+1 (312) 520-0301 Give us a five star review on iTunes!
Send Buck a voice message!

188: Ask Buck Part 2

Share on social networks: Share on Facebook
Tweet about this on Twitter
Share on LinkedIn

Buck: Welcome back everybody this is Buck Joffrey and we are ready to go here with the week two or part two of Ask Buck. I should point out that if we start running a little late and there’s still a lot of questions there may be a part three here because I understand that there is only so much information that can be absorbed or should be absorbed at one time so keep an eye on if if this part part is going longer than thirty minutes or so we will have a part three as well. So before we get started with the questions one question that came up quite a bit in terms of recently from something in the accredited investor club by the way if you’re interested in joining investor club you should go to wealthformula.com if you are an accredited investor and sign up because that’s where the action happens, that’s where the fun stuff actually happens. Here we just talk about it you know it’s sort of like reading a book but once you read a book you can only learn so much. You got to go out there and start putting it to work and that’s exactly what the accredited investor group is. So if you’re lucky enough to be accredited go and join it. 

So I do want to address one thing which was that there was a divestment or an upcoming divestment in other words a building that we were invested in as a group was being sold and it’s getting some nice returns you know annualized returns of 20% and the question I got from a lot of people on that was is there any way to roll this over into like some sort of 1031 Exchange? Because you know all of a sudden you’ve got them some profits and you know the reality of profits and recapture and and all that starts to come. The answer is no, you can’t do a 1031. Typically if you know if you’re a limited partner there are circumstances in which you could potentially do that as a tenant and common structure or something like that but what I’ll tell you is that the majority of of syndicators who have experience and that sort of thing do not do it because it’s a pain there is a lot of moving parts to it. You have to trust a lot of people that you don’t necessarily know all that well and frankly if a syndicator group an operator doesn’t have trouble raising capital for their opportunities. They’re gonna be like why would I do that, I’m just gonna raise capital. So in reality if you’re dealing with professional operators generally speaking you’re not gonna be able to do anything on a 1031 basis. There are these other options though shall we say in terms of you know how can you potentially mitigate taxes using real estate? If you can’t 1031 the other option of course is what we talk about all the time which is bonus depreciation. Now you know the bonus depreciation doesn’t necessarily help you as much if you have active income but here’s how it can help you okay because say for example you have invested in five properties and then for each one of those properties there was a cost segregation analysis done and then the cost segregation analysis was taken and bonus depreciation was applied and you got a K1 right and so you’re getting these big losses now if you’re a w-2 person anybody who is not a real estate professional you’re not going to be able to apply those losses to active income anyway so they’re gonna be sitting out there. You don’t lose them they’re just there so when you need them now if you do that five times all of a sudden you’ve got a massive amount of depreciation sitting there and then all of a sudden one of those five property sells and you’ve got capital gains. Well guess what, the capital gains is passive capital gains so you can use the you know you can use your depreciation. All that was losses that you’ve accumulated to offset the gains and the recapture. So again I’m not a CPA but I will tell you that I know this stuff reasonably well because I do a lot of this stuff and if your CPA is not seeing it the same way I highly recommend you talk to a more competent CPA and see what they think so. Anyway that is something to think about as divestments happen and again it incentivizes you to invest in multiple projects and to sort of do this diversify your passive portfolio as well so that you can constantly offset new gains. So that’s something I think is a very useful thing and I know you didn’t ask me about it but I have decided to tell you about it anyway. 

