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Strategic Tax Planning for LLCs & Partnerships in 1031 Exchanges

Learn about the key rules for successful partnership exchanges, examining various fact patterns with detailed scenarios and crucial factors to consider in cash-out options. Explore the implications and strategies for LLCs in 1031 transactions.

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Strategic Tax Planning for LLCs & Partnerships in 1031 Exchanges

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  1. Tax Planning for LLC and Partnership 1031 Exchanges (aka “Drop & Swaps”) Kevin Thomason Elliott, Thomason & Gibson, LLP 214-506-1121 Kevin@etglawfirm.com Todd D. Keator Thompson & Knight LLP 214-969-1797 Todd.keator@tklaw.com

  2. The 4 Key Rules for Partnership Exchanges • The same taxpayer that starts a 1031 Exchange must complete the 1031 Exchange. • Both the “relinquished” property and the “replacement” property must be “held for productive use in a trade or business or for investment.” (the “Held For Test”) • § 1031(a)(2)(D) prohibits 1031 Exchanges involving partnership interests. [TIC interests?] • “Substance over Form” and Court Holding doctrines apply.

  3. The 4 Fact Patterns • Partnership distributes relinquished property to partner, who immediately sells and does a 1031 Exchange. This happens frequently. • Partnership does a 1031 Exchange, and immediately distributes replacement property to partner. Sometimes. • Partner contributes relinquished property to partnership, which immediately sells and does a 1031 Exchange. Rare. • Partner does 1031 Exchange, and immediately contributes replacement property to partnership. Rare. *We are only discussing item 1 today.

  4. Basic Facts A B C LLC Relinquished Real Property (“Parcel X”) (FMV $900; Basis $300; $0 Debt)

  5. Situation 1 – “C” wants to Cash Out $300 A B C Option No. 1 – A and B buy C’s interest for Cash. Issues: • 754 election. • Do A and B have the cash? • LLC must acquire $900 of replacement property. LLC “Parcel X” FMV $900 Basis $300 $0 Debt

  6. Situation 1 – “C” wants to Cash Out A B C Option No. 2 – LLC redeems C’s interest for Cash. Issues: • 754 election. • Does LLC have the cash? Can LLC borrow $300 against Parcel X? One day before closing? • Need to acquire $900 of replacement property. • $300 mortgage boot if LLC borrows. • Risk that mortgage boot recast as disguised special allocation? LLC $300 “Parcel X” FMV $900 Basis $300 $0 Debt

  7. Situation 1 – “C” wants to Cash Out A B C Option No. 3 – LLC sells Parcel X to buyer for $900, deposits $600 with QI, and receives $300 at closing. LLC specially allocates entire $300 “boot” gain to C, and redeems C for $300 cash. Issues: • Must amend the LLC Agreement. • Will the special allocation be respected? Does it matter if C’s capital account is either $100 or $0? • Recapture/1250 Gain first to C? • Need to acquire only $600 of replacement property. • Who bears risk if special allocation fails? A and B should be worried. LLC $300 allocation & distribution “Parcel X” FMV $900 Basis $300 $0 Debt

  8. Situation 1 – “C” wants to Cash Out A B C Option No. 4A – LLC redeems C for 1/3 TIC interest in Parcel X, leaving LLC as a 2/3 TIC. At closing, C and LLC sell the TIC interests to buyer. C keeps $300 cash; LLC deposits $600 with QI for a 1031 Exchange. Issues: • TIC arrangement respected? De facto partnership? • Reg. 1.761-1(a); Powell; Rev. Rul. 75-374; Rev. Proc. 2002-22 (technically does not apply). • Right of partition, no restriction on transfer. • Observe formalities: notify lenders; record deeds; sign TIC Agreement; C negotiates PSA and sells separately. • Timing of C’s redemption? Before signing PSA with buyer? 1-day before closing? Risk of being recast as special allocation under Court Holding? See also Chase, 92 T.C. 874 (1989). • If respected, LLC must acquire only $600 of replacement property. • What if buyer does not consent? LLC 1/3 TIC Interest 2/3 TIC Interest in “Parcel X” FMV $600 Basis $200 $0 Debt

