『Unlock Your Passive Lifestyle』のカバーアート

Unlock Your Passive Lifestyle

Unlock Your Passive Lifestyle

著者： Tommy Thompson
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What if your investments paid for the lifestyle you actually want? Unlock Your Passive Lifestyle explores the tax strategies, real estate tools, and passive income plays — from 1031 exchanges to Delaware Statutory Trusts — that help accredited investors build wealth and buy back their time.Copyright 2026 Tommy Thompson マネジメント マネジメント・リーダーシップ 個人ファイナンス 経済学
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  • Investing Outside the Stock Market - Real Estate & Energy Diversify Your Portfolio

    Investing Outside the Stock Market - Real Estate & Energy Diversify Your Portfolio
    2026/08/17
    Episode SummaryLicensed Financial Representative Katie Rienas joins Tommy Thompson and Justin Kiehne to share how growing up in a commercial real estate family shaped her approach to investing, relationships, and wealth building. Drawing from firsthand experience managing a luxury motorcoach resort and working with high-net-worth investors, Katie explains why many successful property owners eventually seek passive investment strategies.The conversation explores 1031 exchanges, Delaware Statutory Trusts (DSTs), alternative investments, oil and gas tax strategies, Roth conversions, and the importance of building long-term relationships in commercial real estate. Whether you're an active real estate owner or simply looking to diversify your portfolio, this episode offers practical insights into creating passive income while preserving long-term wealth.Key TakeawaysRelationships are the foundation of long-term success in commercial real estate and wealth management.Growing up around commercial finance created an early understanding of investing, trust, and entrepreneurship.Sports develop leadership, discipline, teamwork, and delayed gratification, all of which translate directly into business success.Managing investment property is far more demanding than most people realize, making passive investing attractive for many owners.1031 exchanges allow investors to defer capital gains taxes while transitioning into professionally managed passive real estate.Alternative investments provide diversification outside the stock market while maintaining real estate exposure.Passive investments can reduce the stress of property management while continuing to generate income.Oil and gas investments may provide significant tax deductions for qualified high-income earners.Roth conversion strategies can help reduce future tax burdens and improve estate planning outcomes.Understanding an investor's goals, income needs, tax situation, and liquidity is essential before recommending any investment strategy.Chapters00:00 Introduction to Katie Rienas and alternative investing01:15 Growing up in a commercial real estate family04:00 Entrepreneurship, flexibility, and choosing the industry06:05 How sports shaped leadership and work ethic09:45 Behind the scenes of managing a luxury RV resort12:00 COVID's impact on the motorcoach industry15:45 Transitioning from active property ownership to passive investing17:15 Helping investors unlock wealth with 1031 exchanges24:20 Understanding alternative investments and accredited investors29:15 Matching investment strategies to investor goals32:20 Expanding into the Louisiana real estate market40:00 Oil & gas investing and tax planning strategies44:30 Roth conversions and reducing retirement taxes47:00 Why proactive tax planning matters52:45 Family, purpose, and building a lasting legacyAbout the GuestKatie RienasLicensed Financial RepresentativeKatie Rienas specializes in alternative investments, 1031 exchange strategies, Delaware Statutory Trusts (DSTs), and wealth preservation planning for accredited investors. Raised in a commercial real estate family, she combines firsthand experience managing a luxury motorcoach resort with years of helping clients diversify their portfolios through passive real estate, oil and gas investments, and tax-efficient strategies.KeywordsPrimaryalternative investments • passive investing • 1031 exchange • Delaware Statutory Trust • DST • commercial real estate • wealth management • passive income • accredited investors • oil and gas investingSecondary & Long-Tailcommercial real estate investing • luxury RV resort • passive real estate investing • real estate tax strategies • Roth conversions • oil and gas tax deductions • diversified investment portfolio • estate planning • high-net-worth investing • tax-efficient investing • real estate wealth building • Delaware Statutory Trust investingTagsalternative investments, passive income, commercial real estate, 1031 exchange, DST investing, accredited investors, wealth management, oil and gas investing, tax planning, estate planning, real estate investing, financial planningDisclaimerThis episode is intended for educational purposes only and should not be considered financial, tax, legal, or investment advice. Always consult with your CPA, financial advisor, or qualified investment professional before making investment decisions.
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    55 分
  • 100% Bonus Depreciation Is Back - Permanently. Here’s the Cost Seg Playbook for 2026

