Today‘s Real Talk

Life is complicated. Real estate doesn’t have to be. While Today's Real Talk host, Justin A. Ckezepis, Real Estate Attorney, Broker, and Investor, loves to laugh, he doesn’t like noise or nonsense. He prefers to keep it real. Join the conversation with Justin as he helps others understand and thrive in this ever-changing game of Real Estate.
On today's episode, Justin explains to listeners how municipalities operate on a slightly different calendar than people do. July 1st is the beginning of the municipality calendar. Why is this important to you? Because it also means that the Municipality budget will be unveiled. How is your municipality using their budget? And how could this affect your actual or potential real-estate investment? Justin answers these questions and more on this edition of Today's Real Talk.

Today's Real Talk | Mondays | 3pm to 4pm | WSICnews.com

Life is complicated. Real estate doesn’t have to be. While Today's Real Talk host, Justin A. Ckezepis, Real Estate Attorney, Broker, and Investor, loves to laugh, he doesn’t like noise or nonsense. He prefers to keep it real. Join the conversation with Justin as he helps others understand and thrive in this ever-changing game of Real Estate.
On today's episode, Justin is joined by Cornelius Real Estate experts, Josh and Charlene Dearing, representing The Dearing Team, part of Serhant. Together they will provide insight to economic and social factors dealing with climate of real-estate and help guide listeners through the ins and outs of the current market.

Today's Real Talk | Mondays | 3pm to 4pm | WSICnews.com

Life is complicated. Real estate doesn’t have to be. While Today's Real Talk host, Justin A. Ckezepis, Real Estate Attorney, Broker, and Investor, loves to laugh, he doesn’t like noise or nonsense. He prefers to keep it real. Join the conversation with Justin as he helps others understand and thrive in this ever-changing game of Real Estate.
On this episode Justin addresses a major concern for Lake Norman Area residence; WHY IS EVERYBODY MOVING HERE? He explains why, whose to blame, and how the future of real estate in the Lake Norman area will affect its residence.

Today's Real Talk | Mondays | 3pm to 4pm | WSICnews.com

How do you define if housing is ‘affordable’? If there isn’t enough market rate housing, how can you even start a discussion about affordable housing? At what point do we decide there have been enough conversations and it is time for action? There are some who are taking action. This week Justin talks with Chris Todd – Business & Development Director for Henderson County, NC – about The Apple Ridge Project.

The Apple Ridge Project is made up of 60 multi-family housing units and 20 single family units. Henderson County approved using some American Rescue Plan (ARP) funds to help with infrastructure costs. Specifically, the funds will be used toward the water & sewer extension requirements that are necessary to complete the project.

The Apple Ridge Project, which is being spearheaded by The Housing Assistance Corporation, is proof that real partnership can exist with the common goal of providing more affordable housing units in the community.

References 

Today's Real Talk: https://www.TodaysRealTalk.com/

[email protected] 

Apple Ridge Project: https://www.hendersonvillenc.gov/sites/default/files/uploads/calendar-files/apple_ridge_-_overall_development_plan_1-20-22.pdf

Henderson County: https://www.hendersoncountync.gov/

Housing Assistance Corporation: https://www.housing-assistance.com/

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Chapters

00:00 - 06:17: Talking w/ Justin

06:17 - 08:29: Intro w/ Chris Todd

08:29 - 09:55: Apple Ridge Project Overview

09:55 - 11:35: The Apple Ridge Team

11:35 - 13:24: The Go-Forward Plan

13:24 - 14:07: Partnering With Others

14:07 - 15:59: Criteria for Approval

15:59 - 19:39: Population Shift During COVID

19:39 - 22:55: Defining Affordable

22:55 - 25:24: Size of the Apple Ridge Project

25:24 - 26:23: Relationships w/ Other Municipalities

26:23 - 31:20: Long Term Vision

31:20 - 34:48: Internet Access in Western NC

34:48 - 37:03: Public Feedback

37:03 - 38:50: Support At All Levels

38:50 - 40:17: Take Aways for Success 

40:17 - 41:11: Outro w/ Chris Todd

41:11 - 44:15: Managing Projects

44:15 - 48:19: Why isn't there more affordable housing options?