So let’s see now the first question from you, you meaning the audience is from Mike who asks, what are your thoughts about estate planning as we are all starting to build wealth, do you have any strategies or tips for us to consider? Anything else we should be thinking about as we build wealth and syndications presumably as limited partners? Of course this could also be an interesting future show to bring a guest to discuss, as always thanks for your thoughts and insight. Keep up the good work. Thanks, Mike. So you’re right, it would make a good guest. We’ve had people talk about that in the past but I think it’s been a while so I have invited, based on your email, I did invite an estate planning attorney who will be coming up in in the near future on our shows. But let me give you a little bit of what I know, and again I’m not an attorney but I am deeply steeped in this stuff. So think of these as my opinions and you know you heard it from a guy who heard it from a guy, but ultimately you have to get these things this advice confirmed or denied and applied by your own attorney, but let’s start with the most basic thing and that I know of and one thing that I’m always amazed at how few people know about and this is regarding estate planning. The bare minimum that you need is not just the will, okay? Hey people think it’s a will but it is not just a will, it’s a will and a living trust and let me explain why that is so important. Okay everyone knows you need a will, but if you die and you and you do not have a living trust, your estate will go into something called probate. So probate is this thing it’s where the court’s going to decide whether your will is valid or not and probate can affect you know his state’s literally as fused as literally they’re just a few thousand dollars so it almost certainly does affect most if not all of the Wealth Formula Community probate. It’s also extremely expensive right and it may take you know five percent of your estate to get this resolved and guess what it can take up to two years to resolve as well. So expensive, it takes a long time, so imagine for a second god forbid something happens to you and your family gets stuck for two years not able to access your estate that you left in your name they have to pay thousands of dollars and they have to deal with the fact that you’re gone that is a terrible situation to be. Don’t do it, okay. A living trust is this very simple thing to do just a couple hundred not a couple hundred but maybe a thousand dollars a couple thousand dollars and once you get one, you just put your assets under the name of the living trust and you can sleep well at night knowing you are avoiding this thing called probate easiest thing you can do the most high-impact thing you can do and if you don’t have that you need that and and go get it done. Now for those of you with growing and larger estates, you might want to do something else on top of that you see there is a stink all the estate tax right if you die and right now there’s you know these limits are pretty high right I mean our minimums I should say that it affects people who are if you’re just by yourself like I think it’s ten or eleven million dollars and then jointly it’s twenty two million but that in 2025 you know so though your estate taxes kick in after that point right now they’re really hefty, they’re like 40 percent but in 2025 that minimum of you know 20 million if you’re a couple or 10 million individual whatever it’s all gonna go down the previous minimum which is half of that so I know for a fact that many of you out there because I talk to you and I deal with you know a lot of folks in investor club already have an estate that’s you know five million and growing and you’re young, so take it seriously. And also remember that there’s a very good chance that there’ll be somebody in office eventually that maybe like an Elizabeth Warren or Bernie Sanders. Bernie Sanders by the way once that estate tax to go down to 1 million dollars and to kick into after 1 million dollars and I know that would affect an enormous number of you, but anyway the bottom line is you’ve got to start thinking about this now because if you put some of these things into place now you potentially can if you act quickly, you can potentially get grandfathered into some of these strategies. Now bottom line is that these strategies that I’m alluding to are actually quite easy right now to do and that’s why a lot of people call the estate tax the dumb tax because I mean honestly it’s not terribly challenging for people to if they do some proper planning to you know get their estate into a trust and there’s lots of ways to do that. I have something myself called a Nevada Dynasty Trust. I don’t want to play lawyer too much so I’ll get an estate planning attorney on so you can dive into some of those options and by the way if you use Doug Lodmell for asset protection like I do, you certainly can reach out to him as well to connect you with an estate attorney in your state because that’s really what you need it’s important for the estate and asset protection teams to kind of see eye to eye, I can tell you that from personal experience because what they do sometimes is at odds with one another and you also need make sure that there is some tax implications that are considered in this and those are so you should potentially have your tax advisor in those conversations as well ask me how I know that. So okay so that’s probably a pretty good answer to that right or at least a long answer. Let’s see let’s go to the first audio question and this one is from Garth.

Garth: Hello Dr. Joffrey. This is Garth from Portland Oregon. My question might be really basic but I am wondering the difference between money and currency if there is any difference and if there is where does cryptocurrency land on this? Thanks.

