On the Raising Private Money podcast, we’ve discussed working with self-directed IRAs as a great way to find private lenders. Not only will we dive into this strategy, our guest today is here to represent the company I most recommend.
Nathan Long is the President of Quest Trust, a company that lends its services who want to invest in real estate, oil, and other alternative ventures. Besides his entrepreneurship pedigree, Nathan also has extensive experience as a real estate investor—another reason why his presence on our show is sure to bring us a ton of value!
Jump into the episode as we dive into self-directed IRAs, private lending, investing, and more!
Key Takeaways:
- The benefits of self-directed IRAs
- Why you should do your due diligence on an investment before a self-directed IRA
- You can partner different accounts into a single one
- Real estate investments are the ones that Quest does the most
- Non-recourse debt and IRAs
- There are so many benefits in real estate investing with Roth IRA
- Don’t do subject-to-deals without proper training
- When you do certain types of investments in an IRA, they can become taxable
- Why do most people run a business inside an IRA
- The solution to the possibility of paying tax when using an IRA
- IRAs can be powerful tools, which is why you need to be cautious and properly educated before using them.
Check out my book: 7 Reasons Why Private Money Will Skyrocket Your Real Estate Business and Help You Build Incredible Wealth!
Get it here for FREE: www.jayconner.com/moneyguide
Connect with Quest Trust:
Email: juan.deshon@questtrust.com
Timestamps:
0:01 – Raising Private Money with Jay Conner
1:00 – Quest Can Fund Your Deals As Early As 48 Hrs
2:41 – Today’s Guest: Nathan Long
5:29 – What Is A Self-Directed IRA?
6:35 – Different Types Of Self-Directed IRA
7:36 – People Restrictions On IRA
8:34 – The Most Profitable Investment You Can Have With SDIRA
12:35 – Why Buy Subject-To In An IRA?
15:32 – Don’t Do Subject_to Deals Without Proper Training
18:50 – Unrelated Debt Finance Income
20:59 – IRAs Can’t Use Depreciation
24:57 – Invest In A Taxable Entity
25:50 – The Solo 401K
27:44 – For Questions, connect through these emails: JConnerVIP@Quest.com and Juan.Deshon@questtrust.com
Using IRAs For Raising Private Money
[00:00:00] Nathan Long:
Again, a self-directed IRA really just isn’t a type of IRA at all. We just hold private assets while other custodian companies are licensed at selling securities and hold publicly traded assets, most of my clients have an account. In both places, because you don’t let a lot of cash sitting at Quest, it doesn’t make sense. We just transfer back and forth as needed.
[00:00:44] Narrator:
If you are a real estate investor and are wondering how to raise and leverage private money to make more profit on every deal then you’re and the right place. On raising private money, we’ll speak with new and seasoned investors to dissect their deals and extract the best tips and strategies to help you get the money because the money comes first.
Now, here’s your host, Jay Conner.
[00:01:00] Jay Conner:
Folks, I’m now so excited to bring on here in just a moment, a very special guest, and you’ve all been hearing me talk about how Quest Trust Company Quest, a self-directed IRA company is hands down the best, got the best customer service of any self-directed IRA company in the nation, anywhere. And I know what I’m talking about cuz if you all have heard me say I’ve got lots of experience with more than just one self-directed IRA company.
[00:01:31] Jay Conner:
This company Quest is phenomenal. They got about 110, 120 employees. And lemme tell you something, 90% of ’em are working from home and they are funding deals within 48 business hours. I. From personal experience, just a couple of weeks ago I had a new deal to get funded with one of my private lenders that have an account at Quest.
[00:01:53] Jay Conner:
In fact, all of my private lenders that are using their retirement funds have transferred their retirement funds over to Quest. And not only. Have I as the real estate investor and borrower received just phenomenal experience and service? But my private lenders love Quest as well. They can go online at any time and see what their account balance is, and even more importantly, any questions that they have.
[00:02:23] Jay Conner:
Quest answers clients’ questions
[00:02:26] Nathan Long:
Within one hour. That’s right,
[00:02:29] Jay Conner:
Within one hour. In fact, we’re gonna show you a special email that you can use and we’re gonna show it here in just a few moments. I’m so excited to have you back as my special guest. Nathan, long Principal with Quest Trust, and in addition to that, y’all have heard me say it a number of times, but Quest is our titanium sponsor for all three of these Fridays in a row and our titanium sponsor.
