Planning for Your Future

“Let your advance worrying become advance thinking and planning”

Winston Churchill

 

Are you spending your time worrying about your future, or planning it? It’s time to plan and execute your perfect life.

Start by deciding what you want to do, be or have in the next 1, 3 or 5 years. Prioritize these goals based on your level of excitement and the amount of support you’ll need to achieve each goal.

Evaluate how realistic your goals are by answering these 5 questions:

1) What skills, knowledge and level of commitment do I need to have to reach my goals?
2) What am I willing to do (or unwilling to do) to reach my goals?
3) Who can help me reach my goals?
4) What makes me different?
5) Where do my skills and passion intersect?

Now visualize yourself attaining your goal.  Spend 15 minutes, twice a day, imagining what your life will be like once you’ve achieved your vision.

I’ve created a trove of resources on planning and goal setting. Use this business plan to craft your vision, mission, long- and short-term goals. Too long? Here’s a 1-page version.

Need help getting organized? Try one or all of these:

Goal Tracker
Client Info. Form
Daily Planner
Priority/Accountability Checklist

These 2 sites let you track and share your goals:

DestinyGoals.com
JoesGoals.com

Here’s a low-tech take on time management:

JeffreyJDavis.com

If your performance depends on someone else, this site lets you nag them into action:

MonkeyOn.com

Setting the goal is just the beginning.  You have to measure your results, evaluate your progress and adjust your expectations accordingly.Real estate is a numbers game. Not only do you need to know how your clients find you, you need to know how many calls you have to make to get a listing appointment.  (And how many presentations you have to make to get a signed listing contract.) This form tracks all of that.

Too complicated?  This one tracks pure production.

Can’t decide on a goal? Check out Tim Ferriss’s radical take on living your perfect life:

FourHourWorkWeek.com

Plan and execute your perfect life. Because if you don’t have a plan for yourself, you’ll be part of someone else’s.

Let’s Hit the Links! Week #1

Look what happened in my backyard Wednesday night.

I really hate the cold…and the wind…and winter.  It snowed down the street and we’re supposed to have our first freeze of the season tonight.  Did I mention that I live in the desert?

Enough whining.  Here’s what I’m reading this week:

DQYDJ.net writes smart, well-researched articles like this one about generational wealth:

Volatility at the top is the name of the game.  Every generation produces new wealth and new means to catapult people into the top 1%.

In the Treasury’s study, only 42.4% of the lowest quintile of incomes they tracked in 1996 remained in the lowest quintile in 2005.

Nelson at Financial Uproar wrote this spot-on post about weddings:

(A) wedding is a giant waste of money. At their best, weddings are a largely meaningless ceremony which creates a false expectation of marriage being a magical union of heavenly bliss for a lifetime. At their worst you get bridezillas and people who get pissed off because their presents aren’t good enough.

Weakanomics.com dispels the myths about income equality in this fascinating article:

Since 1967 the total number of households in the US has grown 95%, while the population has only grown 56%. How can that happen? When a household splits in half, you get two households. Say mom and dad get divorced and each make $30k a year. You go from having one household that makes $60k to two that make $30k. How does this get reflected in the data? It skews the low income numbers down. In the lowest quintile household, on average there are zero income earners. In the top, of course there are two. If more households had two income earners, you’d see less of the widening gap. A single income household is economically less efficient. The rise of divorce and single parent households has contributed to the perceived increase in income inequality for sure, but this isn’t the only thing out there.

GetRichSlowly.com reviews the traits, behaviors and beliefs that differentiate the rich from everyone else.  The idea that you’re more likely to be rich if you take responsibility for your life and make smart choices doesn’t go over well with most people.  You must read the comments.

  1. Rich people believe: “I create my life.” Poor people believe: “Life happens to me.”
  2. Rich people play the money game to win. Poor people play the money game to not lose.
  3. Rich people are committed to being rich. Poor people want to be rich.
  4. Rich people think big. Poor people think small.
  5. Rich people focus on opportunities. Poor people focus on obstacles.

GiveMeBackMyFiveBucks.com explores the disconnect between what 25-29-year-olds think they should earn by age 30 and what they will.  Spoiler alert: The twenty-something respondents overestimated their earning potential by a factor of 3:

To the youth of today: you can truly do great things with your life and with your career – don’t let anyone tell you otherwise. But you have to want it more than your peers, and you have to want it more than those who already have it. Be hungry. Work hard, don’t take anything for granted, and create opportunities for yourself.

Paula at AffordAnything.com explores the entrepreneur mindset (or lack thereof) among journalists and their ilk. She met a journalism professor, and walked away shaking her head:

He’s insecure — that’s why he wants job security so badly. He doesn’t believe in himself. He wants other people — smarter, richer, and probably better-looking people — to create a job and bestow it upon him.

You disempower yourself when you believe that someone else must create your job.