Buck: Well thanks Garth, and you don’t need to call me Dr. Joffrey. Buck is just fine. I have left my doctor coat behind in Chicago a few years ago now, but thank you for your question and it’s a good question. It’s a complicated one so let’s just go to the basics. First money by definition is a store of value. It’s an intrinsic store of value within itself and then so that’s money now currency typically refers to fiat currency and it has buying power because the government says it has value. You know there’s this important quote that everybody talks about. I hear it in the gold communities all the time you get in 1912, you hear JP Morgan saying money’s gold. Money is gold, nothing else. What he meant was that everything else was credit and these days that’s very true of course the dollar is nothing more than debt and when you’re paying somebody in dollars you’re not paying them in money because that has no intrinsic value but all you’re doing is you’re transferring over receivables, right? The government owes you money. Government owes you money, that kind of thing, but for everyday practical use they are you know one in the same, we think about them the same way. So now cryptocurrency is really not that straightforward and I do think that it’s to distinguish between Bitcoin and the other currencies that I think are still need to be better defined but let’s just talk about Bitcoin, okay. Now I believe personally that bitcoin is money. Why? Because it has intrinsic value, because it is scarce, and because it must be created through a process called mining, which costs time and money and is not easy to do. You have to spend a lot of resources to do it and in this regard it’s really not that dissimilar from gold, right? And then you know the gold bucks said well yeah you can use gold for something, you can’t use Bitcoin for anything. Well let’s get serious here. I mean most of the time people are just you know Gold’s a nice shiny pretty metal right, I mean there’s nothing inherent about it. That’s any more valuable. It’s all in the eye of the beholder. So the same kind of thing it’s scarce and it’s pretty. People say it’s gold so to me it’s not that different from Bitcoin and it’s scarce you know. Listen at the end of the day the reality is that Bitcoin has more similarities with gold than it does with the US dollar. Think about it. Scarce, can’t print it, can’t you know it’s not a inflationary etc. However I got to be clear about this because this is where I get into this you know question about gold in the first place right why do people hold gold because they say it has intrinsic value. Why does it have intrinsic value? Well maybe you can you know wear it and put it in some machines and stuff like that and you’re building them but here’s the thing, wouldn’t by that definition wouldn’t real-estate then be money as well? Because it has intrinsic value, I mean personally you know I don’t see why gold has any more value than real estate I mean real estate you actually live there, you work there, it’s a structure, it has a function, right? Well listen, bottom line is to me you know gold has one major function that is to hedge inflation. Real estate has that same function and real estate can cash flow so that’s why I’m not a gold-bug but I know that’s a controversial topic in and of itself and we’ll leave it at that. 

All right, next question is from Caliche and it’s a written question. He says hello Buck, hope you’re well. This question is about Wealth Formula Banking. You actually know anyone who has retired and it is drawing free income from their policies? Assuming I have five million cash, five million dollars of cash value in the whole life policies specifically we’re talking about Wealth Formula Banking growing roughly at five percent a year, can I really withdraw two hundred fifty thousand dollars every year tax-free forever while leaving five million dollars principle intact is that really that simple? What’s the catch? If there’s no catch, why isn’t everyone doing this? Seems to me that all one has to do is to do whatever they love to do that pays well and throw their savings into whole life and ten to twenty years from now they will definitely as per the contractual guarantees be able to retire very comfortably on tax-free income forever. Why bother with other risky investments like crypto, options, money lending, oil, gas, real estate, stocks, bonds, mutual funds, etc. Again is the above simplistic description of the whole life ie Wealth Formula Banking strategy accurate or am I missing something? Thanks, Caliche. 

