Introducing Keza Realty!

Dear clients, friends, and family,

I am thrilled to finally announce the launch of my new company!

It’s called Keza Corp. | Keza Realty!

First things first! YES—I am still a Realtor. A significant change for me, however, is that I have decided to leave the property management world behind, to focus strictly on real estate sales and investment strategies. Being able to concentrate solely on real estate sales and investing will add value to the service I provide for my clients, allowing me to leverage my business sense, financial know-how, and local market knowledge more effectively.

Keza Realty is a brand new real estate brokerage which seeks to make an enduring, positive impact on society and the community. The name originated from a mission trip I took with my daughter, Sydney, to Rwanda in 2016. It’s symbolic of my commitment to do everything in my power to serve the community and provide my clients with a superior standard of service and support.

Rather than concentrating on a single transaction, what motivates me daily is the chance to make a powerful, transformational, and generational impact on families. Simply put, it’s exciting to think my efforts could enhance the quality of life for generations to come. With that in mind, I have become an expert and consultant in Deferred Sales Trust™ (DST). The idea that it’s not about what you earn, it’s what you keep, is not exactly news. A DST can help you reduce or even completely avoid your capital gains tax exposure so it can be a potent wealth building tool.

Let’s face it: having a highly appreciated asset is a good problem to have. But why pay significant capital gains taxes if you don’t have to? The money would be better spent on almost anything—a new house or business, a charitable donation, a vacation or the education of your children or grandchildren. The funds that are saved can be substantial, as the hypothetical situations posted on my website illustrate.

Before you set up a 1031 Exchange, let’s talk. A DST is a preferable strategy for reducing or avoiding your capital gains tax exposure, but it takes an expert to navigate these transactions effectively.

If you aren’t one of those lucky individuals with a highly appreciated asset, but rather you help others sell their assets and you are a Realtor, Business Broker, Title Rep, CPA, Attorney, etc. you can add a significant amount of value to the lives of your clients as a referring partner. Not only will this earn you credibility, referrals, and positive word of mouth, it can also provide you with a recurring solicitor fee. Reach out to me here if you would like to learn more!

If you are interested in selling or purchasing a home or creating lasting wealth for generations of family members, let’s talk! I would also love to connect with you on Facebook, Instagram, LinkedIn, Pinterest or Twitter. Please check out my social media icons at the top of the page.

Kind regards,

Amber J. Martin
Real Estate Investment Advisor
Deferred Sales Trust™ Consultant
Keza Corporation | Keza Realty
~Real Estate Sales & Investing~
949-244-0647 Cell
Lic. #01812173
Proudly supporting our Military! Board Member at Operation Help A Hero, 501c-3
President at Christian Missionary Fund International, 501c-3

Click here to get your FREE DST brochure.

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Debt-to-Income Ratios Rising Among Buyers


About one in five conventional mortgage loans issued this winter went to borrowers who spent more than 45 percent of their monthly incomes on their mortgage payment and other debts. This is the highest proportion since the housing crisis, according to CoreLogic, a real estate data firm. Further, that is nearly triple the proportion of such loans issued in 2016 and the first half of 2017.

Real estate professionals told WSJ that they are concerned a growing number of buyers are becoming priced out of the housing market. Besides rising home prices, the average 30-year fixed-rate mortgage has increased to 4.40 percent, compared to 3.95 percent at the beginning of the year, according to Freddie Mac.

Rising mortgage rates “are working against affordability and that’s why you get the pressure to ease credit standards,” says Doug Duncan, Fannie Mae’s chief economist. That’s leading mortgage financing giants Fannie Mae and Freddie Mac to test programs aimed at making homeownership more affordable. For example, they’re experimenting with backing loans made by lenders who agree to help pay down a buyer’s student loan debt or programs that ease standards so that self-employed borrowers can get a mortgage more easily. Also, last summer, Fannie Mae and Freddie Mac started to back a greater number of loans from borrowers with debt-to-income ratios of up to 50 percent (45 percent was usually the typical limit prior). Fannie’s new policy has added 100,000 new mortgages that wouldn’t have otherwise been made last year and early this year, according to the Urban Institute.

But housing analysts say that lenders need to be careful in opening the credit box too much, as such actions helped exacerbate the last housing crisis. Still, the share of new buyers with debt-to-income levels in the 46 percent to 50 percent range remains well below the peak of 37 percent in 2007. However, it is nearing the levels of 2004 to 2005, CoreLogic notes. Another differentiating factor is that borrowers today tend to have a better credit history and higher credit scores (700 or more), according to Inside Mortgage Finance.

Source: “Rising Home Prices Push Borrowers Deeper Into Debt,” The Wall Street Journal (April 10, 2018) [Login required.]

What is a Deferred Sales Trust?

DSTMy clients that own businesses, highly appreciated stock, commercial or residential investment real estate assets,  often are reluctant to sell their asset because of the capital gains taxes associated with the sale. The Estate Planning Team’s Deferred Sales Trust™ (DST) offers an alternative to a 1031 Exchange and helps my clients reduce capital gains tax liability or enables them to sell property in a down market.

This capital gains tax deferral tool has saved our clients thousands of dollars and gives our clients the opportunity to potentially make a profit on the money they would have paid to Uncle Sam in the year of the sale. Additionally, even in a depressed real estate market, because our clients are making money (an interest payment) on the full value of the sale (the sales price) and not the net after-tax dollars, seller clients can reduce their price, SELL NOW, and still make out better over time via proper tax planning with a qualified tax professional.  The DST can also be more simply described as a no risk “seller carry-back” financing structure.

The process starts with initial due diligence. If the transaction is viable, the trust and property owner will negotiate to reach terms with regard to the asset(s). Then, the property owner would transfer ownership of the property to a dedicated trust. The trust then sells the property, stock or other capital assets to the buyer. Next, the trust “pays” the client with a payment act called an “installment sales contract.” The contract promises to make installment payments to the owner or their trust and those payments can even be structured to continue to future generations with additional estate planning. There are generally minimal taxes to the trust at the time of the sale since the trust often acquires the property from the client for a price that may not be materially different from the sales amount.

Should my client choose, they can defer the start date of the principal payments.  My clients may have other income and may not need the payments right away. The tax code does not require payment of the capital gains tax until the seller starts receiving installment payments. The capital gains tax paid to the IRS is only that portion of the capital gains tax due in proportion to the number of years established in the term of the installment agreement.
The DST has the ability to generate substantially more money over the long run than a direct and taxed sale. It is also superior to a direct installment sale as the concerns of a defaulting buyer are eliminated.

Primary Benefits:
•    Tax Deferral: When appreciated property is sold, tax on gain is deferred until receipt of payments.
•    Estate Tax Benefits: Accomplishes an estate freeze for estate tax purposes.
•    Maintains Family Wealth: Helps to maintain wealth within the family.
•    Estate Liquidity: Converts an illiquid asset into monthly payments.
•    Retirement Income: provides a stream of income for retirement.
•    Probate Avoidance: With proper estate planning.

If you have a highly appreciated asset that you are considering selling, let’s talk! As a DST Consultant, I can help you navigate the process and get the due diligence started.
-Amber J. Martin