planease Partnership Tutorial

Transcription

1 Tutorial Notes Introduction This tutorial shows how you would convert an apartment investment analysis into a partnership. If you are using the planease Demo Version you will not be able to do the actual convert assumptions action, because this is a type of saving. The tutorial will indicate where you should skip to, instead of doing the convert assumptions action. Page Contents. Introduction. Converting Investment to Partnership/LLC Changing to Partnership Model. Entering LLC Assumptions 4. What do the numbers mean? Taking Losses Currently 5. What if Sensitivity Combining Multiple LLC/Partnership Cash Flows 6. Converting Partnership to Investment After analyzing an investment or development, you might decide that it would be better purchased by a group of people rather than by one person or a corporation. This tutorial will walk you through the process of converting your existing analysis from the RUI model into one of the partnership models. planease offers the Limited Partnership (LP) and the Limited Liability Company (LLC) models. In this tutorial the LLC is used. The only difference between the two models in planease are the titles. In the LLC there is a Group Sponsor and Group Members. The Limited Partnership has a General Partner and Limited Partners. Financially there is no difference between which type of partnership model you choose in planease. The Partnership Models is an additional extension to planease. If you are using your own version of planease and do not have the partnership information shown in this tutorial, you have not purchased the partnership model. Use the demo version of planease. This is one of the many reports that you will be able to view at the end of the tutorial. Sensitivity Analysis Los Amigos Apartments Sale Proceeds to Members versus Member's Rate of Return After Tax Initial Investment - $60,000 Working Capital - $0,000 Number of Member Units - 0 Preferred Return - 0% Cash flow Proceeds Split - 80% to Members 0% to Sponsor Investment Return to Members before Sale Split - 00% Sale Proceeds Split - 80% to Members 0% to Sponsor Group Sponsor Fee - $5000 annually Assumption IRR IRR (%) %.4% 7%.5% 74%.6% 76%.6% 78%.7% 80%.8% 8%.9% 84%.0% 86%.% 88%.% 90%.% Sale Proceeds to Members What you will Learn Here How to convert a file into a Partnership/LLC file How to use and get to THE HUB screen How to get to any Assumption Page using the Assumption Page List How to get planease to calculate your Analysis How to view your Analysis Results How to use Sensitivity Analysis Typographic Conventions used in our Tutorials Labels Italics designate labels you see on the screen, like Gen Investment. In addition, the four areas of the Assumption Edit Screen (Assumption Page, etc) are also shown in italics. Keyboard Entries Quotes designate items you should type into planease, like for the $,550,000 Price of Property. Keyboard Keys are shown like / and ` Actions you should take are shown in bold like this. Results of your actions, observations, and discussions of the results of your actions are shown like this Page

2 Converting Investment to Partnership Click on File/Open Assumptions on menu bar, select Apartments.ru, click Open. All planease files are called assumption sets. So, New... Open... Save Assumptions can all be thought of as New... Open... Save File. Click on File/Convert Assumptions on menu bar. If you have purchased the Partnership Models with your planease Software, Convert Assumptions will be on your file menu. This will convert your file and save it as a partnership file. Your original file will not be changed. If you are using the Demo Version this option is not available, because this is a form of saving. Skip to Changing to LLC Model below. Enter Apartment in Filename to the left of the Save button, click Save. planease will convert your assumption set to a partnership (Apartment.rp). Click OK. Changing to LLC Model Click on File/New Model on menu bar. The partnership is in a different model set. To work on the converted file, switch into one of the partnership models. Click RPR Group (LLC) Investment Analysis (Using IRR's), click OK, select Apartments.rp (the.rp might not be visible), and click Open. First choose the partnership model you want. planease offers the LLC or the LP. The only difference is in the titles. In the LP there is a General Partner and Limited Partners. The LLC has a Group Sponsor and Group Members. You also choose between producing IRR's or FMRR's in your analysis. Next you will find the converted Apartment.rp file. The box at the bottom right of the screen always displays the model of planease you using-you are now in the RPR Model (LLC using IRR's) Page

3 Initial Investment and LLC Assumptions Click Basic to the bottom right, select Vertical to the bottom right, and click Page. Ascertain the amount needed to be raised by the members - $44,00. First you should ascertain the amount needed to be raised from the Group Members. In the partnership models there are five pages in Basic Analysis in Vertical Mode versus three pages in the normal RUI model. Page shows the source and use of proceeds. Since we have not yet put in any changes, all the proceeds are currently shown going to the Group Sponsor. This page reveals that at least $44,00 must be raised from the Group Members. Click Exit to the bottom right, click on Gen Group in the PageList, then type in the specifications below, pressing / after each completed entry. Total Initial Investment Working Capital Minimum Working Capital Maximum Working Capital Interest Rate Group Sponsor Loan Interest Rate Group Sponsor Tax Rate Number of Units Issued Cash Distribution Pattern Normally you want to raise a little more than needed, so we are raising $60,000. Putting a - in the Group Sponsor Loan Interest Rate tells planease to assess the group members if there are any shortfalls. planease will distribute dollars to the Units. Members may own one or more Units. Here we are making 0 Units, so each Unit is worth ten percent and costs $6,000. The Group Sponsor does not contribute money. You can be both a Group Sponsor and contribute money as a Group Member. Click on Gen Distribution in the PageList, then type in the specifications below, pressing / after each completed entry. Preferred Return to Members 0 Cash to Members Net Taxable Income to Members Investment Return to Members 00 Sale Proceeds to Members Capital Gain to Members Leave all the other default values as is. Putting a 00 in the Investment Return to Members insures that the Group Members get 00% of their investment back before any of the sale proceeds are split. 4 Click Basic to the bottom right, select Vertical to the bottom right, and click Page. Now that you have entered the distribution assumptions, planease splits the proceeds between the Group Members and the Group Sponsor. Notice that the Group Sponsor is not being distributed proceeds until the end. This is due to the preferred return. Try changing the preferred return and see how it affects the distribution. Remember to change it back to 0 before you go on. 5 Click on Fee fee in the PageList, then type in the specifications below, pressing / after each completed entry. Fee Amount 5000 Fee Type Annual $ Fee Leave all the other default values as is. Since we have offered a Preferred Return to the Group Members, this Fee will be paid to the Sponsor before anything is distributed to the members. The Fee is treated the same as an expense, but is included on the Group Sponsor cash flow page. Since it is treated as an expense, it will be taken out BEFORE the proceeds are distributed Page