Ok so great question and my knee-jerk response is yes you are correct. That’s exactly how it works. But let me get Rod involved. Rod is with obviously one of the Wealth Formula Banking experts and I actually had him record an answer. Yes the simple answer is that yes you understand it correctly. So if you had built up five million dollars inside of your cash value inside of that whole life policy and you’re ready to try and live off of that then easily the 250,000 a year, you would be able to take this income and it would last perpetually. So he goes on as you know if that’s the case then why doesn’t everybody throw their savings into whole life and 10 to 20 years from now though with definitely as part as per the contractual guarantees be able to retire very comfortably on tax-free income forever, so why bother with other risky investments? So for somebody who’s content earning that 5% and living off of it tax-free like you say then I agree there’s not a catch, it’s pretty simple the way that the contracts work. You could do that. So now I know that a lot of the listeners use it for the purpose of wealth for me the banking when I’m using it in conjunction with the investments and doing a lot more outside of the policy in addition to getting that growth that compounding growth inside the policy and so for somebody who is not actively involved in the other investments maybe I would suggest shifting over to Velocity Plus where you can do you know contribute a similar amount of money but actually grow it a lot better because we’re getting the leverage from the bank loan and if you’re not familiar with with what I’m talking about then go to wealthformulabanking.com and we have a webinar there where you can learn more about it but the idea is that when you get to retirement and you’re looking at what your net equity is in the policy, it’s not just a 5% income that we’re producing off of that, it’s more like you know 10 to 13 percent and so it’s much more substantial in spite of the leverage piece that we’re we’re using in inside of that and so if you’re not someone who wants to be actively investing in you know the real estate and the other things their cash flow investments that we talked about then Velocity Plus is a great way to see that grow in a passive way but it also turned into that same you know kind of tax-free income in retirement. So that’s the story on that one. So listen, that was a very nice answer from Rod. So basically the answer in short is glitchy it sounds like you have got it right. Let me address this question that you have. Why bother with other investments? You know I’ve got this thing, the answer is you don’t have to. I mean listen for people who are investing in real estate, people who are investing in you know some of these other things, I think the reality is what we’re trying to do is to make even more money and frankly there’s like this level of okay I want to expand my means even more. Now you’re you’re looking at this thinking I can do five million at some point and you know I can live off of that over a period of time and I love being a physician because I know you’re a physician, I get that. But I think the bottom line is like if you go across the board you’ll find a lot of people have a lot of different goals and ambitions. For me too I mean I would say I’m one of them I would say I’m probably too greedy to think of it that way I like the idea of being you know constantly creating more and more wealth and for me it’s a lot of fun to invest in these things and watch them grow and make more and more money, but that being said you know I’ve said this in the past where over and over again why one of the reasons that I like Wealth Formula Banking in particular is the contractual nature of that income and it’s you know we’re talking about some significant returns over a period of time. The contractual nature of that money is a very compelling thing and I’ve also said that if you don’t listen to me and you don’t want to invest in real estate and all you ever did was do Wealth Formula Banking, I’d feel pretty good about that because I think you’re gonna still finish way ahead of the majority of people out there who are you know sinking their money in equities because they have no idea what’s going to happen with the equity markets at any given time and I don’t think they’re protected. This basically is all on the upward trajectory right, you don’t have to deal with the up-and-down sort of trajectory that you deal with when it comes to the equity markets. For me this represents you know if you think about the way investors usually hit things they hit their stocks and bonds right? They think about stocks and anything about bonds where this fits in for me banking is sort of analogous to the bond portfolio. What is the bond portfolio? Well the bond portfolio is the safe thing, the super safe thing that you know just puts out a fixed amount of return. Bonds have a certain return like you know a couple percent or whatever this is similar to that and it just it’s much it’s higher than bonds and it has this death benefit which is great as well. It grows tax-free which is great as well. So there’s all these benefits to it that I think replace a necessity for me to leave and look at the bond market. The other thing about it is that you can borrow against it and you can borrow against it for arbitrage. We’ve talked about this plenty of times before but when you borrow against the cash value of your Wealth Formula Banking account, what you’re doing effectively is borrowing from the insurance company. So your money’s still growing at that same compounding rate but you’re borrowing at a simple interest rate and that creates this you know very nice arbitrage. So some people like the idea of rather than just saying this is all the returns I want they say I’m not gonna use this as my returns I’m going to use this to juice my other returns and that’s the way a lot of other people use it as well. But bottom line is it sounds like if you’re happy doing what you’re doing more power to you. You don’t have to think about anything, just practice medicine you know keep putting money into this thing and you know just like you said when you get to that point you know you don’t have to worry about the markets crashing at the last second and your kids will be taken care of. 