[00:02:54] Jay Conner:
For next week’s three-day virtual. If it was not for Quest, we would not be able to be coming to you here on these three Fridays without Quest being on a Quest, being our titanium sponsor. So with that, let’s bring out of the green room. Scott. Let’s bring Nathan Long, right on out here to the forefront. So welcome Nathan.
[00:03:12] Nathan Long: We really appreciate the support that you’ve given us for the last three weeks and for the coming three-day event. It’s really been awesome working with you and your team and really enjoy it. Jay tells stories about how you guys have helped so many people. And for me, I never really thought that you put money into your IRA or your Roth or your 4 0 1 and then it just stayed in a mutual fund and it’s amazing that it doesn’t.
[00:03:35] Nathan Long:
That’s your choice. Of course. I’m so happy to be here. Thank you, guys, so much for having me.
[00:03:41] Jay Conner:
So anyway, Nathan, I’ve been telling folks about it all day long today, and I’m so glad you’re back. We thank you for, you were with me last Friday. You’re back here with me today. Yeah. We talk bout private money a lot. My favorite subject. Absolutely. Alrighty. And by the way, folks, Any comments or particularly any questions that you’ve got for Nathan, I promise you any self-directed IRA question you got, Nathan can answer your
question.
[00:04:07] Jay Conner:
And last Friday we had a ton of questions come in. So again folks, any question you’ve got as Nathan is going through this information or any question about several IRAs, go ahead and type it in the comment section and when we get to the end of his presentation, we’ll get your questions over to you Nathan.
[00:04:24] Nathan Long:
Thank you for saying that because also in the room is one of our senior IRA specialists, Juan Deshawn, he’s a specialist and also solo 401ks, and he’s also in that chat box so he can answer and stuff. And he’s assigned to the Jay Conner group as one of the V I P IRA specialists.
[00:04:43] Nathan Long:
So I’m talking about a specific subject. I’m gonna go really fast through some of this stuff to get to the meat of it, because some of this we’ve just heard before, but I’m talking about buying. Subject to someone else’s loan in an ira. Again, we don’t give tax-legal investment rights. We don’t endorse any products.
[00:04:57] Nathan Long:
We don’t sell anything. The way Quest makes us money is we people pay us fees when they process transactions, and that’s good ones and bad ones. So make sure you’re taking the time to do your own due diligence in there and study all the investments you do. We are legally obligated to process any.
[00:05:20] Nathan Long:
Again, a self-directed IRA really just isn’t a type of IRA at all. We just hold private assets while other custodian companies are licensed at selling securities and hold publicly traded assets. Most of my clients have an account. In both places, because you don’t let a lot of cash sitting at Quest, it doesn’t make sense.
[00:05:40] Nathan Long:
We just transfer back and forth as needed so that when the money’s not being used in real estate or on a loan, it can be generated back with the other guys at Charles Schwab. You should gotta know how long it takes to transfer the money, and there are a lot of benefits. There’s diversification and tax savings.
[00:05:55] Nathan Long:
I love talking all day long about the social benefits or why it makes so much more sense to take your IRA and self-direct it into real estate and your local community and the benefits of that versus buying a mutual fund. But I’m not gonna do that today. But the big thing is so many people have so much knowledge about doing other things and instead of doing something else, they’re.
[00:06:15] Nathan Long:
They should be investing in things that they know best and understand. And if you know about real estate, which if you’re on this program, that’s what you should be knowing about. That’s what you should be doing with your ira. There are all different types of IRAs and other classes that we have with Jay.
[00:06:29] Nathan Long:
We spent a lot of time talking to ’em about ’em. A lot of people just think that a Roth IRA is the only way. To invest in today’s presentation, I’m gonna be talking a lot about Roth IRAs because if you’re using this very powerful investing tool of buying subject two, you probably wanna do it with the Roth IRA cuz we’re smart, starting with a smaller amount of money and so you pay your tax on it before you convert.
[00:06:51] Nathan Long:
Have a whole clash just that you can catch online about. Converting from a traditional IRA to a Roth ira, there are all types of IRAs. Most people don’t even use the Roth IRA. Use traditional IRAs, which are all our old 401ks and plans, SEP IRAs, simple IRAs, and of course I got Juan Deshaun on with us solo 401ks.
