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Though we don t recommend trying to second-guess interest rates, a close look at past rates, current trends, and the projections of the various banks should indicate whether rates are set to rise, plateau, or fall By gauging trends in interest rates against various other factors such as the health of the economy, you can make your own call as to whether financing will be more or less expensive in future and whether you should select a variable or fixedrate ortgage Interest-rate trends also indicate whether you should buy now, wait a few months when financing might be cheaper, or sell while low rates are creating opportunities for buyers to hop into the market Rising rates may make financing more expensive but they can sometimes create opportunities for buyers by putting pressure on owners who have overleveraged their portfolio Selling when buyers are active can provide financing you can use to purchase properties when debt-burdened owners have to unload assets.

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Property taxes may seem like fixed costs but they are important considerations for investors A booming market with rising sale values pushes up assessors valuations of properties A slack market, by contrast, could see property values fall This has a direct impact on the annual tax assessment, not only in the coming year, but often in the three years following the change in value Taxes levied on a property will affect the return you see as an investor, and possibly your financing costs Different investors have different expectations and projections for their profit margins Most investors want a double return, that is, a positive cash flow for a rental revenue stream, and a capital gain over the original purchase price Traditionally, real estate has gone up an average of about 5 percent a year for the past 30 years However, that figure can be higher or lower depending on the real estate cycle, location, type of property, and other factors Most investors would like to see equity in their properties increasing at least 5 percent a year This will affect municipal property taxes, which are the primary revenue source for cities Residential property taxes are often just a small percent of annual assessed value, but those few percentage points will eat into your cash flow Knowing which way property taxes are likely to head in a particular market will help you determine the kind of cash flow you ll need to get from the property to cover costs, as well as the long-term drag on your return Capital gains are another consideration If your property gains an average of 10 percent a year in value over ten years, the property will double in value If you buy it for $100,000, and sell it for $200,000, you have a $100,000 gain in your original capital investment You are taxed by the Canada Revenue Agency on 50 percent of your gain In this example, that means you could keep $50,000 tax-free, and pay tax on the remaining $50,000 At the top marginal tax rate of approximately 50 percent, you would pay approximately $25,000 tax At the end of the day, you could keep $75,000 of your original $100,000 gain, after tax If your original purchase price was 100,000, that would mean a 75-percent return over ten years, or an average of 75 percent a year non-compounded But you ll also have to factor in positive cash flow from rental income to determine your actual return On the other hand, maybe you just put down 10 percent and borrowed the other 90 percent on a mortgage Therefore, you actually received a 75-percent return on your original personal resource down payment of $10,000 over ten years The reason is that your original $10,000-down investment resulted in a $75,000 net gain, or an average of $7,500 a year on your original $10,000, or a 75-percent return per year Better than obtaining, say, a 3-percent return on a term deposit that is taxed as investment income in your hands in.

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18 - General Principles of Financial Planning (f) For business use, taxpayers who trade in autos every three years or less usually end up with a realized loss that cannot be deducted The taxpayer s basis (after limited depreciation deductions) exceeds the trade-in value, but the loss is not recognized, because of Section 1031 like-kind exchange rules (g) For business use, the cost of interest is included in the lease payments (the entire payment is 100 percent deductible) Interest is not deductible for employees who purchase their vehicles B Buying a house or leasing (renting) (1) The most common reason for renting instead of buying is the lack of funds for a down payment (2) Buying a home offers many advantages: (a) There are tax advantages with home ownership (b) Creditors look more favorably on homeowners (c) A residence may be an appreciating asset (d) Monthly housing costs tend to be more stable than the cost of renting (3) Renting may make sense if the stay is short term 2 Adjustable and xed rate loans A Fixed rate loans have a stated interest rate that lasts for the term of the loan and are more appropriate for clients with a low tolerance for risk B Adjustable rate loans have provisions that permit the lender to change the interest rate periodically C If the time expected to be in a house is short term, an adjustable rate mortgage (ARM) may be preferred to a xed rate mortgage because of lower initial interest rates resulting in the lowest current payment This assumes the client has a higher risk tolerance for a variable rate D An ARM with a 2/6 cap indicates a 2 percent maximum interest rate increase per year, 6 percent life of loan E In a low or increasing interest rate environment, a client is best served using a xed rate loan In contrast, in a high or decreasing interest rate environment, the client may be best served with a variable rate loan 3 ffect on nancial statements A Balance sheet effect: (1) Leased or rented assets have no entry except to the extent that a lump sum may have been taken from one of the listed assets as an initial payment to secure the leased asset An initial payment results in a cash decrease and a decrease in net worth There is no debt, so there is no asset (2) Purchased assets with 100 percent cash reduce cash but add in the asset by the same amount result in no change to net worth (3) Purchased assets with loan result in a reduction of cash or other liquid asset that was used for the purchase or down payment If there is a loan that was secured in order to purchase the asset, it will show up as a liability This results in no change to net worth For example, assume $5,000 cash is used as a down payment to purchase a car valued at $10,000, and the remaining $5,000 is nanced through an auto loan The effect is a $5,000 increase in assets ($10,000 market value of car minus $5,000 decrease in cash) and a $5,000 increase in liabilities (loan amount).

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