    100% Bonus Depreciation Is Back - Permanently. Here’s the Cost Seg Playbook for 2026
    2026/07/15
    Episode Summary

    Cost segregation expert Richmond Stacker (CEO, USA Cost Segregation) joins Tommy Thompson and Justin Kiehne to unpack the tax code’s most powerful real estate tool. This episode covers the cost segregation fundamentals, why the short-term rental “loophole” is a trap, the recapture arbitrage most investors miss, and how the One Big Beautiful Bill made 100% bonus depreciation permanent starting January 19, 2025.

    Key Takeaways

    • Cost seg = an engineering study that reclassifies building assets into 5-, 7-, and 15-year property, front-loading 30–40% of your basis into year-one deductions.

    • 100% bonus depreciation is BACK — and permanent — for property placed in service on or after January 19, 2025 under the OBBBA.

    • QIP expensing (HVAC, roof, flooring) sunsets Dec 31, 2029. That piece isn’t permanent — the clock is ticking.

    • Not for everyone. Skip cost seg on properties under ~$500K, on properties you’re about to sell, or when you already have losses.

    • The short-term rental “loophole” is a trap. 100-hour material participation, no property manager, no 7+ day stays — most investors don’t actually qualify.

    • Recapture is real, but so is the arbitrage. Offset income at 37%, recapture at 25%, and use a 1031 exchange to eliminate it entirely.

    • Bought property in 2022–2024 without doing cost seg? Not too late. A Form 3115 catch-up can convert taxes owed into a refund.

    • The math checks out. One client paid ~$7K more for a proper study and captured an additional $400K in tax savings.

    Chapters

    00:00 Intro — why cost seg is the most powerful tool you’re not using

    02:00 How to explain cost seg at a cocktail party

    04:00 Straight-line vs. accelerated — the $1M property math

    09:00 Who’s a good candidate (and who isn’t)

    19:00 The short-term rental trap

    28:30 Recapture, arbitrage, and the 1031 escape hatch

    33:00 Richmond’s origin story

    34:00 Why cost seg is tax code, not a loophole

    38:00 100% bonus depreciation and the One Big Beautiful Bill

    44:00 The January 19, 2025 line in the sand

    47:00 Form 3115 catch-up for 2022–2024 properties

    52:30 ROI: $7K spend, $400K in tax savings

    54:00 What’s next for the industry

    About the Guest

    Richmond Stacker

    Founder & CEO | USA Cost Segregation

    Richmond is Founder & CEO of USA Cost Segregation, a national engineering-led cost seg firm. A former mortgage broker who taught himself the tax code, he built his first proprietary cost seg software in 2019 and runs a team known for fast turnarounds and candid advisory — including telling clients when NOT to do a study.

    Contact: info@usacostsegregation.com | usacostsegregation.com

    KeywordsPrimary

    cost segregation • 100% bonus depreciation • One Big Beautiful Bill • OBBBA • real estate tax strategy • bonus depreciation permanent

    Secondary & Long-Tail

    Section 168(k) • depreciation recapture • 1031 exchange • real estate professional status • Form 3115 • short-term rental loophole • QIP expensing • accelerated depreciation • USA Cost Segregation • Richmond Stacker • cost seg for 2022–2024 acquisitions

    Tags

    real estate, passive income, tax strategy, cost segregation, bonus depreciation, real estate investing, commercial real estate, tax planning

    Disclaimer

    Educational purposes only — not tax, legal, or investment advice. Consult your CPA and a qualified cost segregation firm before initiating a study.
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    1 時間 1 分
  • QOZ 2.0 & Complex 1031 Exchanges - The Best Strategy for 2027 and Beyond