48:19 - 53:54: My neighbor isn't letting me use my driveway anymore. What are my options?

53:54 - 59:30: If you could pick one sector of real estate to invest in, what would it be?

59:30 - 01:01:24: Final Thoughts w/ Justin

Developing Properties is a process. Land acquisition, zoning entitlements, engineering, architecture, leasing; just a few of the many steps. Bigger than the process is the potential affect developing has on communities. How do you know if a project will be positive or negative?

This week Justin sits down with Vinny Giglio to talk about the development process. Vinny, a military veteran now developing some properties in the North Charlotte/Iredell County area, describes what goes into his team’s thought process when they find a potential development site. 

Not all the topics are easy. Affordable Housing, Water & Sewer Capacity, Parking Requirements, and much more. If you are interested in how developers think, this show is for you.

References 

Today's Real Talk: https://www.TodaysRealTalk.com/

[email protected] 

MV2 Investments: https://www.mv2invest.com/ 

Chapters

00:00 - 04:05:Talking w/ Justin

04:05 - 06:30: Intro w/ Vinny 

06:30 - 14:00: Vinny's Why 

14:00 - 14:49: Justin Sharing his Why 

14:49 - 20:50: Getting Started in Real Estate 

20:50 - 23:33: Buying Commercial Real Estate 

23:33 - 27:48: Falling into Development 

27:48 - 31:22: Development Projects 

31:22 - 34:00: What is good for a community? 

34:00 - 37:00: Transportation 

37:00 - 40:47: Water & Sewer Capacity 

40:47 - 41:27: Local Drives Markets 

41:27 - 47:38: Affordable Housing 

47:38 - 49:26: Managing Development Sites 

49:26 - 50:35: The Multifamily Sector 

50:35 - 52:49: Material Costs Through COVID 

52:49 - 54:44: Risk in Development 

54:44 - 58:00: The Struggle is Real 

58:00 -  01:01:10: The Future of North Carolina 

01:01:10 - 01:02:53: How Do We Bring in More Jobs 

01:02:53 - 01:05:37: Outro w/ Vinny 

01:05:37 - 01:15:45: Q&A Session 

01:15:45 - 01:16:20 - Final Thoughts w/ Justin 

Energy Efficiency is not just about spending money. The Deficit Reduction Act and the Inflation Reduction act (along with many other pieces of legislation throughout the years) carve out specific tax benefits when you invest in green energy and updating to modern building standards. Have you heard of 179D and 45L tax incentives? 

This week Dawn Polin, the Real Estate Incentives CPA, joins Justin to discuss the current landscape for energy efficiency tax incentives. Whether it be ground up development or a value-add project, there are potential tax benefits you should consider when designing your project.

Mechanical SEER ratings. Energy Efficient windows. Thermal. Solar. So many different components to consider when you are developing a new property or improving an existing property. How do you know whether making such an investment has any financial benefit? Listening to Today's Real Talk will give you a leg up.

References
Dawn Polin: https://cretaxplanning.com/

Deficit Reduction Act: https://www.congress.gov/bill/109th-congress/senate-bill/1932

Inflation Reduction Act: https://www.congress.gov/bill/117th-congress/house-bill/5376/text

IRS 179D Publication: https://www.irs.gov/pub/irs-utl/irc-179d-energy-efficient.pdf

Incentifind Database for Incentive Reporting: https://incentifind.com/welcome?affiliate=6666bbe3-95c3-49d9-a28e-5969cd6ca85b