  9. Situation 1 – “C” wants to Cash Out A B C Option No. 4B – Same as option 4A, but now Parcel X is subject to debt of $300. Additional Issues: • Due on sale clause? • Problems with syndicated lenders. • Default - - so what??? • If this works, LLC must acquire $600 of replacement property, and must replace only $200 of debt (not full $300). LLC 1/3 TIC Interest subject to $100 debt. 2/3 TIC Interest in “Parcel X” FMV $600 Basis $200 $200 Debt

  10. Situation 1 – “C” wants to Cash Out A B C Option No. 5A – LLC sells Parcel X to buyer for $900 ($600 cash to QI, and $300 installment note to LLC). Note is payable in two installments: [90/99%] payable [3/30] days after closing, with balance due on Jan. 2 of the following year. LLC distributes the note to C in complete redemption. Issues: • Installment obligation under § 453? • Tax issues with note distribution? 731 or 453? • Recapture/1250 Gain? Specially allocate to C? See § 453(i). • How soon to wait before distributing the note? • If respected, LLC must acquire only $600 of replacement property. • What if Parcel X subject to debt of $300? [LLC must cover full $300 debt, not just $200.] • How to secure the note? LLC $300 Note from Buyer “Parcel X” FMV $900 Basis $300 $0 Debt

  11. Situation 1 – “C” wants to Cash Out A B C Option No. 5B – Same as option 5A, but now assume that the buyer is not willing to issue the $300 note, so instead the QI issues its own note for $300 that LLC then distributes in redemption of C’s interest. Issues: • Does the note qualify as an installment obligation under § 453? • How can the QI secure the note? • Issues with (g)(6) restrictions? • Must the 180-day exchange period cross a tax year? • How to address in QI documents? LLC $300 Note from QI “Parcel X” FMV $900 Basis $300 $0 Debt

  12. Situation 2 – “C” wants to Exchange A B C Option No. 1 – LLC redeems C for 1/3 TIC interest in Parcel X, leaving LLC as a 2/3 TIC. At closing, C and LLC sell the TIC interests to buyer. C and LLC deposit $300 and $600, respectively, with QIs for 1031 Exchanges. Issues: • Same issues as on slides 8 and 9 (TIC interests respected; observe formalities; redemption far in advance; potential lender issues). • Does C meet the Held For Test? • Helpful: Magneson, 753 F.2d 1490 (9th Cir. 1985); Bolker, 760 F.2d 1039 (9th Cir. 1985); Mason, TC Memo 1988-273; Maloney, 93 T.C. 89 (1989). • Problematic: Rev. Rul. 75-92; Rev. Rul. 77-337; Form 1065, Qs. 13 and 14; Chase, 92 T.C. 874 (1989). • Distribution far in advance is key; otherwise, Court Holding and Chase cases may apply. LLC 1/3 TIC Interest 2/3 TIC Interest in “Parcel X” FMV $600 Basis $200 $0 Debt

  13. Situation 2 – “C” wants to Exchange amendment A B C Option No. 2 – LLC sells Parcel X and deposits $900 with a QI. During the exchange period, LLC acquires property C on behalf of C for $300, and property AB on behalf of A and B for $600. A, B and C amend the LLC Agreement to provide for “tracking units” whereby 95% of the economics of property C go to C, and 95% of the economics of property AB go 50/50 to A and B. Issues: • Will the tracking allocations be respected? What if the percentages are 99% instead? • What result if C’s exchange inadvertently failed, and LLC received $300 cash instead? • Can LLC redeem C’s interest for 100% of property C? If so, how soon? LLC “Parcel X” FMV $900 Basis $300 $0 Debt

  14. QUESTIONS???

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