4 What do the numbers mean? Click Basic to the bottom right, select Vertical to the bottom right, and click Page. Notice that the distributed dollars have decreased for both the Group Members and Group Sponsor. Click Page 4. Click Page 5. This page shows the per Unit distributed proceeds. Remember each Group Member can own more than one unit. If you look at the Taxes column, the string of zeros are there because we have passive losses carried forward. This page shows the Group Sponsor s cash flow. Here planease combines the Sponsor Fees with the Group Sponsor s portion of the distributed proceeds. Since the Group Sponsor does not make a monetary contribution planease shows the Present Value. Taking Losses Currently Click Exit, click Gen Group Member s, and change the Cost Recovery Recapture Rate to -5. Pressing / will indicate Losses Taken Currently. If a Group Member has other passive income, then they are going to want to take any tax losses currently rather than carry them forward against passive income on the same property. Click Basic to the bottom right, select Vertical to the bottom right, and click Page 4. Now the Taxes column will show the positive tax credits the Group Member can use to offset other passive income for tax purposes. Notice that the After Tax IRR is greater than when the passive losses were carried forward. This shows the time value of money-keeping your money today is better than having credits for the future. What if - Sensitivity Click the Exit Button, then select Sensitivity to the bottom right. As you perform an analysis, planease measures the worth of the investment in terms of rates of return and net present values. Sensitivity Analysis allows you to investigate how these measures vary with a change in one of the assumptions. Any measure may be chosen for the Sensitivity Analysis, and any assumption may be chosen as well. Sensitivity Analysis provides a one page table and graph which describes the relationship between the assumption value and the resulting measure Page 4

5 Click on Gen Distribution to top right, click on Sale Proceeds to Members to top left, then click on Members Rate of Return After Tax (IRR) to bottom left. Type in the specifications below, and click the Run button. Starting at Stopping at In Steps of 70" 90 This shows how the split of proceeds at the sale affects the Member s Rate of Return (IRR) After Tax. Of course whatever they do not receive goes to the Group Sponsor. This can be a useful tool when structuring your LLC s and partnership s. Click Another to the top right, click on Gen Investment to top right, click on Sale Price Parameter to top left, then click on Members Rate of Return After Tax (IRR) to bottom left. Type in the specifications below, and click the Run button. Starting at Stopping at In Steps of 8" 0.5 One common problem Group Sponsor s have when getting Group Members for the LLC is conveying the potential return on their investment while still showing the risk involved. The Sensitivity Analysis is the perfect vehicle for this type of presentation. Any assumption entered can be varied here, showing both the positive potential and negative risk in the same graph. Combining Multiple LLC (and/or Partnership s) Cash Flows Click Exit to the top right. Click on Utilities/Cash Flow Analysis on menu bar. Click on File/ Import Cash Flows on menu bar. If you have the Group Members of your LLC in multiple projects, the Cash Flow Analysis utility can combine the Group Member s per unit proceeds and show the overall return (IRR) for the multiple projects. The IRR will reflect ownership of one Unit of each project. You may want to adjust the number of units in a project to reflect the appropriate investment amount in each project Page 5

6 Next to Import Select Members Rate of Return After Tax (IRR), click on Combine Cash Flows. Choose the type of return that you want to show to your Group Member. 4 Click Browse, select offices.ru, click Open. Choose any LLC/partnership file you created, regardless if the start dates or holding periods are different. Repeat this process until you have added all the partnerships you want. 5 Click Run. planease takes the cash flows from the different files (LLC s/partnership s) and combines them together in a T-Bar format. In each row the comment field will automatically enter the name of the project where the cash proceeds came from. You may have as many files as you want when creating this analysis. If you have the Monthly Extension of planease, this report can be produced on a month by month basis. Converting Partnership to Investment Click Exit. Click No. Select File/Convert If you are Using the Demo Version Skip to Number File/New Model. You do not have access to some of the reports like Income Statements in the Partnership Models. If you have to make some changes to the property analysis after you have converted to the Partnership Model, make the changes in the LLC then convert the file back to a.ru file for the reports. Do not re-convert from the.ru to the LLC file again. This will delete the LLC assumptions you entered. Click Save. Click Yes. Click OK. Select File/New Model. If you are Using the Demo Version just Select File/New Model. When in the Partnership Models, you only have access to the partnership files, and are limited to partnership reports. Before starting another analysis, switch back to the RUI model. Select RUI (Real Estate Investment Analysis (Using IRR s)). Click OK. Select a File (Apartments.ru). Click Open. This will bring you back to the Investment Analysis section of planease where you enter most of the analysis assumptions Page 6