Over at ControlYourCash.com, we continue our popular “Retard” series by exploring the Occupy Wall Street mindset.  These folks won’t be mistaken for entrepreneurs or millionaires anytime soon:

We found a website where Occupy Wall Street protestors have chosen to write their laments. There are hundreds of them, but once you’ve read a few you can create the rest from a template. Which would read something like “I willingly took on tens of thousands of dollars in debt without calculating the estimated payoff. This is rich people’s fault, for some reason. And I probably have a child. Feel sorry for me.”

What did you do last weekend?

The live Nativity at the Tuacahn Amphitheater in Ivins, Utah.  No pictures of the pageant since I had my hands full trying to keep the Travel Cat™ from visiting the fawning girls in the row ahead of us.  Here’s a brief post from 2004 with a picture of the empty amphitheater.

Carnivals and Links:

It’s way better to receive right?

How to Make Money with Real Estate Blog Carnival: December 1, 2011 Edition

Top Personal Finance Posts of the Week: Awkward Christmas Card Edition

 

 Product Placement:

Create weelth, get rich,debt freeHave you bought my book yet? It makes a great Christmas, Hanukkah or Kwanzaa gift.  If you’re in Las Vegas, you can even get it autographed on Wednesday.

Not ready to commit to a 300-page read? Pick-up my latest eBook through Amazon Kindle*:

Which brings me to…

On my Kindle

The Declaration of Independents: How Libertarian Politics Can Fix What’s Wrong With America

Nick Gillespie and Matt Welch

Maphead: Charting the Wide, Weird World Of Geography Wonks

Ken Jennings

Those Guys Have All the Fun: Inside the World of ESPN

James Andrew Miller and Tom Shales

V is for Vengeance

Sue Grafton

Curl up under a warm blanket and read one of these tonight.

Don’t forget to follow me on Twitter or befriend me on Facebook.

*Go here if you need it in .pdf.

Cause and Effect Meets Profit and Loss

 Cause and Effect meets Profit and Loss

 

Our real-world business lesson of the day comes to us from Rachel Brown, owner of Need a Cake bakery in Woodley, Berkshire, UK.  Rachel, wanting to embrace social media, offered a discounted dozen cupcakes through Groupon. Her strategy succeeded, as Groupon delivered her 8,500 customers.

Journalists reported on Rachel’s story with sensationalistic headlines like “Baker Forced to Make 102,000 Cupcakes” , “Baker is Burnt on Cake Offer” and my favorite, “Bakery Terrorized by Groupon Deal”. According to Rachel, “We are still working to make up the lost money and will not be doing this again.” Instead of blaming Groupon, let’s look at what went wrong:

Price

Groupon.com says the company negotiates each deal individually, but a quick search shows that Groupon usually gets half the gross income on redeemed deals and all the income from unredeemed vouchers.

Here’s Rachel’s offer:

“Twelve Cupcakes with a Choice of Flavours and Designs for £6.50 from Need a Cake (Value £26).”

Groupon and Need a Cake sold 13,078 deals, 65% of which were redeemed*. The proceeds were split between the 2 parties as follows:

GrouponNeed a Cake
Deals Redeemed£27,625£27,625
Deals Purchased but not Redeemed £29,7570
Total£55,250£27,625

Note: All of these numbers are based on the statements in the linked articles.  I have no idea if they’re accurate.*According to this extremely detailed post and this case study.

I’m sure Rachel looked at the £27,625 gross income and thought: “Wow, that’s pretty close to what I make in a year.** How can I go wrong?” Here’s what I estimate her normal annual income is:

Gross income
(from 1200 dozen cupcakes per year)
£31,200
Ordinary overhead£5,136
Net Income£26,064

Do you know how much it costs you to make $1?  Do you even know how to find out? Rachel didn’t.

Here are the numbers she easily could have run before doing the Groupon deal:

Per DozenTotal
Gross income£3.25£27,625
Ordinary overhead£4.28£36,380
Projected loss-£1.03-£8,755
Extra overhead£1.47£12,495
Actual loss-£2.50-£21,250

The Groupon deal price couldn’t cover Rachel’s ordinary overhead, let alone her additional expenses due to overwhelming demand.

If you want to build a profitable business, you have to know your numbers.  Learn how to read a balance sheet and a cash flow statement.  Set reasonable and competitive prices, but never charge below cost.  You’re not Walmart.  Volume won’t make up your losses. Get rid of all non-performing services, items or divisions.

Production & Distribution

Rachel normally produces 1200 dozen cupcakes per year. After 8500 customers redeemed her Groupon deal, she had to pump out more than 7 years’ worth of product in just a few months.  Rachel ended up paying £12,500 for extra staff and distribution.

You’ve created a great product, priced it right, and now the customers are clamoring.   Do you have the infrastructure in place to deliver?

-Simplify and automate your ordering process. Or outsource it.