[00:07:08] Nathan Long:
That is his specialty or sometimes they’re called individual 401ks. But we also. Do these things in such accounts as health savings accounts and cover Dells. And what’s really amazing is you can partner all these different accounts together to create one account. You can have one subject too with four or five different partners on there.
[00:07:27] Nathan Long:
There are some problems with all IRAs. There are people who are disqualified with them, right? They can’t buy, sell, trade, or extend services. And primarily that’s you have to set your IRA money apart. And invest it differently. That’s for your future. You get to tell it everything to do, but if you buy a house out of it, all the expenses come from the IRA and all the profit goes back into the ira.
[00:07:47] Nathan Long:
So it’s an investment for your future. In addition to you, there are people that are related to your IRA that is also disqualified, which would include you, your spouse, millennial descendants, and descendants. Their spouses and companies. Those people’s own control managers are highly complicated. Again, guys, I’m going super fast on this just to try to.
[00:08:04] Nathan Long:
To get to the good stuff here in just a minute, cuz we have full classes just on this basic information. That would be helpful if you haven’t got it before, or just ask Juan for some of it. Again, disqualified. People can’t buy, sell, trade, loan, or extend services with the IRA. So there are all different types of things you can do with IRAs.
[00:08:24] Nathan Long:
The biggest thing that we have, or the biggest asset class we have right now at Quest, is loans. I’m a private lender. I talk about lending my all the time outta my ira. I love it. But there are other types of investments including direct purchase of real estate and investing into LLCs and those things that are buying into compartments, complex syndication type of deals, and all types of other things that do.
[00:08:47] Nathan Long:
If I lined up all of those categories and just ran a comparison analysis, there is one type of investment out of all the investment requests. Just has so much more. What do you think that is? It’s buying and holding real estate because you just have such a hard time beating that magic combination, which is appreciation and cash flow.
[00:09:16] Nathan Long:
You’re milking both ends of the stick and no matter what you do it. Now, there are other things that go into that factor. What is that? When I’m a lender, I’m not doing much work when I’m buying and holding real estate that is work-related. In other words, I’m, even though I can’t go swing the hammer on the house that’s owned inside my ira, I’m still finding the tendons, making sure that lining up contractors, making sure entrance paid there is work that goes into it.
[00:09:45] Nathan Long:
And when we, but when you add then borrowing money or buying the house debt leveraged. On top of that, now I can multiply that play out and even make more money. The key is, and I’m going to be very specific, this investment is not set for everyone. Why? You have to have good coaching and training about how to handle real estate and how to handle subject twos.
[00:10:15] Nathan Long:
It’s a deeper level and as we add an IRA to it, it even becomes a deeper level. But my God, it’s like the trifecta when you make this play, because what you’re doing is you’re gonna take tax-free money, leverage it with someone else’s. And then do a play that you get appreciation and cash flow.
[00:10:37] Nathan Long:
There’s just nothing that works better. Okay. There is a problem though, directly related to IRAs or several problems that we’re gonna discuss whenever we employ this strategy inside of an IRA. All right. And the first one that I talked about a little bit is the loan that the IRA gets, if it B buys a home and that home is debt leverage or has a loan on it must be non-recourse.
[00:11:04] Nathan Long:
What does that mean? That means that in the event of default, The only thing that you can take back is the house itself, and you can’t extend any credit. So when the bank loads the money to you, they can foreclose on that property and take the property, but they can’t go after any other assets in the ira.
[00:11:22] Nathan Long:
And because you don’t own it, you don’t extend your credit. There’s no personal guarantee on there. Are there banks that do this? Yes. I use the bank, north American Savings Bank, and give ’em a little plug there. There are other banks there too, but they do non-recourse loans to IRAs. What’s the catch?
[00:11:41] Nathan Long:
You’re gonna hit a big down payment. It’s a big down payment, five 30 or 40%, somewhere in that range. Thanks. So why is it that subject two works so well in IRAs cuz when you purchase a house subject two, that original loan is recourse, but because you’re coming over to wrapping that loan around, around it, then that becomes non-recourse to the IRA?
