Investors

Thousands of Free Houses and Income Properties at Your Disposal . . . Now!

UNLIMITED OWNERSHIP OF INCOME PRODUCING REAL ESTATE  WITHOUT DOWN PAYMENT, BANK QUALIFYING, OR UNDUE CREDIT RISK…’EVEN INCOME PROPERTY “WITHOUT MANAGEMENT OR MAINTENANCE COSTS”

FOR INVESTORS:

Any investor understanding and utilizing the Equity Holding Trust™ System can acquire properties without down payment, loan qualifying, or credit application and approval process, while avoiding negative cash-flow, vacancies and management and maintenance costs…’even the costs of insurance, property and monthly payments are covered by someone else.

For the real estate entrepreneur, the EHTrust™ allows one to relax while acquiring unlimited numbers of cash-flowing properties (‘even over-encumbered properties), with all the following benefits and profit centers:

  1. Up-front monies collected at start from an incoming resident co-beneficiary
  2. Existing equity at start
  3. “Bumped” equity. That is to say that the true value of the property at start can be adjusted upward (“bumped”) with respect less than “standard” buyers who come in with minimal cash and no, marginal or bad credit (NOTE: the absence of good credit can well be compensated for in the EHTrust™ by virtue of the ease of eviction and  the incoming party’s posting of a Contingency Fund with the trustee of one or more aggregate monthly payments that are to be used in the event of the necessity of unexpected repairs or costs of eviction and dispossession)
  4. Equity build-up from principal reduction,
  5. Future appreciation potential
  6. A positive cash-flow throughout the term of agreement
  7. “Sale” of income tax benefits relative to mortgage interest and property expense (‘can double, triple and quintuple an owner’s net rental income)
  8. The passive tax write-off (i.e., property’s depreciation) throughout the term of the agreement
  9. A complete absence of negative cash flow, management costs, maintenance expense, repairs, upkeep, property taxes and insurance.
  10. Avoidance of capital gains tax otherwise imposition on the “seller” upon disposition of the property
  11. Avoidance of transfer and [re]conveyance tax (stamps) upon the acquisition or disposition of the trust property.

‘Sound too good to be true?  ‘Yeah I know!  That was the first hurdle I had to jump over when I started in this business a little over 25 years ago; but it really didn’t take long for me to understand and master the concept, and subsequently for my students and me to make millions of dollars with it.

Overall, the Equity Holding Trust Transfer™ (EHTrust™) is a unique title-holding, property protection and management device that comfortably allows for easy conveyance of income property ownership, along with all incidents and benefits of real property ownership (‘including full income tax deductions and excellent asset protection benefits) without the need for the acquiring party to be on title or on the underlying mortgage.

With “EHTrust™ arrangement, a 3rd party trustee is appointed (“nominated”) by the trust’s beneficiaries to hold both the legal and the equitable title to the property while serving as a buffer between any litigant and the beneficiary/ies  relative to legal complaints or charges that would be lodged against them.  Upon one’s becoming an EHTrust™ beneficiary, all or a portion of his/her beneficiary interest can be sold, traded, transferred or hypothecated (i.e., to secure a loan or guarantee performance of a promised act) by means of a simple Assignment of Beneficiary Interest.

In that an assignment and assumption a loan’s payment-stream by means of the EHTrust, does not constitute a sale of the property or a transfer of ownership beyond the borrower’s own inter vivos trust, a mortgage lender’s security interest is not impinged-upon when a co-beneficiary of the trust becomes (silently) entitled to the benefits of “ownership.”  In fact, Federal Law eliminates the need for involvement by, or permission being required of, the secured party in an underlying mortgage (i.e., regarding properties of fewer than 5 living-units).  [E.g., See 12 USC 1701(j)-3]

Investors can utilize the Equity Holding Land Trust Transfer System™ (i.e., the EHTrust™) in myriad ways.  For example: anytime a seller would be willing to keep their existing financing in place for a while (i.e., keep their names on the loan for the benefit of an acquiring party), the EHTrust™ becomes singularly the most ideal vehicle ever for convenient and anonymous transfer and acquisition of ownership benefits without the necessity of a resident or investor co-beneficiary’s needing a new loan; without stringent down-payment or credit qualifications; and without the expense and time constraints of a standard real estate loan approval, escrow process and title transfer..