So all right next question and we’re already going pretty late this is a long question, okay this is a very long question or at least my answer is going to be very long because this is from Eric. He says this is a hypothetical question if you could participate actively and/or passively and only three of the following alternative investment types over the next five to seven years which ones and why. Okay so there’s a long, there’s a laundry list of different things here which I think it’s useful to go over. These are all things I think the reason Eric has them is because they have been the subject of podcasts of mine over a period of time. Let me give you my personal opinion on each, it’s not again not investor advice right this is not it advice, this is my opinion but I’m gonna go through each one that’s on this laundry list and just give you a short little feedback from my opinion okay and then I’ll come back and I’ll give you my three favorites. So self storage units okay I like self storage. I like self storage because it’s resilient to the cycles, the recessionary cycles etc and the issue like anywhere else though is you got to find the right operator. You can also you know you could probably learn to do this. I have not necessarily you know learned to do this but I think it’s a good business, you know especially with the demographic changes, the boomers as they retire and they leave their you know big houses and they move somewhere warm like Florida or something like that then they got to put their stuff places and that makes it great or you can raise rents very quickly in these things. You basically nickel dime people up you know significantly every year the challenge is finding where do you invest and so I’ll tell you that you know I’m not a big fan of funds. I know there are some funds out there I’m not a big fan of them because I like to know what’s in the portfolio and I know for a fact that some of the funds are basically you know just a bunch of properties that no one wanted to take down an individual asset necessarily and so they all kind of got grouped together. I like self storage but the deal has to be just right. It has to be just the right location etc etc okay and by the way I think again and from an inflationary standpoint it’s a great, great place to be too but you gotta find the right deal. I’m sure we’ll get hopefully we’ll get one this year in Investor Club. Mobile home parks. Mobile home parks now this should be a good place for hedging the economy because of low-income housing right because of the low income housing play right there’s always gonna be people who need it. The problem is okay let me back up there are people who own mobile home parks who are doing really well and if you want to get it in into that I mean hey more power to you I mean there’s people who are doing well and and they’re making decent money but always just look it as a pure cash flow play okay and if you buy it on your own you may get who knows fifteen twenty percent cash on cash and you know you get a you’re gonna know how to run these things. I don’t know very much about it. I hear it’s not necessarily that hard but you know I mean obviously the professional operators are probably gonna do more with it but you can still make their basically cash counts right now. Here’s the problem with investing in them as a limited partner though is that most of funds I see they might be giving you nine ten percent and for me for that kind of low-income housing, I mean this is really like you know Class D stuff right, I mean this is below apartment buildings so nine ten percent is just not enough right and the reason why that you’re only getting you know eight nine ten percent is because well I mean the operators are taking the other half usually. If you can learn to buy these on your own then it might be worth it but the reality is that in a fund model or a syndicated model there isn’t gonna be a lot of upside there, right? I mean think about it. What do we do in the apartment space? We have the ability to raise rents quite a bit and improve these properties. You can even take a property that has you know currently has residents who are you know C plus residents and all of a sudden you know you’ve got some hipsters in there and also you’ve opened up a new completely different kind of asset right? You can do that with apartments but in mobile home parks you really can’t do that, you can’t do that. I mean seriously like how much can you raise the rent on a mobile home park, you know people are living in mobile home parks if they move up too much then they don’t live in mobile home parks anymore so the bottom line is the appreciation on there is gonna be limited. The upside is gonna be limited and that means the annualized return will be limited okay because you’re not gonna be able to rely very much on appreciation. It’s going to be your cash on cash and think of it that’s all. So I’m not a big fan. I’m just not a big fan because if you think about it the next thing on the list here, large multifamily 50-plus units. Well for me this is my number one asset class. I mean people gotta live somewhere and unlike mobile home parks you can get significant IRRs annualized returns by value-add through inflation and gentrification all these things that you really are limited in mobile home parks, you know you can’t count on all that with mobile home parks and the reality is for investors if you look in you know Investor Club, our yields are just just as good as but the better than what you’re seeing in the funds for mobile home parks and they’re much higher quality