[00:12:05] Nathan Long:
So that. If we’ve done the legal paperwork right at the time of assumption that our IRA can buy houses subject to and get around very easily this non-recourse provision, that’s why we like to talk about it. Okay, so why, again, why would you buy it? It is so profitable, right? There’s just nothing that makes it better.
[00:12:27] Nathan Long:
I think I went over that screen. Here’s an actual example of a CU customer event. This is a part-time real estate investor. This is a true story, right? He came across this deal. Now, look at this deal. This is a deal that 99% of everybody would pass on. Where he got the deal from was his, a realtor friend of his, he asked him, said, Hey, do you have any deals that you can’t?
[00:12:47] Nathan Long:
Funds or you can’t get done just cuz there’s no, he says, yeah, I got this nice little house. It’s like the house is worth about $85,000 after repair value, but it’s got an outstanding loan of $82,000. The guy’s $4,000 back in payments and closing costs to catch up and it needs about $4,500 in repairs.
[00:13:08] Nathan Long:
He says I need to get paid as a commission, as a realtor. There’s just no deal there. Does everyone see that? No. Okay, but if you stop and look at it the P I T I payments were 8 65. Stop and look at it. And what he did is he thought, this is a great deal for my Roth IRA because I’m young and I have a long time before I actually need this money.
[00:13:30] Nathan Long:
So all the money had come out of his ira. So he did a small conversion. Okay. And he ended up paying tax on about $8,500. So he’d have this much money and his, I. And bought the house subject to repairs and put a renter into it. Now, if you think about it, he only spent $8,500 out of his Roth ira, right?
[00:13:52] Nathan Long:
What’s going to happen in time? In time? The value of that property is going to go up. Rents are going to go up, but the other part of it is, We’re paying that property down, and as we pay that property down eventually, because Bob’s very young, eventually before he retires, this house will be completely paid off.
[00:14:12] Nathan Long:
You’ll have a completely paid-off house that is creating rent. So fast forward a little bit. I got a little bit of fine. This happened actually about seven years ago. Inside this particular client, I arrived, this house was at the edge of the downtown area in Houston. The house is currently valued. Hello, ladies and gentlemen, at $270,000, and is rented out at 2350 a month.
[00:14:42] Nathan Long:
Tell me he did not do a good deal in his I. But even when you fast forward 20 years, he’s gonna have a free and clear property, right? And that property is going to triple or even more, right? It just depends on where the property is. I love this play on inner city properties that are small because it keeps the repair amount small.
[00:15:01] Nathan Long:
Remember, you may have limited funds in that Roth ira if a big repair hits, you wanna always keep a little cash. And again, go. Don’t do subject-to-deals unless you’ve had proper training. I can’t emphasize how important that is because you’re taking other people’s lives into consideration By using their credit, you’re getting ’em out of a problem deal, but you gotta make sure that those payments are gonna ma made, that the property’s being things and putting the right rents in ’em, and you’re paying all the property laws and stuff of that, of the state you’re in.
[00:15:32] Nathan Long:
I can’t emphasize how important that is to be successful at this, but again, makes. So again, what are the problems with doing it? I mentioned one, there’s two, that the loan has to be non-recourse, and I discussed sub-buying subject two students, but this is the worst thing I’m gonna ever have to talk about is that, and it’s a dirty little secret sometimes Jay, people don’t like to talk about when you do certain types of investments in an ira, they can become taxable.
[00:15:59] Nathan Long:
Okay? Now, in order for me to really understand these types of things, what I have to do is I have to identify the problem. And then what I’m going to do, Tell you the solutions to the problem in order to do this. Okay, so let’s look at the problem. The problem is that sometimes you can have tax inside an ira.
[00:16:20] Nathan Long:
You can actually never do an investment with an IRA that creates tax for you personally. And I have people say, wait for a second, I just did a Roth conversion, and that creates tax for me. No, you didn’t do an investment. Took money outta your IRA and put it into a different ira, and you moved it from a taxable account to a tax-free account, and that created tax.
[00:16:39] Nathan Long:
But any investment you do in an IRA never makes tax to you personally. But they can make tax to the IRA. They have to file their own tax return. What’s the most common thing here is what we call owning the business. So if we own a business, if we’re selling lemonade and we’re being competitive with other lemonade stand makers, if we had a lemonade stand owned by a Roth ira, that’s not prohibited.