The foregoing paragraphs are meant to infer that all the benefits of Fee-Simple RE ownership can be granted quickly and without public notice (recordation); without the potential for side-stepping a mortgage lender’s due-on-sale admonitions; without the risk of attachment by litigants due to either party’s litigious affairs, bankruptcy involvement, probate or actions in marital dispute. The Open Door Wealth Management EHTrust™, in-fact, tends to effectively protect the property  against even IRS tax liens on behalf of either party (resident or non-resident). Also avoided by the EHTrust™ transfer is the necessity for potentially dangerous or marginally unethical Creative Seller-Financing schemes and the secrecy,deceit and subterfuge they so often entail.

Absent the necessity of traditional escrow closing, new title insurance and lender approval, as well as the non-necessity of subterfuge with respect to a lender’s security interest in the property, the EHTrust™ becomes truly the superlative vehicle for virtual Owner-Carry real estate acquisition and financing.

The ODWM  EHTrust™ can be trusted as an effective legal shield for virtually ANY real estate ownership or creative financing objective. It’s function being in essence tantamount to that of, say:  a long-term lease (i.e., a lease for more than 3 years); a lease option for any term; a lease-purchase; an all-inclusive mortgage or all inclusive trust deed; an equity share arrangement…’or a land sale contract (e.g., a Contract for Sale, Contract for Deed [CFD], etc.). The EHTrust™ transfer meets the objectives and functions of any of these more outdated and inherently risky seller-carry devices, while eliminating the many risks and disadvantages so often associated with them.

AS A VIRTUAL LONG-TERM LEASE:

An EHTrust™ transfer  can be established to run for up to twenty-one years beyond the life of the primary party, along with a lease of the property to a resident co-beneficiary for up to three years (actually 2 years, 11 months and 29 days); however, for transactions longer than three years, the lease itself will stipulate that at its scheduled termination date the tenant may “hold-over” on a day-to-day sufferance until directed by all beneficiaries of the trust to move and release its interest in the property.  In such a scenario, all provision of the original lease agreement remain fully intact until the trust’s scheduled termination date.  In so much as any eviction of  the tenant-beneficiary must be solely by mutual agreement and direction of ALL beneficiaries: the tenant-beneficiary (resident beneficiary) being one of the beneficiaries is protected and solidly ensconced in the property for the term of the trust (‘unless he/she would opt to evict him/herself).

AS A VIRTUAL AITD (i.e., an All-Inclusive Trust Deed or Mortgage…i.e., A “Wrap-Around” Mortgage):

In this scenario, a relinquishing party (would-be “seller”) places its property into the EHTrust™, thereby assigning a co-beneficiary interest to the acquiring party (the would-be “buyer”), with a contractual understanding that the property will be leased by the trust to the co-beneficiary (as “tenant buyer”) on a triple-net lease basis for the term of the trust (i.e., triple net: whereby the tenant covers all costs of ownership) for some specified period of time, at the end of which the property is scheduled to either be sold or [re]financed in the tenant-beneficiary’s own name.  Bear in mind that due to the trust arrangement: throughout the contract the tenant-co-beneficiary is afforded 100% of the fee-simple benefits of ownership, including tax write-off for mortgage interest and property tax, along with the benefit of appreciation and equity build-up from loan-principal reduction.

Upon the property’s ultimate disposition (sale or re-finance) there is a distribution of proceeds among (between) parties with respect to each of their respective proportionate shares of beneficiary interest (e.e., 10:90 in favor of the tenant buyer in the case of the AITD structure).  In order to avoid reassessment for property tax purposes, and to justify mutual Power of Direction, it is recommended that the shares of Beneficiary Interest remain in the ratio of 90:10 in favor of the resident party until the trust’s termination, at which point the relinquishing party (originally the settlor beneficiary…”seller”) can forfeit its 10% interest in consideration, say, of the co-beneficiary’s prompt payment record and strict adherence to the contract throughout its term.

AS A VIRTUAL LAND SALE CONTRACT (“CONTRACT FOR DEED”):

The benefits (i.e., income tax deductions, appreciation potential, equity buildup, asset protection, etc.) and structure are virtually the same as above, except that the percentages of beneficiary interests held, and the percentage to be released to the resident beneficiary at termination are reversed: 90% retained by the settlor and 10% to te resident beneficiary, the 90% to be relinquished at term once the property is readied for purchase by the resident beneficiary..

