Archive for the ‘The Present Economy’ Category

Financial Planning for Financial Freedom – Practical

Monday, April 12th, 2010

 

Last week I got one request and one question.

The question was: “Why can we gear for income generating investments, but not for capital growth investments. What do you see as capital growth investments?” The answer is: I see shares as capital growth investments. It is generally accepted wisdom not to borrow money to buy shares. The bank manager will not be very excited if you approach him with a request to borrow money to buy shares. On the other hand, granting bonds to buy property is standard practice for the banks.

The request was that I do some calculations. If we take a 20 year view what would offer a better return, shares or property. First of all, let me emphasise again, it is not either shares or property. It is shares and property. It is the sequence that matters. First property to generate income, then shares.

The assumptions are the following:

Inflation = 8%

Initial investment = R2 000 per month increasing by 10% per annum.

Dividend yield of 3% re-invested

Bond rate over the period average 12%

Cost of property R400 000

Rent = R3 500 per month

Management (for rental agent) = 10% of rent

Levies and taxes = R500

And irrespective of what the value after 20 years will be, we will compare the results in TODAY’S money. In other words, what can I buy with the money TODAY.

If we invest in shares, the results look like this:

IRR = 20.66%

Present Value of Investment = R2 101 313

Present Value of the money leaving my pocket = R303 211

Monthly income for 20 years = R8 755 and after 20 years I have no capital left (I admit it is a crude calculation).

If we invest in property:

We buy 1 property and pay the difference between income and expenses for 5 years, the annual cash flow looking like this:

-21 052  -17 872  -13 714  -9 140  -4 109

IRR = 31.37%

Present Value of Investment = R864 862

Present Value of the money leaving my pocket = R40 622

Income from this property R3 500.

If my income is R20 000 per month, I need to buy 6 of these properties. If we stick to the assumptions, the end result is as follows:

PV of Investment = 864 862 x 6 = R5 189 172

PV of the money leaving my pocket = 40 622 x 6 = R243 732

Monthly income FOR LIFE and left to children = R3 500 x 6 = R21 000

And perhaps we can say we have R303 211 – 243 732 = R59 479 to invest in shares.

Forget about the detail of the calculations, that will differ from person to person. Once again, look at the logic and think about how easy it really is to become financially free.

And if you have a question – comment, or pietm3(at)yahoo.com

Trusts – A Few Practical Tips

Friday, February 19th, 2010

Some practical tips about using trusts.

 First, never be seduced into naming your trust after yourself, something like the “John and Mary Doe Family Trust”. How long do you think it will be before creditors pick up on that and then start suing the trust for money? And always remember this: lawyers never lose financially. Whether you win or lose the case, you still pay the lawyer. That is why you can win your case and still lose a lot of money. Don’t make it easy for the other party. I am not telling you to be dishonest in any way. And while I am on this: every lawyer and accountant will have a basic knowledge of trust – it is like a general practitioner. Rather look for the specialist.

 The idea of the trust is to separate your assets from the risks. In other words, you run an honest business and the business pays you an honest salary. But we all know business is risky, that’s why you can earn a good (not excessive) salary. With this salary you build a lifestyle – just like any other person earning a salary! Why should you and your family be punished if something goes wrong with the business? And that is why you build your life in the trust. But the idea is that there should not be any debt in the trust. In other words, nobody should be able to attach any trust asset for execution.

 You achieve that by buying cars, for instance, in the name of the trust. Furniture goes into the trust. And investments, especially growth investments, are in the trust. A good trust lawyer or advisor clued up on trusts should be able to help you with this structure.

 There are even a school that says you should split your business into at least two trusts. The one trust buys the equipment and the operating trust rents the equipment from the “asset” trust. The operating trust will then sign lease agreements for offices and overdrafts, etc. If something goes wrong, the operating trust will die, but you would still have the equipment to carry on with business. It is something to consider.

 When you decide to go the trust route, it is very, very important to have very knowledgeable advisors on your side, since there are very serious tax implications involved with trusts, which can be circumvented. Also, unless you cross all your t’s and dot all the i’s, the trust will not offer any protection.

 Lastly, what I am suggesting is not so “other-worldly”. I am teaching you not to put all your eggs in one basket! That’s old hat! And to be sure that your nest eggs are in a very strong and protected basket. Ship builders do the same – each compartment of a ship can be sealed off, so that if there is a leak in one cabin, only that cabin is lost, not the ship! Big companies do the same. Each branch is in a different company. For instance: Poor Products Ltd is listed on the stock Exchange. But it holds all the shares in Poor Products Smallville (Pty) Ltd and all the other branches all over the world. Why? So that if Superman flies through the shop in Smallville and Lex Luther leaves it a shambles, it is only that shop that is affected, not the shop in Big Town.

 Think about it – since it is only one compartment that is affected, there is some place to stand when you try to fix the problem. And in terms of business, it means you have the cash flow, or the means to create a cash flow, to fix the problem!

 I like trusts.