Chapters
00:00 - 03:55: Talking w/ Justin
03:55 - 08:23: Intro w/ Dawn Polin
08:23 - 13:20: Cost Segregation Overview
13:20 - 14:51: Introduction to 179D & 45L
14:51 - 19:24: What is 179D?
19:24 - 21:11: History of 179D
21:11 - 29:44: How to use 179D
29:44 - 34:48: Necessity of Planning
34:48 - 36:57: The Building Envelope
36:57 - 41:08: History & Use of 45L
41:08 - 43:24: Cautions of Seeking 45L 
43:24 - 48:17: Who is using 179D & 45L incentives?
48:17 - 50:38: Using Tax Credits & Incentives
50:38 - 55:18: Future of North Carolina Incentives
55:18 - 56:30: Wrap Up w/ Dawn
56:30 - 01:03:08: Q&A 1 - Are there any good courses you would recommend to help w/ learning real estate?
01:03:08 - 01:08:22: Q&A 2 - What do I do if my contractor won't finish the job?
01:08:22 - 01:12:41: Q&A 3 - What sector of real estate do you think will be most volatile in the short term?
01:12:41 - 01:13:59: Final Thoughts w/ Justin

When you buy a property that is subject to an association, you are buying a property that is subject to change.

Is your property subject to an association? If so, there may or may not be rules ®ulations that you like or don't like. There may be fees with living where you live that you may not have been expecting or anticipating when you purchased. Maybe how you want to use your property has changed and your are wondering if it is ok? Short Term Rentals continue to be a hot topic. Ever thought about adding solar panels to your home?
 
This week Justin is talking with Attorney Jim Slaughter of Law Firm Carolinas to learn about HOAs. The ins and outs. The ups and downs. The pros and cons.
 
What has changed from pre-covid to now when considering the management practices of HOAs? What changes has the North Carolina legislature made to make things easier for associations to govern? All that and more this week on Today's Real Talk.

References 
Today's Real Talk: https://www.TodaysRealTalk.com/
[email protected] 

Jim Slaughter - https://www.jimslaughter.com/
 
Law Firm Carolinas - http://lawfirmcarolinas.com/
 
North Carolina Planned Community Act - NCGS 47F - https://www.ncleg.gov/Laws/GeneralStatuteSections/Chapter47F
 
North Carolina Condominium Act - NCGS 47C - https://www.ncleg.gov/Laws/GeneralStatuteSections/Chapter47C

Want content sent directly to your device? Text 'Get Real' to 844-STUDIO-4 

Have you enabled Amazon and Google Home skills? 
"Hey Alexa, play Today's Real Talk!" 
"Hey, Google, play Today's Real Talk!" 

All shows streaming wherever you like to listen to your podcasts 

Chapters
00:00 - 01:49: Talking w/ Justin 
01:49 - 03:56: Intro w/ Jim 
03:56 - 05:41: HOA Usage in NC 
05:41 - 06:44: Future HOAs in NC 
06:44 - 09:09: HOA Positives 
09:09 - 13:16: Costs Associated w/ HOAs 
13:16 - 15:54: HOA Budget & Operation Limitations 
15:54 - 18:31: How does NC compare to other states? 
18:31 - 22:26: Pre & Post COVID 
22:26 - 28:30: Online HOA Meetings
28:30 - 35:24: HOA Management Companies
35:24 - 36:48: Mgmt Company Credentials
36:48 - 42:17: Self Managed HOAs
42:17 - 44:50: Robert's Rules of Order
44:50 - 49:39: Condos
49:39 - 52:13: CC&Rs vs Bylaws vs Committees
52:13 - 58:56: Short Term Rentals
58:56 - 01:03:41: The Future of HOAs
01:03:41 - 01:04:34: Final Thoughts w/ Jim Slaughter
01:04:34 - 01:08:23: Q&A 1 - Do I need to purchase a 'title monitoring' service subscription? 
01:08:23 - 01:09:17: Q&A 2 - What is the strongest market in North Carolina?
01:09:17 - 01:11:05: Q&A 3 - What is more important; size vs. location of a property?
01:18:14 - 01:18:54: Closing Thoughts w/ Justin

Technology isn't always easy. It is, however, becoming a necessity. Here we talk about North Carolina Real Estate, Business, and Life. Today's Real Talk.