    QOZ 2.0 & Complex 1031 Exchanges - The Best Strategy for 2027 and Beyond
    2026/06/16
    Episode SummaryTax attorney and CPA Austin Carlson of Gray Reed breaks down partnership 1031 strategies (drop-and-swap, PIN notes, TICs) and the new Opportunity Zones 2.0 program made permanent under the One Big Beautiful Bill Act. If you own real estate with partners or are planning a business exit, this episode lays out the structures wealthy investors are using to defer — and often eliminate — capital gains tax.Key Takeaways• Solo 1031s are simple. Partnership 1031s require careful planning. When partners have different goals, involving a tax attorney early can help avoid costly mistakes.• A “Drop and Swap” separates partner interests before a sale. Some partners can cash out while others complete their own 1031 exchanges. The IRS closely examines timing and intent.• A Partnership Installment Note (PIN) can help when timing is tight. It allows an exiting partner to receive most proceeds upfront while keeping the partnership intact.• QOZ 2.0 expands tax benefits beyond real estate. Beginning January 1, 2027, gains from real estate, businesses, crypto, and art may qualify for Opportunity Zone benefits.• QOZs preserve basis, while 1031s require full reinvestment. Investors only need to reinvest the gain in a QOZ, which can provide greater liquidity.• A Qualified Opportunity Fund (QOF) can be a backup plan. If a 1031 exchange falls through, a QOF may provide an alternative way to defer gains.Chapters00:00 Intro: Partnership Structuring, OZ 1.0 vs. OZ 2.000:47 Meet Austin Carlson (JD, CPA)02:00 Tax Attorney vs. Accountant04:35 When to Involve a Tax Attorney in a 103107:55 "Drop and Swap" Strategies Explained10:30 Partnership Exit Scenarios and Loan Challenges14:00 Partnership Installment Note (PIN Note)17:55 IRS Intent Rules and Partnership Considerations20:00 When a Tax Attorney Is Worth the Cost23:00 Case Study: $50M Texas Ranch Exchange26:30 Opportunity Zones for Art, Business, and Real Estate Gains28:20 QOZ Origins and Evolution31:00 1031 Exchanges vs. Opportunity Zones35:30 Core QOZ Benefits: Defer, Reduce, Eliminate38:00 QOZ 2.0 and Permanent Tax Incentives40:30 Deferral, Basis Step-Up, and Tax-Free Growth Explained43:00 $1M Gain Example Breakdown44:30 New QOZ Maps and Substantial Improvement Rules47:30 QOZ vs. 1031: Which Strategy Wins?52:00 Timing Rules, K-1 Extensions, and 180-Day Deadlines54:30 Using a QOZ as a Backup for a Failed 103156:00 Creating Your Own Opportunity Zone Fund58:00 Existing Property Owners in Opportunity Zones1:00:00 Wrap-Up and Future DiscussionAbout the GuestAustin Carlson, JD, CPAPartner | Gray Reed & McGraw LLP | Houston, TexasAustin is a tax attorney and CPA at Gray Reed, focused on complex real estate structuring, partnership planning, 1031 exchanges, Opportunity Zone funds, and M&A. Named Houston CPA Society’s “Young CPA of the Year” and a Texas Super Lawyers Up-and-Coming 100 honoree, he serves on the Texas Society of CPAs Federal Tax Policy committee and works nationally with sponsors, family offices, and business owners on transactions from a few million to nine figures.Connect with Austin: grayreed.com/our-people/austin-c-carlsonKeywordsPrimaryOpportunity Zones 2.0 • One Big Beautiful Bill • Drop and Swap 1031 • 1031 exchange partnership • Qualified Opportunity Fund • OZ 2.0 • capital gains deferral • OBBBA opportunity zonesSecondary & Long-TailSection 1031 • TIC exchange • PIN note • partnership installment note • swap til you drop • QOF • OZ vs 1031 • sell business defer capital gains • baby boomer business exit • new opportunity zone map 2026 • build your own opportunity zone fundTagsreal estate, passive income, tax strategy, 1031 exchange, opportunity zones, partnership tax, real estate law, M&A, business exit, capital gainsDisclaimerThis is for informational purposes only, does not constitute individual investment advice, and should not be relied upon as tax or legal advice. Please consult the appropriate professional regarding your individual circumstance.Because investor situations and objectives vary this information is not intended to indicate that an investment is appropriate for or is being recommended to any individual investor.There are material risks associated with investing in private placements, Delaware Statutory Trusts ("DSTs") and real estate securities including the potential loss of the entire investment principal, illiquidity, tenant vacancies impacting income and revenue, general and real estate market conditions, lack of operating history, interest rate risks, competition, including the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and investors should read the PPM carefully before investing paying special attention to ...
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    1 時間 1 分
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