assets in the right hands. In my opinion is even as a limited partner this  continues to be the best place for not only capital preservation and growth capital preservation but also growth in the next five ten years. Okay so small multifamily in other words see you don’t want to be a limited partner okay, you want to buy ten, 20 units etc. Well I used to do that more. I don’t really do that anymore and I did really well right I mean I did really well with that kind of strategy. If you’re a good operator then great go for it. The problem is that okay so say you’re buying like a you know a million dollar asset you’re gonna put in two hundred, two hundred fifty thousand dollars in that one asset to just buy it. The problem is that the risk profile is significant there if you don’t know what you’re doing right now as opposed to you know spreading your two hundred, two hundred fifty thousand over four deals in a syndicated deal and getting exposure to you know ten times more doors all of a sudden you’ve got two million dollars you know you’ve got two hundred two hundred fifty thousand dollars of equity sitting in one deal and his buck stops with you so if you are comfortable with that by all means I was comfortable with it I didn’t necessarily like it and so what I would what I would say is if you’re the type of person who really wants to get into the real estate game and be a landlord then go for it otherwise don’t. Understand that it’s very different to have a ten, twenty unit apartment building than it is a two hundred unit apartment building. One you’re a landlord, the other one you’re managing a small business so just be aware of that. Single-family homes is the next one on the list and I’ll just tell you I just don’t like them enough for our, not for our demographic, meaning like accredited investors, because you know you have the ability to do something a lot more scalable right, just through syndications and getting lots and lots of exposures. The thing I don’t like about single family homes here’s the deal, there’s not enough scalability, there’s too much Capex, okay so one roof and one furnace each unit and everyone I know who owns five or six single-family homes wishes they didn’t own five or six in a single family homes they want to sell them. These get to ten and they’re like this is terrible and you know I get a hundred dollars per property and then the next thing you know one month I get a five thousand dollar furnace to replace, so I’m not a big fan. So with multifamily if you’re gonna do it on your own I would recommend that an award the way I think that most people who are probably not natural-born landlords should do is its consider syndications. When you get more scale and exposure to more doors, things become more stable, cash flow becomes more stable,there’s less risk and in reality what we’re seeing in our you know in our limited partnership opportunities is that the returns are you know better than probably most people can do on their own. The next one on the list is agriculture. Agriculture followed by CBD, specialty coffee, chocolate, well so let’s start with you know some of these things because I know they’ve been on my podcast before, and just understand that when I have something on a podcast it does not mean I am advocating for it or saying that you should invest in it or that I even like the deal. All right so let’s start with some generalities. Agriculture is fine. The stuff that I see some of the stuff that I’m seeing out there in the podcast ecosystem that you’re mentioning concerns me okay and one of them is that I don’t like foreign investments very much. I’ve had some experience with them I’ve realized the implications of those and I won’t do them again, certainly with a smaller operator and the reason for that is that if things go wrong there you have very little recourse okay, yeah very little recourse and it’s very difficult you know you have to know your operator very well. You have to trust them because if something happens overseas good luck trying to you know get any sort of retribution, ain’t gonna happen right so be very careful with that, I know people get excited about it you know they go on some sort of you know they go on some sort of like investment trip and they come back and you know they’re excited, they heard about something like this and it’s shiny and bright and stuff like that well why what’s the point, I just you know the best place to invest is right here in the US okay. The other thing is agriculture in general I would say it’s fine, it’s gonna be low yield and also I will say that when there’s some thing like it doesn’t grow three years and won’t yield any cash flow for that period of time what seriously you’re okay with that? Okay I’m not. And then on top of that when you sign the contract on these things look at the fine print. Look at what your exit is because you should never invest in anything unless you’ve thoroughly thought about how you’re going to get out of it and some of these things have that problem as well. I’m not a big fan personally. Okay now CBD and I’ve seen that come up in the ecosystems a lot lately I again I CBD again that space is full of charlatans I would just be careful you know I see stuff people like yeah we’re gonna go do this in California right well listen I live in California okay and let me tell you right now everybody I know around here knows this to be true. There is a glut of pot in California you know and apart from a selective highly skilled business people who are in the space, everyone else is gonna get killed, they just are there’s this is like