[00:17:01] Nathan Long:
We couldn’t work there. We couldn’t receive a salary, but we could own the lemonade stand. Everyone got that. But the income from that lemonade stand would still be taxable under a set of business laws called unrelated business income tax. Okay. At what rate would it be tax debt? It’s tax debt, and ordinary income at a trust rate, which is really high.
[00:17:22] Nathan Long:
In other words, it hits this top rate of tax of 39.5% right off the bat, somewhere around $12,000 of income. So most people wouldn’t run a business inside an IRA for that reason. That doesn’t mean having an LLC inside an IRA is running a business because the LLC could be investing in property or something else that is an investment type of entity, which is separate from actually creating.
[00:17:47] Nathan Long:
So what are some of the things that are considered running a business that we do see in an I? Renting personal property, like mobile homes that are not attached to the land, but we also see it with like medical equipment, large trucks, and other types of equipment and containers, things like this. All of these strategies also oil.
[00:18:06] Nathan Long:
All of these are strategies we do see a lot inside of IRAs. People choose to go ahead and pay the tax on those types of things because it’s also very profitable or it’s something that they’re knowledgeable about. They know a lot about oil. Again, that doesn’t affect us. There’s the other side of the same law that really affects us, which is debt-financed gains, and I gotta explain it to you in a story for you to be able to get it all right.
[00:18:42] Nathan Long:
So say we wanna buy a house in my ira, I don’t have enough money to buy the house. The house cost a hundred thousand dollars. I’m gonna buy it for 40, or I’m gonna buy it for a hundred thousand, but I’m about $40,000 down. I’ll go to North American Savings Bank and get a loan. There for $60,000. So when I purchased the house, I am 60% debt leverage.
[00:19:02] Nathan Long:
I sell the house one day later in my story and I sell it for $200,000, making $100,000 in profit. Woo, me. Okay. Out of that a hundred thousand dollars in profit, though I have a problem. 40,000 because I was 40% paid cash. 40% of my profit is not taxable, but 60% of that is tax. Taxable. At what rate? Remember capital gains or taxes.
[00:19:30] Nathan Long:
Ordinary income. I don’t get capital gains treatment cause I didn’t hold it. Over a year, but if I had held it over a year, I could have gotten a capital gains rate. Okay. But because I didn’t, I’d have to pay at this very onerous rate. And, I’m gonna give 25,000 outta that 60, 30,000, something like a whole bunch of that money to, to the IRS.
[00:19:51] Nathan Long:
Everyone got a problem. It’s a very high tax. Then I always ask people, would you do this deal? And everyone goes, no. And I said, stop. Drink some coffee. Listen to the story for real. I took $40,000, I got my $40,000 back in one day. I got another $40,000 and I got to split $60,000 with Uncle Sam. Sign me up every day.
[00:20:13] Nathan Long:
The real problem with the story is it’s not real and we don’t make a hundred thousand dollars in one day, but I’m just trying to define to you, some people’s minds just shut off cuz they have to pay a tax doesn’t necessarily mean it’s the worst problem in the. Everyone got it. But now that we understand the problem is that we may have to pay taxes if we buy debt, or leverage property inside an ira.
[00:20:36] Nathan Long:
Let’s look at the solutions, okay? Don’t be confused. If your IRA went out and bought a house in cash, you wouldn’t pay any tax at all. The only thing that creates this EBIT problem is when I buy a property that has debt or is debt leverage solution one. Appreciation. I’m sorry, this is so thick. Jay. Solution one.
[00:20:57] Nathan Long:
Depreciation. Okay. I know a lot of you. Real estate, that’s a rental property. And what you do is when you get rental income in, you get to depreciate. So that means that you don’t always pay that tax on that. But does that mean the tax goes away? No. What that does is it pushes the tax off to the future, right?
[00:21:17] Nathan Long:
And whenever you sell that house, you have to recapture that in the future. Normally, and you’ll even hear a lot of tax experts talk about this, say, I wouldn’t buy real estate in my IRA because you lose one of the most important deductions you get when you do it inside of an ira. You don’t get to depreciate your IRA.