AS A VIRTUAL LEASE OPTION:

In the lease option arrangement, the property is placed into an EHTrust™ with the understanding that, at the end of the lease agreement, the property will be sold to the Resident Co-Beneficiary for its full Fair Market Value, minus any and all sums owed to the Resident Co-Beneficiary by the trust at that time. In this scenario the verbiage is such that there is actually no “Option” per se, and no “bargain buy-out” provision, other than that the tenant beneficiary can buy the property ” at termination…at its then full Fair Market Value…MINUS any sum  due him/her as the tenant co-beneficiary buyer at that time.   IF such a purchase is opted for and a traditional mortgage is, in fact obtainable.

An example: Let’s assume that the target purchase price) “option price”) on a $200,000 property after a 3-year EHTrust™ term is to be $200,000.  Then over that 3 years the property’s value increases to $250,000.   In such a case, the contract provides that at termination, the trust owes the resident beneficiary all of any accumulated equity ($50,000) that is above the mutually-agreed-value (MAV) at inception ($200,000).  Therefore, the resident beneficiary, in order to buy the property and take title at termination, would pay the full fair market value of $250.000… MINUS the $50,000 due him/her at that time from the trust (i.e., the net purchase price then being $200,000)

AS A VIRTUAL LEASE-PURCHASE:

Pretty much the same as above, except that the agreement provides that the property will definitely be acquired by the resident beneficiary at termination, at a set price, irrespective of market conditions, relative values, etc. The Rider document in this configuration of the EHTrust™ provides that the co-beneficiary has the obligation either sell or refinance at termination, and that the non-resident (settlor) beneficiary has the obligation to sell at the predetermined amount .

AS A VIRTUAL EQUITY SHARE:

Again, pretty much the same as above, except that in the EHTrust™ “equity share” scenario, the parties agree to share in net profits at the trust’s termination in percentages proportionate to their ratio of beneficiary interest held in the trust (50:50; 75:25; 90:10 etc.).

EXAMPLE:  Mr. and Mrs. Smith own (or have newly acquired) a $200,000 rental property on which they currently owe $150,000.  They take our advice and vest the property with a trustee in a title-holding land trust for asset protection.  Next they lease the trust property to a Mr. and Mrs. Carlson.

Soon the Smiths are approached by their tenants, Mr. and Mrs. Carlson, and asked if there might be a way that they, the Carlsons, could buy the house without a down payment or bank-loan-qualifying, in order that they might benefit by having 100% of all ownership benefits; 100% of the mortgage interest and property tax write-off; 100% of all use, occupancy and possession, pride of ownership…all without costing the Smith’s anything other than, say half of, possible future appreciation (IF there is to be any) .

The Smiths agree with the stipulation that the Carlsons increase their monthly payments by, say, 15-25 percent in order to cover all costs of maintenance, property tax and insurance.  They then appoint the Carlsons as co-beneficiaries in the title holding trust, thereby affording them 100% of all the benefits of home ownership. and half of any of the property’s future appreciation.  As consideration for the Smith’s largesse (the Smith’s agreement to carry the high-risk debt obligation), they all agree that the Carlsons can have the house, but that the Smiths will retain their $50,000 in equity and half of any future profits from appreciation and equity buildup (from principal reduction in the underlying loan) over the trust’s term.

The EHTrust™ set up in this case involves a refundable Settlor-Beneficiary’s Contribution of $50,000 (i.e., the Smith’s beginning equity), which is to be repaid to the Smiths upon disposition of the property at the trust’s termination, prior to any other distribution of net proceeds.

AS A VIRTUAL BRIDGE-LOAN DEVICE (E.g., for those occasions when a prospective buyer cannot obtain a mortgage or or afford a down payment for several more months (or perhaps years) and the seller would be willing to wait awhile): The EHTrust™ transfer can afford such a buyer the opportunity to live in the property while paying all costs of ownership and simultaneously enjoying all the benefits and incidents of home ownership, including tax write-off…while waiting until financing and outright purchase becomes possible. In this permutation of the EHTrust™, the trust and its attendant triple-net lease are set up to coincide with that point in time when the acquiring party can purchase the property.  The down payment to eventually be given to the bank can, in the interim period, be held in the trust’s contingency fund to be released to the lender (to be disbursed to the seller) once the mortgage is ready to fund.

