out of state investment property because you will have no maintenance expenses. ROI will be ~13.7%.
This San Antonio investment property is an excellent vehicle for real estate cash flow and investing with an IRA or 401k. Let me know if you have questions.