[00:21:36] Nathan Long:
And I’m always getting confused by that statement. Did I say, so you wouldn’t do real estate at all? No. But I make a lot more money buying real estate and renting it than if I were buying stocks or whatever. And so over time, if I just buy those stocks, I’m gonna have a little IRA.
[00:21:53] Nathan Long:
But if I buy real estate, I’ll have a big IRA Mr. Financial Guy. Isn’t the big IRA better than a little ira? They honestly can’t see through the freeze. But why is it you lose depreciation when you buy real estate in an IRA? It’s really. It’s because you don’t pay any tax. You can’t get a tax deduction if you don’t pay any tax. But as soon as these laws kick in, you know where we have to pay tax on our real estate?
[00:22:18] Nathan Long:
Guess what? We can now use depreciation, but depreciation works differently in an ira. It’s magic for certain things, especially under most subject-two problems, like the subject-two examples that I gave. This is exactly what they did. What happens is if we use depreciation as we’re getting that rent money in, it is subject to this unrelated business income.
[00:22:44] Nathan Long:
To the amount that’s debt leverage. But I could pull off, of course, my payments and also any repairs, and now I can subtract out depreciation. So we try to depreciate the property as much as possible, right? And what are we doing if we depreciate, we’re pushing that tax off to the future. But there’s a magic element here.
[00:23:05] Nathan Long:
An IRA only pays tax on the amount. It is debt leverage. When I bought the property and the story I was given, right? If we go back to that story, instead of me buying the property and selling it in a day, I bought it and I hang onto it. And I hang onto it for a long time, and what I’m trying to do is pay off that principal balance.
[00:23:26] Nathan Long:
What happens if I, when I bought that property, it was at 60% debt leveraged, but as I make each payment, that amount’s going down? Fast forward to the future, right? As long as I don’t sell it before I pay off that property or have what we call an average indebtedness of zero. In other words, I’ve had the property paid off to zero.
[00:23:45] Nathan Long:
Complicated terms to me, cause it sounds much more complicated than it is then how much would I have to pay? A tax is zero. All I’m doing is pushing that tax off to the future. Again, not all these solutions work for everyone, but if you are a true buy and holder where I’m buying the property and I’m not trying to increase that debt as they go along like I might do an apartment complex or a commercial.
[00:24:08] Nathan Long:
I can use depreciation and work on paying down that debt and get as much depreciation as I possibly can prior to paying off the property. As soon as I pay off the property, the EBIT problem completely goes away from there on out. Here’s another solution I’ve used, and I wouldn’t use this so much too often with the C Corp, but I mean with a subject two, but you could do that, which is.
[00:24:33] Nathan Long:
You could use a C corporation. See, a C corporation we normally wouldn’t use when we buy property as an individual, cuz we’d have to pay tax at the corporate level and then we can pay, then we have to pay tax again as we get to dividends. But if an IRA owns a C corporation, the C corporation pays tax at the corporate level.
[00:24:53] Nathan Long:
And then the money comes through. I’ve seen this one used in syndication types of deals. If you want more information about that look at my problems and solutions class that we have online, or ask Juan Deshawn for its problems in solution class and buying commercial real estate. We talk a lot about different types of solutions now, and it’ll get a little bit deeper into that.
[00:25:12] Nathan Long:
All right. And then I have a third solution, which I call the magic bullet, but my last solution. Has its own set of problems. And again, that’s why was one of the reasons why Juan’s a specialist and on here, but you can do a solo 401k with a solo 401k. There’s a specific exemption inside this type of account.
[00:25:33] Nathan Long:
We can transfer our IRAs here. We can’t move a Roth IRA in as the odds are, but we can do a conversion inside. We do, but once we move the money into a. 401k. As long as we’re holding the property for over one year, this tax just simply goes away. It’s like the magic bullet. Damn, Nathan, why didn’t you start with that?
[00:25:52] Nathan Long:
Because a solo 401K comes with its own set of problems, the biggest one is you have to legitimize it. No, you can’t say, oh, I just want a 401K. Actually, you have to have self-employment income, and I have to make a contribution off that self-employment income in that first. Again. But there are other problems like reporting problems.
[00:26:09] Nathan Long:
It’s a very dangerous type of account and record keeping. We do hold these types of accounts, but we very much insist if, that you can demonstrate to us that you have the proper principles to be able to understand and use these types of accounts. It’s like a lot of very powerful tools. They’re very good when used right with proper coaching education, when it’s used correctly, they could be one of the most powerful tools out there, and it has a lot of other advantages to it, like checkbook control, and big contributions you could even loan to yourself.