AS A SIMPLE VEHICLE FOR ACHIEVING HIGHER RENTS AND FREEDOM FROM ACTIVE LANDLORD COSTS AND RESPONSIBILITIES: Any prudent landlord would be well-advised to consider making his rental tenants co-beneficiaries in an EHTrust™  in who’s trustee the rental property’s title has been, of will be, vested.  Doing so gives the property-owner an ideal opportunity to trade such items as tax write-off, some or all existing equity, some or all equity build-up over time, some or all appreciation potential and the psychological peace and pride of home ownership, say, in exchange for freedom from maintenance and repairs; upkeep and property management… ‘as well as much higher than normal rents (‘i.e., ‘due to the tenant-beneficiary’s ability to access income tax deductions for property tax and mortgage-interest).

Re. the foregoing, each of these “items of trade” has a determinable value; and one’s giving up all or some of each one can more than double or quintuple one’s net rental income, while simultaneously [greatly] reducing the tenant beneficiary’s after-tax expense of renting.  [I.e.: “If you pay me $250 more rent per-month, and I can reduce your after-tax rental amount by $500 per-month and we split it between us: I receive an extra $250 per-month and you save $250 per-month.

A QUICK EXAMPLE RE. THE VALUE OF THE INCOME TAX DEDUCTION, I.E., FOR THE LANDLORD AND THE RENTAL TENANT ALIKE

A typical rental tenant, Rodney Jones, is in a 1/3rd tax bracket: paying essentially one-third of everything he earns on his job to the government (i.e., say, 26% federal and 5%-6% state).

At present Rodney is renting a home for $1,000 per-month, which means that in order to have $1,000 with which to pay his landlord every month, he has to earn a corresponding $1,500 in taxable income on his job (i.e., note that that’s 150% more than his rent).  This is so because, remember, after earning the $1,500,  the government takes one-third of it ($500), leaving him with the $1,000 that he owes for rent every month.  What this means is that Rodney is, as are you and I,  in a one-third tax bracket relative to what we earn: the fact, however,  is that we are in a fifty-percent tax bracket relative to what we spend.

The tax paid based on what we spend is one hundred and fifty-percent (50%) of the cost of an item.  Ergo, in order to buy something for a dollar we need to have earned a dollar and a half, because the government wants a third of what we earned, which is half of what we spend.   When you pay rent of $1,000, or buy a $1,000 TV, you immediately owe the government half of that amount.  “‘Want to buy something costing $2,000?  Then go earn $3,000 and give the government their one-third ($1,00o)…and you will then have the $2,000 you need for the purchase.

Now, consider the effect of Rodney’s owning a home versus renting: he would only need $1,000 in earnings to pay a monthly payment of $1,000 (i.e. due to his mortgage interest and property write-off he pays only the pretax mount (i.e., $500 less than renting): or… he can pay $1,500 per-month for ownership instead of $1,000 for renting and be spending exactly the same amount either way, but on a much nicer home and one in which he can enjoy all the benefits and pride of being a homeowner.

So, if a owner-landlord with a rental property in an EHTrust™ were to make his/her $1,000 per-month renter a beneficiary in EHTrust(tm), the tenant can begin accessing the home owner’s tax deduction, meaning that the landlord could raise the rent by, say, $250, thereby giving him/herself that much more positive cash flow while simultaneously creating a savings for the tenant $250 per-month.   As well, the tenant, in exchange for this nearly 25% decrease in his/her pretax rental expense, will invariably welcome the responsibility for the property’s management and maintenance, the assumption of which responsibilities are the requirements for qualifying as one entitled to homeowner income tax deductions under IRC 163(h)4(D).¤

¤ [IRC 163(h)4(D) paraphrased: One must have a contractual obligation to undertake the risks and burdens of ownership; must be  resident of the property on which related taxes are being paid; must be contractually obligated to pay interest and property tax; and must own either an equitable interest in the subject residence, or must be a beneficiary and/or must hold an equitable interest in an estate or trust that holds such equitable interest.]