-Offer the minimum customization required to compete.  If Rachel had at least limited the flavors and designs, she wouldn’t have needed quite so much help filling the orders.

-Streamline your production by breaking it down into easily duplicated steps. Then you can use checklists and assembly line tactics to ensure a consistent outcome.

-Limit your sales until you’re sure you can accurately deliver an exceptional product on time. If Rachel had limited her deal to 200 customers, she would probably have been able to complete the extra orders with minimal additional staff and expense.

Strategy

Rachel didn’t have a strategy, or even a stated goal, for her Groupon partnership.

Do you have a plan? Where do you want your business to be in 2 years? 5 years?  How will using Groupon, or any other advertising and marketing campaign, help get you there?

Here’s what Rachel’s plan could have looked like:

  • 12 cupcakes for £13
  • Limit 200 customers
  • 65% of the vouchers will be redeemed before they expire
  • 40% of those customers will buy an additional item at £3 each
  • 20% of customers who redeemed the voucher will return at least once more to spend the same amount of money
Projected
Profit & Loss
Coupon income
(130 coupons)
£845
Additional income
(52 sales @ £3)
£156
Repeat business
(26 sales @ £13)
£338
Total Gross Income£1,339
Ordinary overhead
(130 coupons plus 26 repeat sales)
£668
Overhead on Additional Income (16%)£25Based on normal overhead
Extra overhead
(130 coupons)
£96Half of extra overhead with 8500 orders
Total overhead£789
Projected profit£550

This post shows you how to calculate return on investment for a Groupon campaign.

To execute this plan, you need a to give a compelling reason and make it easy for your new customers to spend more. In-store advertising, buy-one-get-one deals and redirecting your web order confirmations to a sales landing page are just 3 ways to sell your other services.

Since Groupon doesn’t share its mailing lists, you’ll need to collect customer contact information and set up consistent, compelling follow-up announcements and offers.  Your goal is to convert the one-time repeat sales into forever customers.

The 3 Ps that add up to Profit

Entrepreneurship, Junior Achievement

Look how cool I was back then

 

“The future belongs to the common man with uncommon determination.”

Baba Amte

When I was in junior high school, I joined the local Junior Achievement chapter. My “company” made Christmas tree skirts which we later sold to our parents.

The lesson I learned from this:

cheap material + even cheaper labor + parental connections = profit

Find your unique gift; create a product or service that fills a need, than sell it to your network. How did I get that from felt skirts? Our product weren’t poorly constructed Christmas accessory; they were handcrafted symbols of ourselves that our target audience would pay a premium for.

What is your product?

What makes it (or you) unique?

Who is your audience?

Why do they want your product?

Who is your competitor?

What are they doing better (or worse) than you?

What is your cost of sale? In other words, what does each sale (income) cost you to produce (expense)

How will you market your product to your audience?

What will that cost?

Where do you want to be, in terms of production, in 1 year-2 years-5 years?

What will it take to accomplish this?

Your business plan should answer all of these questions, and more. Some people (e.g. me) prefer a deep strategic plan over a conventional business plan. In a strategic plan, you create your company culture as you create your plan for success.

A strategic plan typically includes a company’s mission, vision and value statements, and an expectation about how you’ll conduct business. If you plan to have partners, this step is vital

Successful people:

are passionate.

Your passion is the reason you get up in the morning, work late at night or borrow money from your family to finance start-up costs.  Without passion, you’ll quit at the first sign of trouble or when a better offer comes along. Are you following your passion?

solve problems.

If you can solve other people’s problems, they’ll throw money at you. Easy, right?

Find a job no one else wants and do it. Find the knowledge few know and learn it.

To sell yourself and your product or service, define what value you bring to the table.

Are you faster?

Cheaper?

Better?

Any 2 of the 3 will do.  If you’re faster than your competition, you don’t have to be cheaper, but your quality has to be at least as good as theirs.  Your customer will pay a premium for speed, but won’t accept inferiority at any price.

produce.

Do you have a business plan (see above)? Are you working it every day?  Do you account for your results?

Does your plan focus on the problem you’re solving for the customer and/or the unique value that you’re adding to the transaction?

Who are your customers? How do they find you?

Every sale results from you talking to your customers or would-be customers.  Talk to them everyday.

Don’t waste time with mediocre people, thoughts or actions. Just take daily steps toward your goal

By the way, I still have the Christmas tree skirt. Now an antique family heirloom, it’s value has no doubt increased accordingly.

If you’re ready to stop treating yourself like an employee, and instead develop the skills and leadership of a CEO, signup for the online version of The Business of your Business: Formula, Financials, Function and Freedom.

This article originally ran in the Las Chapter of the Women’s Council of REALTORS newsletter.

Making Money with Lease Options

Modified from the original article first published at ControlYourCash.com 

Here’s what you need:

1. 20% of the price of a house, condo or townhome.
2. A few months’ worth of patience.