This week we are joined by Representative Jon Hardister (District 59), the House Majority Whip, and Primary Sponsor on North Carolina House Bill 776 - a Bill to allow for Remote Electronic Notarization in North Carolina.

If you have purchased a home, do you remember all the paperwork you had to sign? What if you could have signed electronically on your computer or even your phone? That will now be possible in North Carolina!

Justin discusses with Representative Hardister the ins and outs of the bill, the vision, and the shortcomings. Everyone wants to see North Carolina succeed and it starts with allowing the use of more tools for businesses and residents.

Subscribe to the show if you want to be updated as we release new content.

References
Today's Real Talk: https://www.TodaysRealTalk.com/
[email protected]

Rep Jon Hardister: https://www.jonhardister.com/

North Carolina House Bill 776 (An Act to Allow Remote Online Notarization): https://www.ncleg.gov/BillLookup/2021/H776

NC DOT Public Street Information Database: https://connect.ncdot.gov/resources/gis/Pages/Database-Map-HB620.aspx

Chapters
00:00 - 04:58: Talking w/ Justin Today
04:58 - 08:15: Intro w/ Representative Jon Hardister & NC HB 776
08:15 - 11:47: COVID and the effect on Technology
11:47 - 14:07: Technology Requirements in HB 776
14:07 - 15:05: Limitations in HB 776
15:05 - 18:32: Does Electronic Notarization save people money?
18:32 - 22:04: The Notary Acknowledgment
22:04 - 23:42: Using Electronic Notarization in Healthcare
23:42 - 24:32: Banking & the SECURE Act
24:32 - 27:25: NC DOT & DMV
27:25 - 30:26: Preventing Wire Fraud & Cyber Threats
30:26 - 32:27: Education in North Carolina
32:27 - 34:55: Infrastructure in North Carolina
34:55 - 37:26: The Future of North Carolina
37:26 - 42:26: Q&A1 - What are the most important factors when refinancing?
42:26 - 45:18: Q&A2 - Do I live on a public or private street?
45:18 - 50:33 - Q&A3 - At what points do interest rates come back down?
50:33 - 51:10: Outro w/ Justin

Have you purchased your first investment property? What are the tax strategies you plan to use? Have you considered Cost Segregation? If you are thinking of investing in Real Estate, you will need some tools and resources to help you succeed.

The IRS (Internal Revenue Service) Tax Code contains many sections dealing with Real Estate. Changes based on the Tax Cuts and Jobs Act have pumped certain Real Estate concepts, such as Depreciation, Cost Segregation, and Bonus Depreciation, to new levels.

Those with Real Estate Professional Status can take advantage of these changes. How long will Bonus Depreciation remain accelerated? Is it a good think to use Cost Segregation if you are going to be selling the real estate property in a short amount of time? What is the process for obtaining a Cost Segregation study? All that and more as Justin Ckezepis of Today's Real Talk sits down with Yonah Weiss to discuss Cost Segregation in Real Estate.

References 

Yonah Weiss: https://www.yonahweiss.com/

Tax Cut and Jobs Act: https://www.govinfo.gov/content/pkg/BILLS-115hr1enr/pdf/BILLS-115hr1enr.pdf 

IRS Tax Cuts and Jobs Act - Comparison for Businesses: https://www.irs.gov/newsroom/tax-cuts-and-jobs-act-a-comparison-for-businesses 

IRS Cost Segregation Audit Techniques Guide: https://www.irs.gov/businesses/cost-segregation-audit-techniques-guide-chapter-1-introduction 

Today's Real Talk: https://www.TodaysRealTalk.com 

Want content sent directly to your device? Text 'Get Real' to 844-STUDIO-4

Have you enabled Amazon and Google Home skills?

"Hey Alexa, play Today's Real Talk!"

"Hey, Google, play Today's Real Talk!"

