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Speaker 1: I think it'll have an impact. I think it doesn't change.

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You know, interest rates are still one thing, so I

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think those have to change in the economy has to

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kind of level outcome to terms with like what the

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cost of debt right now, but the BOTUS appreciation what

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you're referring to, and like the tax cuts and Jobs

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Actor that was implemented in twenty seventeen.

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Speaker 2: And you're listening to Carrie Let's's Financial Survival Network where

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you get valuable information. You just can't find anywhere else

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to thrive in today's trying times. You need the Financial

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Survival Network now more than ever. Go to Financial Survivalnetwork

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dot com and get your free newsletter and gift. Financial

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Survival Network now more than ever.

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Speaker 3: And welcome. You are listening to and watching the Financial

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Survival Network. I'm your host, Carrie Let's. Hey, we're in

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the beginning of September, never too late to start to

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reevaluating your investment Prospect's best place to be now market

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highly volatile. Do you go to real estate? Well, Sean

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Graham is with us now Mayven Equities and it's also

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a CPA, but we won't hold that against him. And hey,

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Sean built up quite a real estate empire. There is

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now a good time to get into real estate with

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all the volatility and the uncertainty, recession and all of

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that good stuff. What are your thoughts?

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Speaker 1: Wow, that's ah, that is a good question. I think,

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as Robert Kiyosaki might say, it's always a good times.

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More just what you are getting into, and you know,

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getting into the right deal at the right numbers. So

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I'm in self storage, you know, I invest in self storage.

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I don't like to force anything, so I haven't. Last

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deal we closed on was end of twenty twenty two,

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Q four of twenty twenty two, and that's just because

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sellers seem to still want the same same numbers that

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they did in the middle of COVID in twenty twenty one,

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twenty twenty but cap rates, they want to say cap rates,

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but interest rates have increased dramatically, So the cost of

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the same acquisition is it's much higher from a cash

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flow standpoint. So I think, yeah, there's definitely opportunity. There's

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people that are doing deals, are doing self storage deals,

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are doing you know, residential deals. I think it's always

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a good time. I also think that some people there's

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gonna be a lot of people who were their debt

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is no longer fixed, the interest rates no longer fixed,

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and that's being reset here and in coming years, so

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there will be some opportunity. I think there will be

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some you know, blood in the water where people need

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to get out and they need to sell. So I

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think the people who are are continuing to underwrite and

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continuing to network and talk to respective sellers, those are

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the ones who are who are going to win. So

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I don't believe in forcing anything just to do a deal,

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but I think it's a good time to keep connecting

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and you're going to be ahead of the pack once,

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you know, interest rates drop a point or anything like that.

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Speaker 3: Yeah, so before we get into the interest rate to

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forecast for the future, how'd you wind up getting into

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self storage? I mean, there's so many different sub markets

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in real estate to a residential, single family, all these things.

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What led you to self storage?

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Speaker 1: Honestly, it's simple. It's a very simple business. It's simple, straightforward,

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Like to say we're renting sheds, you know, we're not

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people aren't living there, you're not dealing with plumbing, you

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don't have to deal with evictions. There's lean laws which

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are different, right if people don't pay for their storage space.

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But it's a simple business. It's not overly complex. And

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so what I was looking to make the jump from

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residential into commercial. It's just a matter of, Okay, which

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asset class do you want to jump into? And I

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think you can be successful no matter what asset class

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you focus on, whether it's apartment buildings or mobile home

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parks or self storage or retail space, it doesn't really matter.

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I chose self storage because of the simplicity and because

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of the availability for debt or capital. So the government

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looks at self storage as a business. They don't look

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at it as a real estate investment person. And really

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it's both, right, like you're investing in real estate, but

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it is a business. And so when I started, I

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used SBA loans, and SBA loans are pretty high leverage.

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You can get in or you know, little money down,

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ten fifteen percent down, and you have the SBA guarantees.

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So banks are more willing to do that. You can't

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do that with apartment buildings or mobile home parks. So

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it's a little bit different, and that's really why I

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decided to go with self storage.

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Speaker 3: So what kind of cap rates are we're looking at

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in self storage.

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Speaker 1: That's a great question. Uh, you know, I think you

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have different classes of self storage. You have Class A

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facilities that are multi story, they're climate controlled, they're indoor,

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their top of the line, right, that's like when you

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drive by and you see a public storage or an

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extra space storage. And then you have small facilities that

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maybe aren't even fenced in, and they are you know,

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they may have a gate, they may not have a gate,

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they're just outdoor roll of doors there, they're gravel. Those

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things are different. So cap rates on Class A facilities

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are could be say six percent, maybe sometimes it's five percent,

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six percent. I don't really see going above that much.