Welcome to the lucrative world of lease options. They’re a way to increase your wealth with almost zero downside.

lease option involves you buying a second home, renting it out, and giving the tenant the choice (or option, if you will) of buying the home once the lease expires. What makes the lease option so wonderful for the average landlord – correspondingly less so for the average tenant – is that you can charge above-market rates throughout the lease. After all, you’re doing the tenant the favor of letting her own the house after a year (or whichever term) expires. It’s like a layaway plan for what the hackneyed expression calls “the biggest investment you’ll ever make.” You let your tenant lock in a price for the house, essentially saying “You can buy the house for $x a year from now, regardless of what the market does. What’s a better deal than that?”

Meh…I don’t know. I’d have to charge an awful lot more than market rents to make it worth my while, if I’m going to have to surrender the asset within a year.

First, kudos for understanding that the house in question is an asset, and can help you grow your wealth regardless of what market conditions are doing.

My pleasure. You do realize that I’m not an actual person, and merely a device of your own creation that you use to clarify your thoughts, right? You’re talking to yourself.

Anyhow, you can typically charge at least 10% above market rent on a lease option. But that’s not really important. What’s important is this:

Most tenants never pick up the option. When the time comes for them to exercise it, it turns out they didn’t spend the previous year saving the requisite cash for a down payment. That’s one reason why they’re renting instead of owning in the first place. Renters, by and large, aren’t as bright as landlords. (Hopefully the smart-but-sensitive renters reading this can comprehend the phrase “by and large”.)

A lease option is similar to stock options, or commodity futures – you’re assuming market risk for the tenant. Real estate prices might rise 50% in the next year, but you’re offering the tenant a chance to lock in a price today. If your $100,000 house ends up being worth $150,000 a year from now, you, the landlord, will have forgone $50,000.

Of course prices could fall, too. Should they, even by just 1%, you’re protected. Obviously your tenant isn’t going to exercise an option to buy a $99,000 house for $100,000. Which means free money for you: you just received a year’s worth of premium rent payments that went well beyond covering your mortgage payments. That’s the ultimate hedge against a declining real estate market.

And if the market rises, rather than declines, you as the landlord still won’t necessarily get screwed. Again, the typical tenant doesn’t plan far ahead enough to take advantage of the lease-option. If the house does indeed rise in value 50%, and theoretically turns into an immediate $50,000 bonus for your tenant, she still needs to exercise the option. That isn’t easy. For an FHA loan, she’d need to put down 3 1/2% to buy the house from you. If she can’t put the necessary down payment on the house together once the lease expires, her opportunity will disappear and she’ll be back where she started, with no equity in a home and a rent payment due at the end of the month. (Actually, the tenant will be several steps behind where she started; now with 12 months of rent payments gone forever.)

Let’s see how this works in practice.

Say you buy this house for  $50,900 with 20% down. We’re assuming 20%, so you won’t have to pay mortgage insurance. With a 30-year fixed rate non-owner occupied mortgage at 5%, that means you’d be making monthly payments of $244.16. You find a tenant who wants to own a home one day, and offer her a lease-option. Once you do, there are two ways you can do this.

Get the lease-option money up front, or
Spread it over the course of the lease.

Let’s assume a 1-year lease, and that fair-market rent is $750 a month. That’s what you’d charge an ordinary tenant who has no intention of buying the place. That ordinary tenant would pay $1,500 up front (1st month’s rent + security deposit).

With a lease option, you could ask for an extra $750 payment up front, and let the security deposit apply to the down payment if the tenant exercises the option (which she probably won’t.) Now you get a total of $2,250 up front, $750 of which the tenant will never see again, after a year expires and she’s nowhere near amassing the down payment that would guarantee her the house.

Or instead of getting an additional $750 up front, you could just raise the monthly rent. Using our rule of thumb from above, of charging a 10% premium, that means you’d collect monthly rent payments of $825. Now you’re netting an extra $787 per year simply for getting the tenant to sign one additional piece of paper. Your cash-on-cash return goes from an impressive 15.29% to an astronomical 20.25%. Even better, your lease-option tenant is going to be a little more motivated than the average tenant to keep the place looking nice and in good repair. After all, the lease-option tenant hopes to own the place, and relatively shortly.

By the way, that $75 premium applies to the option only. Technically, it’s not even part of the rent even though you’re collecting it every month. If the tenant doesn’t exercise the option, you keep the premium payments.

Imagine test-driving a car for a year, and paying for the privilege.

Again, like in any deal, you’ve got to look at the potential downside: the tenant might be one of the responsible few who actually exercises the option. In this unlikely case, at the end of the lease you’d credit the tenant $1,650 (or $1,500, if we’re using our initial scenario of getting the lease-option money up front.) Now the tenant only has to scrounge up closing costs and qualify for an FHA loan to take title of the house.