you know the horse has already left on this one right. People think I’m gonna do CBD in California guess what there’s a few people have thought about this before you and if you’re coming into this space and you have no previous experience in you know pot in CBD and all this stuff you’re gonna be you’re way behind. Okay and the last thing is that unless you are a major player like you got serious pockets behind you I would stay away from this because there is there is like so many laws and so many things to dodge in the space. All I can tell you is I have yet to see you know personally you know from anything that I’ve been you know sent that’s in the US in California anything like that I would be comfortable investing in. Okay now I know there’s you know startups and things like that and if you want to spend a little bit of money and those from you know people who know what they’re talking about I get it but I would definitely look at that as a fairly high risk thing but for heaven’s sake you know just don’t listen to a Podcast or you know get an email about hey we’re gonna start growing pot in California you want in just please think okay. Let’s see the next one I’m going to skip oil and gas because I think I have a question coming up about oil and gas here in a moment. Cryptocurrency again listen it’s an asymmetric risk type thing shouldn’t be your bread and butter thing at all I mean 5-10 percent max in this bucket of asymmetric risk things that could go I mean the reason I do it is a listen, Bitcoin goes up by you know 10x which I honestly personally think it will you know in the five to 10-year horizon I want to be able to to enjoy that. Now it’s not something that I would spend a lot more than that on. Personally I only put money in there that you know keeps me from you know it’s the money that I would just spend on things that will you know like a fancy car something like that’s what I do. Life settlements okay life settlements just as a reminder what are they? Life settlements are when you buy somebody else’s life insurance policies, so maybe somebody’s you know 80 years old in real bad health they would like money now they don’t have any you know they’re not worried about their kids don’t need any money anymore so you can buy these policies from them. A lot of times that you know 50 60 cents on the dollar which is a much better deal for them than not getting any money or just you know trying to pull out cash value, it’s generally going to be more than the cash value so it’s an interesting play. We’ve talked about this before. We actually have a webinar on it at hedgetheeconomy.com if you’re interested. So you’re investing life settlements, you know you’re basically looking and saying I’m a little worried about the economy and maybe I have a self-directed IRA or solo 401k because you know honestly the other thing is that this is not a tax sheltered type investment so you have to think about that as well, you think to yourself I want to hedge I want a small part of my portfolio something that I feel very comfortable is gonna be there. Well out of all the things that are guarantees in life, death is probably the only one that, people used to say death and taxes but you know I mean the president United States paying taxes has no guarantee in life right I mean death is the only guarantee in life so that it might be worth it, check it out for yourself, hedgetheeconomy.com. Now, notes. Notes it’s sort of broad. Notes basically being liens on property for the most part, a lot of times that’s what it’s indicating. It really depends on the operator you know, I would you know look at it as you know if you look at AHP Servicing you know with Jorge’s company I have looked at this in terms of short-term kind of places to put money for liquidity that I can pull out you know if there’s a liquid fund like AHP Servicing for example, but I like appreciation and so that’s the problem right, so you might get nine, ten percent cash on cash in notes, you might do a little bit better but you know you’re not getting any tax advantages. So with multifamily real estate I mean I can still get nine, ten percent cash on cash and then I get twenty percent plus I are ours typically and you know the nine, ten percent I got is tax deductible so it’s really the tax equivalent of making like fifteen percent. So you know fortunately if it’s me I do equity over any kind of real estate debt and mostly it’s because of the tax advantages. Now if you are gonna do it again, look at your qualified money like IRAs, 401ks etc and you know look at a fund. I also think this is one of those things where you really have to look at the operator. I do like Jorge. He’s one of the smartest guys I know so AHP Servicing certainly would be something to consider and I so like liquidity the component of this is a nice place to keep it for a period time. And understand it’s not without risk either. This is non-performing paper, but again that’s where the operator comes in and you know I think Jorge is a really smart guy so I feel fairly comfortable with that. Gold and silver well honestly I don’t see the point as I’ve said earlier, I mean gold and silver are hedge to inflation so this real estate cash flows and frankly I don’t believe in the zombie apocalypse narrative that I have heard before you know where you buy that monster box of silver coins which by the way I did because I drank the kool-aid a few years ago and you know there’s this idea that you know you’re the only thing that’s gonna be able to buy anything is a monster box of silver that’s the only thing that people are gonna