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Class C, Class D facilities you're looking at like eight percent,

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so seven eight you know, a percent something like that.

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So then you have everything in between. So I think

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the value of self storage is really the size of

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it and the type of tenant that it attracts, the

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type of customer it attracts, because all that, you know,

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goes into economies of scale and to how you can

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run it. If you have a portfolio, and uh, as

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well as just rental rates, do.

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Speaker 3: You manage your own facilities or you rent them out

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to an operator.

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Speaker 1: We do both, so it did it. We don not

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rent them out to the operator, So we don't use

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a you know, publicly traded name or anything like that.

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We don't use a reate to to manage our facilities.

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So we manage them in house. Some of them are

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just solely in house. Uh. Some of them we have

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a third party manager that just focuses on self storage

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to help us. And some of them it's like, okay,

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we just outsourced the call center, but then the actual

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management dealing with the tenants to turn over the auctions,

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all of that we keep in house. So a lot

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of my team is overseas. We use a lot of

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people overseas to to run the facilities and to manage

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them and manage the call center. They're not overly complex,

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but it really just depends on the size of the facility.

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Speaker 3: So I bet you have some crazy stories there, especially

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with the auctions and what people wind up storing in

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your storage facility.

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Speaker 1: Man, I don't. I don't have any like, uh, you know,

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crazy crime stories or anything like that. No dead bodies, nothing,

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nothing that's gonna you know, make a TV show or

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anything like that I think disappointing. Yeah, you just try

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to avoid there's there's always I think, like every area

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of the country, you know, you you have certain a

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certain amount of population has issues with with drugs and

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so that's get involved. But nothing too nothing too exciting.

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Speaker 3: I heard of people actually living in them.

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Speaker 1: They do, they try sometimes they try to living them.

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I have luckily knock on wood here that hasn't happened

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to me so far, but yeah, people will try to

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live and live in them for sure.

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Speaker 3: Wild Wild. Hey, so we're looking at, you know, an

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interesting section submarket of real estate. So tell us about

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cost seg studies, cost segregation studies and how that's beneficial

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in in self storage for sure.

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Speaker 1: So on the CPA, that's my background and so I

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have a cost segregation firm and we just focus on

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helping investors in real estate owners and operators break down

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the depreciation benefits of their investment property. So you know,

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we do everything from large commercial like self storage. We

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do detailed studies on on these down to more streamlined

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versions what we call modeling studies for residential investors. So

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I think there's a gap in the market where a

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lot of people they have a rental property. They just

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have a couple of rental property, single family homes or

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maybe a small multi family but they don't they don't

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want to pay thousands of dollars for a cost aggregation study.

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So that's where we come in and we have what

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we call a modeling study, which is more streamlined. It's

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focused on like the big ticket items. It's not going

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to get every single detail out of the property, but

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it's kind of getting eighty percent of the benefit for

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twenty percent of the of the cost. And that's what

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we're looking to do. So I think when you when

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you look at cost aggregation, the irs right, she's taking

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step back. The IRS is, well, you bought a building,

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you bought this investment property. You can depreciate it over time.

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You can write it off right if it's commercial thirty

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nine years, if it's a residential type of property, twenty

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seven and a half years, and so little by little

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over thirty or forty years, you're expensing out the cost

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of the property less the land value, butch is the

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cost of the actual building and taking those deductions on

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your tax returnd right. And that's why you see a

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lot of real estate investors they don't pay any taxes.

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Most of this is because of depreciation. They have a

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lot of depreciation right off, and it can offset most

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of their income. What we do is we come in,

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we say, hey, well, not everything is going to be

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depreciated over twenty seven and a half years or over

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thirty nine years. We can actually accelerate a lot of it,

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expends a lot out in year one, push a lot

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of it towards the first five years or the first

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fifteen years, and we lower the life spans of the

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different components of it. And our job is to get

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the investor or the owner as much of a depreciation

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expense upfront as possible. So this helps them off set

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their their really you know, their their income. So the

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irs kind of looks at income in two buckets and

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there's a lot obviously I'm speaking from a high level,

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there's a lot more detailed than this, but uh, they say, okay,

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path you have passive income, passive income from inventing, investing

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in real estate, and you have depreciation, which is part

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of real estate is a passive loss right, and so

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it allows you to offset your passive income from real estate,

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or it could be from other things like capital gains

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from selling a long term buy and hold, or it

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could be investing in the stock market. Whatever it is,

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it helps you offset those passive gains. On the other side,

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you have active income or what I call active income.