And even if that does happen, you’ve still got a year’s worth of above-market profits to show for it. Plus, you won’t be obligated to your mortgage lender for the next 29 years. Then you can buy another house and do the same thing again.

The Philosophy of Peak Performance

When you work at your highest efficiency, everything seems easier. You complete projects more quickly, and balance work and personal time more easily. People become drawn to your ability to execute and volunteer to help you succeed (sometimes without even realizing it.) Success begets success.

It starts with attitude. Here are 3 easy things you can do today to start fine-tuning your performance:

Think like an entrepreneur, even if you work for someone else.

You and only you are responsible for your success. Even if you’re working for someone else, you have the power to decide how you contribute.

Think like a business owner. How many times have you complained about your job?

What if you acted as if you were the owner? How would that change your perspective? Your attitude?

If your job is so bad that you wouldn’t want to be the boss, devise a plan to leave within 6 months. (Or just make excuses and keep whining.) Either stay and change the way you think about your job, or leave and seek your success elsewhere.

Find the opportunity. They’re everywhere

Find something that’s undervalued, add value to it and sell it for a profit. Simple, right?

In 1975, Bill Gates thought: “If I could figure out how to make a computer operating system that was affordable, easy to use and added value to people’s lives, everyone would buy it.” He founded Microsoft with the mission to put “A computer on every desk and in every home.”

Before Steve Jobs, we never realized we had to have our music collections with us 24/7. I certainly never thought I’d choose a new car based on whether it has an iPod port.

Ray Kroc, the man who made hamburgers universal, knew that if he provided a fast food that tasted the same no matter where it was served, we would embrace the comfort of such familiarity.

And, when it absolutely, positively has to be there overnight*….FedEx founder Fred Smith knew we’d be willing to pay to get it there.

Where do you find these overlooked opportunities?
Where no one else is looking. Create your market and you’ll own that market.

Think of things that no one else wants to do nor believes can be done profitably.

Take a risk. Failure is an option.

Because successful entrepreneurs believe strongly about whatever market opportunities they’ve decided to capitalize on, they’re willing to accept high personal, professional or financial risk to pursue that opportunity.

Do you fear failure, or accept it hand-in-hand with opportunity?

Fear tells you you’re missing something important: it might be knowledge, experience or a skill. You can overcome the fear by figuring out what you need to succeed. Do you need to go learn how to read financial statements so that you can overcome your fear of losing money? Maybe you need to beef up your customer interaction to offset your fear of losing business.

If you didn’t know how to swim, and someone took you to the edge of a deep pool and asked you to jump in, you’d be scared and unwilling. And that’s perfectly reasonable.
Now, same scenario, except there’s $1 million on the bottom waiting for you to take it. Now what?

You could mitigate the risk. You’d have incentive to learn how to swim and be comfortable in deep water. Once you did, could you still drown? Yes, but, it’s less likely than it was before. And of course, you’ve now got a chance at riches.

Analyze risk by looking at the worst-case scenario. If you can live with that, then the action’s worth the risk. If you can’t live with that particular worst-case scenario, improve your odds through knowledge and training.

Start with easy risks. Practice negotiation by calling your cable company and asking for free channels or try to get your cell phone company to reduce your monthly bill.

No matter how you determine your personal risk tolerance, you have to act. There are tons of people who are smart but unsuccessful, because they’re unwilling or unable to act.

*Yes, I know their current slogan is “Relax, it’s FedEx” but the original slogan is the better one.

In Defense of Loopholes (Part 2)

This is part 2 of my review of the top 10 individual tax loopholes. You can find part 1 here.

NameAmountCredit or Deduction
Employer paid health insurance$659 billionDeduction
Mortgage interest$484 billionDeduction
Lower rates for capital gains$403 billionNeither
Contributions to employer paid pensions$303 billionDeduction
Earned Income Credit$269 billionCredit
State and local taxes$237 billionDeduction
Contributions to defined benefit plans$212 billionDeduction
Step-up in basis of assets at death$212 billionNeither
Charitable contributions$182 billionDeduction
Untaxed Social Security benefits$173 billionNeither

Look at #3. Is it fair to tax capital gains and dividends at a lower rate than salaries and wages?

Over at ControlYourCash.com we spend a lot of time explaining the connection between self-employment and wealth.  Most Americans derive their income via salary, so why is the tax code written to benefit the minority who own businesses or invest in other people’s?

People who receive income from capital gains and/or dividends can just as easily invest their money outside the US. The average wage slave relies on those same investors to invest (and thus keep jobs) here.  The current tax code reflects a global investment market.  Throw off the shackles of employment, create something, raise some capital, take a risk and you too can pay less in taxes.

The deductability of contributions to pension and retirement plans is a perfect example of how your elected representatives play with budget numbers.