accept. Well I just don’t think that’s gonna happen so for me why not buy real estate at least you know you know you can force appreciation etc. Now if you’re super paranoid on real estate just you know limit your leverage I’m not saying don’t own gold a silver I’m just saying think about it before you go and drink the kool-aid on the you know the fear-based stuff there music royalties and we did have a podcast on that honestly I just don’t know much about it but you know some people seem to be doing okay with it I wouldn’t make this a core holding unless you were in the business and really know what you’re doing. I would put this in your high risk profile. Artwork, similar. Listen I like our work is like gold in my view and if you are an art buff and you really know what you’re doing then go for it but I’m not. Some people like vintage cars like me to enjoy it and allow it to appreciate. I think art is similar to that right, so it goes into that pile that I’ve talked about before where it’s like if you have an inch you know if you’re one of those people who buys stuff you know nice stuff and you know you want nice stuff well art not fine art and vintage cars are fun but they will appreciate so I think art is similar to that. I know we podcast on fractional ownership apart you don’t get the same effect because you know get to keep it in your house but you know you do get to they do keep it in a gallery so that’s kind of neat however you know what I’m not a big enough art guy to do this so I’m gonna stick to bread-and-butter stuff instead like real estate, websites, online businesses, if you know what you’re doing this can be very profitable. The problem is that most people don’t know what they’re doing and I have looked into these things a little bit on behalf of people and I’ve been a little suspicious at least if some of the sites they seem like Ponzi schemes to me but I don’t know for sure. Okay but if you know what you’re doing with this this is a great space I mean you can make a lot you can make a decent money with this. I’ve done that private lending well private lending you know as opposed to notes I guess you’re just lending to flippers and stuff I mean I would suggest that this is not a bad thing to do if you know how to do it. I know if there’s some people who do it pretty fairly prolifically in our group here’s what I would suggest though if you’re worried about the economy or at all and lending the home flippers is probably one of the riskiest thing you can do but how can you mitigate that risk? Well you may just loan at you know fifty percent loan to value right and in that situation if they can’t pay you back at least you’ve got a property that you can take over at 50 percent of the cost right now. I definitely would not be you know doing super high loan-to-value type notes or private loans and then you know obviously there’s some stuff like Lending Club and stuff I have not really you know looked into much, but I think some people have where you can do some of that as well but okay so that’s the big list of my favorites. Large scale real estate like apartments and self storage and one that you didn’t mention on here that we talked about earlier, Wealth Formula Banking. For me that stocks and bonds that’s equity and basically a bond a structure for me right and that makes up 90% of my investments right there and then the rest of its you know shiny stuff, asymmetric risk stuff like Bitcoin gives me exposure to something that could explode and make me a lot of money potentially with a small investment, but if I lose it and won’t go crying so you know bottom line is that I mean the the moral of this story is keep it simple. I think one of the things that I noticed that a lot of people are doing because of the podcast ecosystem and I’m somewhat to blame for this because they think you know we do put on different types of things but we’ve really narrowed that down a lot is that my advice would be that what I have noticed in my own investing success track record over the last 10 years is the stuff that makes money tends to be pretty boring right like real estate I mean at least I’ve done so many things in the last 10 years and you know the thing that keeps paying me is the stuff that’s the most boring. So don’t go look out look for shiny objects okay don’t look for foreign investments don’t look for you know crazy stuff when it comes to your bread-and-butter stuff keep it boring right I mean seriously you know you’ve got a if you’re a limited partner you find a with an operator that keeps delivering why are you looking like for 10 different things. Okay I understand there’s a need for some diversity but okay maybe two or three different things and maybe similar types of you know you find good operators you stick with them but you don’t need like ten of those I mean it’s silly right, just pick a few things and if there’s some you know stuff like Bitcoin or something like that really interests you and that’s kind of fun for you then you want to buy some you know vintage cars or something like that do that, but stay boring. There’s an eloquence about boring that I have experienced in the last decade that I can just say from my experience over time it’s not as boring when you get those nice payouts. So anyway we still have a bunch of questions and I’ve been going for almost an hour so I’m going cut it off and there will be therefore a part 3 Ask Buck. But I do want to thank you and for for having all these questions and we will have part three of Ask Buck next time. Thanks for joining Wealth Formula Podcast. This is Buck Joffery signing off.