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They call it ordinary income, right, And that's your W

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two income, that's zero business income, and that's tax at

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ordinary ordinary tax rates. Depreciation, which is a passive loss,

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typically cannot offset that active income or able to do

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is like talk to a lot of people and see

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if there are oppert The sou is that there are

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some things where you can get into certain there are

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certain things that you can do to use depreciation to

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offset your ordinary income. So we help people of those.

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Couple of those I don't know you might have heard,

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but like short term rentals, right, those are considered ordinary

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income ordinary businesses if you follow the if you meet

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the qualifications. There's also the real estate professional status, like

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if you're in real estate full time. All those things

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can help you use your passive depreciation losses to offset

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your ordinary income.

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Speaker 3: So okay, and so originally you could like write off

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all the other than the structure. You could write that

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off like instantly under Section one seventy nine the day

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you bought it, but now that's like phasing out. So

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obviously this election for real estate investors is going to

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have a big impact because if if the Trump tax

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cut gets reinstated, we're going to see a boom in

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real estate, aren't we.

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Speaker 1: I think so yes. I think kill haves the I

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think it'll have an impact. I think it doesn't change.

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You know, interest rates are still one thing, so I

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think those have to change in the economy has to

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kind of level out and come to terms with like

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what the cost of debt right now. But the bonus

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appreciation what you're referring to, and like the tax Cuts

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and Jobs Actor that was implemented in twenty seventeen and

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really said from two thousand full year twenty eighteen through

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the end of twenty twenty two, a lot of the

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life anything that was like less than twenty year life

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so five year life class or fifteen year life class,

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those items could be expensed out in year one one

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hundred percent their bonus appreciation. So we still have that,

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like in twenty twenty four, it's it's actually sixty percent

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of it, and that's slowly being being phased out right,

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it is going down twenty percent every single year. But

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even besides that, like you are able to push a

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lot of it towards the five year life and towards

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the fifteen your life, we're seving year life class, and

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those things allow you to expense it out quicker. So

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it's not as beneficial as if the bonus appreciation was

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implemented right away, but you're still getting a lot of

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benefit there as opposed to waiting, you know, close to

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thirty or forty years. So yeah, it'll be interesting to

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see what happens, see what passes. I Nope, they were

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looking at extending the bonus appreciation earlier this year. It

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didn't pass, and pretty much was one of those things

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where it's like, hey, let's just wait till after the election.

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So we'll see. I try not to get tied down

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into it too much. It's you know, it's I think

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botus appreciation. It comes and goes in at different times,

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and so there's been around for decades, and there's plenty

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of times they've incentivized people to buy real estate now

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and incentivize the bonus appreciation. So we'll see what happens here,

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all right, it's.

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Speaker 3: Going to be interesting. Well, hey, I appreciate you coming on,

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and I guess it always is a good time and

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a bad time to buy real estate, and sometimes it

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all depends on those imponderable intangibles about what's going to

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happen in the future that none of us know. Hey,

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if we want to find out more about you, connect

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with you on the web. How do you do that?

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Speaker 1: Yeah, so I had my teammate make a link just

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for your listeners. So if they go to Mavencostsegg dot com,

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forward slash Carry, I'll give them a discount. There is it,

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you know on any cost egg studies We do any estimates,

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So either go to mavencosts egg dot com, forward slash carry,

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or just go to or just email me Sean at

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Mayvincostsegg dot com. And that's the best way to get

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a hold of me.

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Speaker 3: Great link is in the show notes to this interview

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on Financial Survival Network dot com. Just go there, click

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00:15:52,000 --> 00:15:55,039
it when you're there. Please sign up for free newsletter.

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00:15:55,279 --> 00:15:59,279
Got a lot of interesting tips to make you money,

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00:15:59,360 --> 00:16:02,320
like what Shawn's doing it to save you money, and

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just sign up. And if you've got a question for

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Sewan myself, always as always, send me An email to

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Kateltcarriets dot com sewn thanks for stopping by all right,

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Thanks Kerry, appreciate you having.

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Speaker 2: Me, Thanks for listening to Carrie lets. This Financial Survival

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00:16:19,159 --> 00:16:23,559
Network your solution to today's trying times. For the latest,

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00:16:23,639 --> 00:16:29,320
go to Financial Survivalnetwork dot com. Financial Survival Network now

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more than ever,