When your employer contributes to your pension or 401(k), he gets to deduct that contribution from his income for that year.  But when you start to take distributions from your pension or 401(k), you’re taxed at ordinary tax rates. Even though your employer isn’t paying taxes on this money today, you’ll be paying taxes on it when you you start to draw income from that same retirement plan.

While it’s not the only example of double taxation on our list, calling the deduction for state and local taxes a loophole might be the most egregious.  If you earn $1 and pay your home state 25¢ in taxes, should you pay federal tax on $1 or on 75¢?

You’re supposed to work hard, make money, pay your taxes and leave a little something to your kids.  But even once you’re done, the IRS isn’t. Thus the step-up in the basis of an asset at death.

Basis refers to what you originally paid for an asset. Accountants use it to determine how much taxes you owe when you sell that asset.  Stepping up means replacing the basis with the asset’s current market value:

Say you bought 500 shares of Apple at $22 during its initial public offering in 1980, kept them, and died last week. Your tax basis would be $11,000, even though the shares are now worth $1,496,200. That’s an unrealized long-term capital gain of $1,485,200, which is taxed at 15%, which would mean a $222,780 bill had you sold.

Instead, your heirs have to calculate the net worth of your estate and pay 35% on anything over $5 million.  The IRS makes them ”step up” the basis of your stock, thus the shares would have a basis of $1,496,200. If your heirs sell, there’s no capital gain.  This made sense in 2001 when the estate tax was 55% and the individual exemption was $675,000.  It makes less sense today.  I would get rid of the estate tax and let each asset retain its basis and tax character (e.g. long-term or short-term gain).

Social Security retirement benefits used to be non-taxable, because the amount withheld from your paycheck was calculated with respect to your gross salary. In other words, you paid the taxes when you earned the paycheck.

Recent changes mean that retirees earning as little as $25,000 per year might be taxed doubly  on benefits.  The tax schedules aren’t indexed for inflation, so more people will be doubly taxed each year.
Why is this even a US budget item anyway?  The Social Security trust fund should be separate from the general fund, so that we can better measure Social Security’s viability and benefits.

Of the 10 biggest loopholes, you only disagree with one?  How will we ever balance the budget and get rid of the deficit?

Reduce spending.

Stay tuned as I go through the top 10 expenses of the federal budget and see if there’s something to get rid of.  Spoiler alert: There’ll be more than one.

“Government always finds a need for whatever money it gets”.
Ronald Reagan

*Who, in turn, dug the numbers out of here: Estimates of Federal Tax Expenditures for Fiscal Years 2010-2014 written by the staff of the joint committee on Taxation.

**This article is featured in the Tax Carnival #91-Taxtoberfest 2011**

In Defense of Tax Loopholes (Part 1)

We’re broke, we spend too much money, and no one in Washington is willing to shred the government credit card. The debt ceiling extension was the equivalent of you realizing your credit card debt is overwhelming, getting a new card with an introductory rate of 0% for the first 6 months, transferring your balances, and then going on a spending spree with the new card because you felt so good about “getting rid of” that debt hanging over your head.  The politicians in Washington make Becky Bloomwood, the credit card statement-hiding heroine of Sophie Kinsella’s Shopoholic series, look responsible.  Washington’s answer to our debt and overspending problems?  More taxes.  If they only had a little more of your money, they could cure cancer, make every child an “A” student and create a utopian society where no one ever went hungry, went homeless, or had to face the indignity or being called “gay” or “retarded”.  But even the most liberal of Democrats knows that raising taxes during a depression recession is stupid. So politicians have to figure out how to get more money from you without you noticing. Enter the newest stratagem: closing tax loopholes.

Loopholes in the tax code allows you to either: a) reduce the taxes you owe (tax credit), or b) reduce your taxable income (income deduction).

According to Forbes.com*, these are the 10 loopholes projected to have the highest fiscal impact for 2010-2014:

NameAmountCredit or Deduction
Employer paid health insurance$659 billionDeduction
Mortgage interest$484 billionDeduction
Lower rates for capital gains$403 billionNeither
Contributions to employer paid pensions$303 billionDeduction
Earned Income Credit$269 billionCredit
State and local taxes$237 billionDeduction
Contributions to defined benefit plans$212 billionDeduction
Step-up in basis of assets at death$212 billionNeither
Charitable contributions$182 billionDeduction
Untaxed Social Security benefits$173 billionNeither

These items aren’t exclusive to multimillionaires.  They’re available to almost any productive member of society.

For any basic task that a sentient human being should be able to perform – feeding herself, finding a job, taking her kids to the doctor – there’s a taxpayer-funded government program to do it if you can’t be bothered to. These programs are obviously popular among their beneficiaries – why pay for something if you don’t have to? – but no one in Washington seems to remember that the money to bankroll these programs comes from the toil of other people. Even if these programs were originally intended as temporary fixes, they’re anything but. The more people there are who are aware that they can get necessities courtesy of their fellow Americans, the more people will. Which means these programs require greater budgets every year. It never ends.