All shows streaming wherever you like to listen to your podcasts

Chapters

0:00 - 3:33: Talking w/Justin Today

3:33 - 7:17: Intro w/ Yonah Weiss

7:17 - 16:57: Top Terms in Cost Segregation

16:57 - 19:49: Real Estate Professional Status

19:49 - 23:38: Breaking Down Financials in a Cost Segregation Analysis

23:38 - 25:34: Ground Up Development vs. Value Add Property

25:34 - 28:18: The Cons of Doing Cost Segregation

28:18 - 31:51: What is Depreciation Recapture?

31:51 - 33:51: 1031 Exchanges and Off-Setting Gains & Losses with a Lazy 1031 Exchange

33:51 - 34:57: The Important of Real Estate Teams

34:57 - 36:34: Who currently uses Cost Segregation?

36:34 - 38:34: The Short Term Rental Loophole

38:34 - 41:20: The Future of the Real Estate Market and Cost Segregation

41:20 - 43:51: Adoption of Cost Segregation in the Marketplace

43:51 - 44:33: Outro w/ Yonah

44:33 - 47:31: Q&A #1: What is the future of the Real Estate Market in North Carolina?

47:31 - 49:04: Q&A #2: What type of taxes do I pay when earning $ in real estate?

49:04 - 53:15: Q&A #3: When are you financially prepared to buy a home?

53:15 - 54:04: Wrap Up & Outro

Location. Location. Location. Here we talk about North Carolina Real Estate, Business, and Life.

Anytime you consider real estate, location is a top priority. What makes a house a "home"? Everyone wants to live in a great community. Today we find out from Zach Ollis - Town Manager of the Town of Tryon, North Carolina - what makes Tryon a great place to be.

Small town with convenient access to many of the surrounding major cities. That is what Tryon can offer. With amenities like the International Equestrian Facility, Harmon Field, Lake Lanier, and several vineyards; you can choose to sit and enjoy the views of the beautiful Blue Ridge Mountains or spend time adventuring.

Affordable living and a diverse community made up of those living full time in Tryon as well as the many that pass through for vacationing and even several families who spend part of their year living in Tryon - development continues to grow and with it, the annual budget for the Town of Tryon.

A community with a strong foundation and unlimited potential for its future.

Resources 

Town of Tryon: https://tryon-nc.com/ 

Tryon International Equestrian Center: https://tryon.com/ 

Lake Lanier: https://www.discoverlakelanier.com/ 

Q&As 

When are Property Taxes due in North Carolina?

Why are interest rates adjusting so frequently?

When I buy a property, do I have to get a survey?

Chapters 

00:00 - 03:08: Intro

03:08 - 05:58: Guest Introduction (Zach Ollis - Town of Tryon, NC - Town Manager)

05:58 - 09:26: What is it like living in Tryon, North Carolina?

09:26 - 12:33: Equestrian Community in Tryon

12:33 - 14:06: Vineyards Throughout Tryon

14:06 - 16:22: Lake Lanier

16:22 - 19:39: Wastewater Treatment & Capacity for Development

19:39 - 22:05: Second Home Market in Tryon

22:05 - 25:57: Town of Tryon Budget

25:57 - 30:52: Property & Sales Tax in Tryon

30:52 - 34:34: Personnel Costs for Tryon

34:34 - 41:29: 2022 - 2023 Budget (Cap Ex, Police Department, Assets)

41:29 - 46:55: American Rescue Plan & Cares ACT Funds

46:55 - 50:03: Harmon Field Fund

50:03 - 51:49: Other Tryon NC Amenities & Things to do in Town

51:49 - 55:20: Geographic Advantage for Tryon and Outro w/ Zach

55:20 - 57:55: Q&A1 - When are property taxes due in North Carolina?

57:55 - 01:01:58: Q&A2 - Why are interest rates adjusting so frequently?

01:01:58 - 01:05:37: Q&A3 - Do I need to get a survey when I buy a property?

01:05:37 - 01:06:21 - Outro & Wrap Up w/ Justin