[00:26:41] Nathan Long:
But the biggest advantage of a solo 401k is this exemption from unrelated debt-financed business income tax inside the IRA guys. I got it. I like really threw out a ton of information. Really quick. I’m not even sure where I am in time to tell you the truth, but I’m sure you probably have some questions.
[00:27:01] Nathan Long:
The way to contact us is you can go to Jay Conner Quest Trust there. Or like I said, we got Juan Deshawn. He is a 401K expert. He’s been with us for a long time at Quest. He’s one of the IRA specialists assigned to the Jay Conner VIP group.
[00:27:17] Jay Conner:
Hey, Nathan, I got a question and that is, but first, before I give you the question, I just wanna tell everybody.
[00:27:22] Jay Conner:
I’m telling you, folks, Quest Trust Company has got the best education and it’s all free. It’s all free. Quest has got the best education for self-directed IRA companies and all the ins and outs and et cetera Nathan, I know you mentioned it, and Juan put it here in the chat, that your class on problems and solutions to buying real estate.
[00:27:46] Jay Conner:
Where can people go specifically to actually watch and consume that education and that class?
[00:27:53] Nathan Long:
You can go, directly to the website. I honestly think it’s a good idea instead to just send an email to Juan or pick up the phone and call him. Or catch him on chat. He’s gonna package up the right education.
[00:28:07] Nathan Long:
He might get that video and a couple of other videos they stack on top of it and send you an email that matches what you’re trying to do. Okay.
[00:28:13] Jay Conner:
If Juan could type in the chat, Juan’s, maybe your email address or your phone number, or whatever it should be, or if it’s the j Connor email, what’s the best way, Juan for folks?
[00:28:27] Jay Conner:
To reach out to you with a question or to get, access to this training. There’s Juan’s email address, so Juan, it’s right there in the chat, y’all and Scott’s got it up on the screen. Juan Deshawn Quest Trusts.com. Any kind of training that you’re interested in or that problems and solutions training, you can get that from Juan.
[00:28:47] Jay Conner:
But my lands, Nathan, you went over. That was some awesome information. You know what, this is the first time Nathan I’ve ever heard anybody actually teach how to use their self-directed IRA funds to invest in real estate using the subject to strategy. That’s awesome. I talked this morning. Of course, this whole day is framed around the subject tube, but I went nonstop for an hour, and 45 minutes this morning on the ins and outs. Buying subject two, so well.
[00:29:13] Nathan Long:
Good. that they, that’s what they said that they did. I threw this presentation together just for you a couple of days ago. So hopefully I was trying to go fast. But my point is it’s not my job to teach ’em how to do subject twos. I just want them to know that they do it in an IRA.
[00:29:34] Nathan Long:
There are some scary parts to it, but they could be worked through as long as you understand them. But I think it comes with a warning. It’s just like everything that’s super powerful. You gotta be super cautious with it and make sure you have proper education and proper training.
[00:29:48] Jay Conner:
Exactly. Nathan, thank you so much for taking the time to come on here with us today.
[00:29:53] Jay Conner:
I help real estate investors raise a lot of private money for their real estate deals. You may not know that I have an. Private Money Academy membership. That’s right. A monthly membership where we actually spend time together twice a month on Zoom. That’s the second and fourth Wednesdays of each month, and I invite you to come to check it out.
[00:30:17] Jay Conner:
We have hundreds and hundreds of members. They always share their deals with each other, how they’re finding deals, and of course how we get all of our deals funded. I wanna give you a four-week trial to just come to check it out absolutely free, and you can do that in the description below. Go check out the URL, the website below, right here In the description and I’ll see you at the Private Money Academy membership.
[00:30:43] Narrator:
Are you feeling inspired by the knowledge you gained in this episode? Then head over to www.JayConner.com/MoneyGuide. That’s www.JayConner.com/MoneyGuide and download your free guide that shares seven reasons why private money will skyrocket your real estate investing business right now. Again, that’s www.JayConner.com/MoneyGuide to get your free guide. We’ll see you next time on raising Private Money with Jay Conner.