Take item #2 above, the mortgage interest deduction:

When you can deduct your mortgage interest payments from your taxable income, you’re more likely to afford a home, and more likely to exercise the care and diligence that comes with owning private property. With the deduction, politicians argue that they’ll receive less revenue. Revenue that will be used to subsidize public housing programs, such as Section 8.

Every neighborhood, city and state is better off with homeowners instead of renters, especially renters whom the government forces taxpayers to subsidize. Yes, when homeowners can deduct mortgage interest from their taxable income, that lowers tax revenue in the short term. But it increases property values, and thus property taxes. And it encourages stable homeowners who have a stake in their community.

We can make the same analysis with charitable deductions:

 In FY 2012, your elected representatives have budgeted $598 billion of your money for food stamps, unemployment compensation, child nutrition and tax credits, and supplemental social security for the disabled. These programs are rife with fraud. Even when the benefits are legitimate, the government’s definition of disabled can be pretty inclusive  Do you want to pay higher taxes to support someone who’s on disability because of a reckless personal choice? Although Social Security’s Supplemental Security Income program is almost insolvent, the ranks of the disabled grow.  We should be able to choose which programs to support, and get a tax deduction for doing so.  If you feel passionately about Head Start, you should be able to direct your financial support to it.  Can’t imagine a world without NPR? Send them a check.  Or, maybe even just support your own family so that they’re not a drain on the taxpayers.  If every organization getting government money was forced to answer to you and me before we’d pay the bills, fraud would decrease and accountability rise.  Choice is a good thing in ice cream, schools and charitable services.

The Earned Income Credit is a welfare program in disguise. It should be terminated:

From Gateway Pundit:

A married couple with three children and $40,000 in income can take a $9,700 standard deduction and $15,500 in personal exemptions, bringing their taxable income down to $14,800. They would owe $1,505 in taxes.
But with three children, they would get $3,000 in child credits, leaving them with no taxes owed – and a $1,495 refund check.

You just gave Mr. & Mrs. Freeloader $1,495 (via the government) for breathing.  The rationale for the EIC is to offset the Social Security and Medicare taxes the government deducted from Mr. & Mrs. F’s paychecks and didn’t refund to them.  However, Mr. & Mrs. F will still receive Social Security and Medicare benefits when they retire.

Did everyone serving in Congress go to public school?

The best thing to do would be to destroy our current tax code and replace it with a flat or fair tax.  Barring that, here’s what I’d change:

Let people deduct their health insurance premia.  Separating health care insurance from employment will increase competition in the health insurance market, and give people with pre-existing conditions  control of their insurance instead of leaving them at the mercy of their employers.  I’d also loosen the regulatory schemes, letting health insurers sell policies across state lines. That would open up the market to more companies, which would offer more policies.

Eliminate the passive loss rule.  Passed in 1986, this rule forbids you from deducting more than $25,000** in investment real estate losses per year, unless you’re an active real estate agent.  You do get to accumulate your losses and apply them to any gain when you ultimately sell the property, but offsetting ordinary income with real estate losses would benefit many real estate investors right now.  It would also entice new investors, which would help the economy.

*Who, in turn, dug the numbers out of here: Estimates of Federal Tax Expenditures for Fiscal Years 2010-2014 written by the staff of the joint committee on Taxation.

**Up to $100,000 of adjusted gross income . This deduction is gradually phased out for taxpayers with adjusted gross incomes from $100,001-$150,000.

**This article is featured in the Tax Carnival #91-Taxtoberfest 2011**

Are You on The Right Path?

Imagine you’re sitting in an airplane. The captain gets on the intercom and says: “Folks, we’re 2nd in line for takeoff. Where would you like to go?”

You need a plan:

A good plan executed today is better than a perfect plan executed next week.

General George S. Patton

If your perfect life is the destination, don’t you want to get there as quickly, easily and cheaply as possible? Maybe you can do so without creating a business plan, but I can’t imagine how.  A plan will help you make better and faster decisions, decide how you spend your money or time and track your progress.

Start now.

Complete your annual plan by the end of November so that you can relax and sit on your plan for a month before executing it.  Review (and revise if needed) your progress quarterly.  This is not a New Year’s resolution to be enacted in January and discarded by February.  This is an action plan that will get you to your biggest life goals.

Imagine your future life in excruciating detail: 

The best way to predict the future is to create it.

Peter Drucker

It’s time to focus your energy onto your goals and dreams. Find a place with trees and fresh air where you can concentrate on your future.

There are myriad ways to create your plan and they all start with a vision.

What do you want to do, be or have in 2-5 years?

What motivates you to jump out of bed in the morning, or work late into the night?

