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IRC Section 1031 Exchanges Of Investment Property And Investment Analysis  

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Training Course Syllabus:


This seminar is designed for attorneys, business owners and managers, accountants, controllers, enrolled agents, financial planners, commercial real estate brokers and investors.

The real estate market is greatly influenced by the tax considerations of a given transaction. §1031 tax-deferred exchanges offer real estate investors an effective vehicle to defer the recognition of gain upon the transfer of real estate assets. Accordingly, a working understanding of “exchange” techniques, laws, rules and regulations is an essential attribute for real estate professionals.

This program is designed to take attorneys, accountants, brokers, investors and others to a higher level of knowledge and practical skill as concerns exchanging under IRC §1031 and investment analysis are discussed.

Attendees: Please Bring A Financial Calculator.

8:30 a.m. - 8:50 a.m.

I. IRC §1031

A. Section 1031, Exchange Of Property Held For Productive Use Or Investment

B. General And Exceptions

8:50 a.m. - 9:10 a.m.

II. Real Estate Investment vs. Others

A. Securities

1. Advantages

2. Disadvantages

C. Residential Real Estate

D. Commercial/Industrial Real Estate

1. Advantages

2. Disadvantages

9:10 a.m. - 9:25 a.m.

III. Exchange Terms

9:25 a.m. - 9:40 a.m.

IV. Taxpayer Motives For Exchanging

9:40 a.m. - 9:55 a.m.

V. Exchange Requirements

A. Exchange Requirement

B. Property Requirement

C. Qualifying Purpose Requirement

D. Like-Kind Requirement (Real Property And Personal Property)

9:55 a.m. - 10:20 a.m.

VI. Methods Of Exchanging

A. Delayed Exchanges Using A “Qualified Intermediary”

10:20 a.m. - 10:30 a.m.

Break

10:30 a.m. - 11:10 a.m.

VII. Safe Harbor Rules Of A Delayed

Exchange

A. Section 1.1031(k)-1, Treatment of Deferred Exchanges

B. Identification And Receipt Requirements

C. Highlights Of A Valid Delayed Exchange

D. What Not To Do In A Delayed Exchange

E. Multiple Property Exchanges

F. §1031 Exchange Documentation

11:10 a.m. - 12:00 p.m.

VIII. Measuring Return On Investments (Pre-

Tax And Post-Tax)

A. Capitalization Rates

B. Internal Rate Of Return

C. Cash On Cash

D. Calculating Current Cash Flows

E. Projecting Future Cash Flows

F. Estimating Reversion Value

12:00 p.m. - 1:00 p.m.

Lunch (On Your Own)

1:00 p.m. - 1:25 p.m.

IX. Basic Calculations

A. Sale vs. an Exchange

B. The Exchange Equation

C. Calculating Boot

1:25 p.m. - 1:55 p.m.

X. Components Of An Investment

A. Purchase Price

B. Loan And Mortgage Costs

C. Determination Of Debt Coverage Requirements And Ratios

1. Equity Requirements

2. Loan To Value Concerns

3. Minimum DCR

D. Capital Improvements

1:55 p.m. - 2:20 p.m.

XI. Case Study

A. Overview Of The Case

B. Case Study Analysis

C. Case Study Solutions And Investment Summary

2:20 p.m. - 2:30 p.m.

Break

2:30 p.m. - 3:20 p.m.

XI. Case Study (Continued)

D. Overview Of The Case

E. Case Study Analysis

F. Case Study Solutions And Investment Summary

3:20 p.m. - 3:35 p.m.

XII. Review Of Substantive Issues Regarding

Real Estate Investing

3:35 p.m. - 3:45 p.m.

XIII. Introduction To “Parking Arrangement”

Exchanges

A. Overview Of “Parked” Property Arrangements

B. Revenue Procedure 2000-37: A Summary

3:45 p.m. - 4:10 p.m.

XIV. Reverse And Improvement “Parking

Arrangement Exchanges

A. Replacement Property “Parked” Transactions

B. Relinquished Property “Parked” Transactions

C. “Parked” Arrangements Outside The Revenue Procedure

D. Replacement Property To Be Built/Improvement Exchanges

4:10 p.m. - 4:30 p.m.

XV. Special Issues/Recent Legislation

Seminar Summary:

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