Your vision must be:

Specific- What will it look like once you’ve reached your goal? Where will you live? What will you do each day? Who will your friends, neighbors or co-workers be?

Vivid- Realism is the key to visualization so use all of your senses when describing your goal.  The goal is to make your mind believe your future outcome is happening now.  With consistent visualization, your mind accepts the image of success and suddenly you’re seeing inspiration and opportunity everywhere.

Compelling-How will your life (or the lives of your family members) improve once you’ve achieved your goal?

Desirable-Is this your dream or only something you think you should want?  The more you want the outcome, the more likely it is you’ll achieve it. If your goal isn’t compelling, you’ll quit at the first sign of trouble.

Realistic-Do you have enough time, energy and support to reach your goal? Have others done it before? If it’s been done, there’s a proven strategy to do it, you just have to find it.

Focused- Instead of creating a to-do list, concentrate your energy on accomplishing up to 3 bigger goals.

Flexible-There are lots of ways to get to your outcome.  If your goal is to provide your son with an Ivy League education instead of concentrating on just one way to get there (saving lots of money), brainstorm all the ways you could make it happen (scholarships, part-time work, etc.)

Easy to communicate- Can you describe your end result concisely in terms anyone can understand?

Close your eyes and imagine your future.

Having trouble visualizing?

Look for someone who’s already achieved your goal.  What does that person’s life look like?  Draw, paint a picture, or write a story as if you’re reporting on your future self.  Then distill that scene, picture or story into your vision statement.

Take Action:

Knowing is not enough; we must apply. Willing is not enough; we must do.

Johann Wolfgang Von Goethe

Step 1:  Writing your goal down makes it tangible and on those days when you’re frustrated or unfocused, you can look at what you’ve written and get back on track.

The more accountable you are, the more likely it is you’ll achieve your goal. Find an accountability partner who’s committed to her own goals. Better yet, find someone who already attained your goal.  Tell that person your goals and ask for help in keeping your commitments.

Step 2: Determine what it will take to get there. What skillsknowledge and resources will you need?

If you want to live in France, you’ll need to learn French (skill), find a place to live (knowledge) and save money (resources.)

Step 3: Break each task down into short-term goals you can accomplish in 1,2 or 3 months.

Your goals should have a deadline as well as a tangible, measurable end-result.  Set goals that are tough but realistic to achieve.

In On WritingStephen King compares writing to telepathy. Even though he writes every novel, short story, and magazine article in a certain place and at a certain time, you can be miles and decades away and still receive his communication clearly.

If writing is telepathy, planning and envisioning are clairvoyance. Planning your tomorrow today will bring your vision of the future to fruition.

Math, Math. (And only then, Location).

These are the (new) three most important words in real estate today.

In preparation for my class of the above name on Thursday, I scoured the Las Vegas Multiple Listing Service for residential resales to use as examples.  Here’s what I found:

Property 1:

3 bedrooms/3 baths, 1180 square feet in northeast Las Vegas just 4 miles from Nellis Air Force Base.
Seller is a bank or finance company.
List price is $50,900. Year built, 2007
Based on photos, the property is in good condition with artificial wood floors, clean carpet and new paint, but no appliances.
At list price with a 20% down payment, 6% in closing costs, $1800 for appliances and a 5% 30-year fixed loan, the property is estimated to cash flow at $2,221 before taxes.

If you could get the seller to discount the price to $46,800, the annual income jumps to $2,739.

Property 2:
3 bedrooms/3 baths, 1598 square feet in Henderson, Nevada, near the intersection of two auxiliary interstate highways.
This is a short sale.
List price is $79,900. Year built, 2001
Based on photos, the property is in good condition with carpeted floors throughout and all appliances.
At list price with a 20% down payment, 6% in closing costs and a 5% 30-year fixed loan, the property is estimated to cash flow at $3,941 before taxes.

I thought the list price was high so I also ran the numbers with a sales price of $69,900 (a 12.5% discount).  The reduced price brings in $4,456 before taxes.

Property 3:
3 bedrooms/2 baths in Henderson, Nevada within one of the top school zones in the county.
This is a short sale.
List price is $95,000. Year built 1985
Based on photos, the property is in fair condition.
At list price with 20% down payment, 6% in closing costs and a 5% 30-year fixed loan, the property is estimated to cash flow at $3,753 before taxes.

At $90,000, the property would cash flow $4,010.

An embarrassment of riches.  Each property flows positively.  Each would make a great investment. If you were investing, which property would you choose and why?

If you want to learn more about these properties and similar ones; how to calculate rates of return for real estate investments; and how to find, negotiate and close on great real estate deals, come to my class:

Thursday, October 20th, 2pm
Keller Williams Realty Las Vegas
3090 S. Durango #100 (at Sahara)
RSVP KMcMurray@KW.com

**This article is featured in theHow to Make Money with Real Estate Blog Carnival: December 1, 2011 Edition**