How to Make $100k a Year Tax Free: Real Estate Investing

Understanding Lending Markets for Real Estate Investing

How to Make $100k a Year Tax Free: Real Estate Investing

When I was younger, I had a dream to replace my earned income with passive income (also known as investment income). Years later, my wife and I were in Paris, doing the tourist gig. The Eiffel Tower lit up at night is a stunning site. Every night, Becky and I would dance to the music of a merry-go-round on the banks of the Seine River beneath the lights of the Eiffel tower. It was breathtaking.

On the third night, when we returned to our hotel, I began to write in my journal different ways that I could become financially independent. I wanted to be able to capture life’s beauty like this more often. I listed several, but one scheme particularly stood out.

In my journal I wrote this: 30 houses x $300 dollars a month positive cash flow after PITIM is $108,000 annually. (PITIM stands for principal, interests, taxes, insurance and management.) As I reflected on the possibility of this, a thought came to me so strongly it was as if someone spoke it aloud. “And yeah. It will all be tax free.

There is a tax benefit in real estate investing called depreciation. The IRS allows for the property minus the value of land under it to be depreciated at approximately 1/27th per year. That means if a property minus its land value has a cost basis of $100,000, then $3,704 (or $100,000 divided by 27) is considered a loss. This is true even though in reality the property is appreciating every year.

The positive cash flow of  $300 per month per house equals $3,600 annually. The positive cash flow is “sheltered” by the “phantom loss” ($3,704-$3,600) so that no net income is booked even though you are putting $3600 per house in your bank account. You get to spend the money tax free. Let me repeat that: You get to spend the money free of taxes.

Here is a hypothetical example of how this could work:

  • Acquire 30 Single-Family Homes
  • Total Investment of $100,000 Per House
  • Cash Flow is $300 Per House After PITIM
  • Depreciation “Shelters” the Positive Cash Flow Making it Tax Free
  • 30 Times $300 is $9,000 Per Month or $108,000 Annually

That small chicken scratch in my journal years ago turned into a wonderful life for Becky and I. I hope this helps you as well! If you’re interested in real estate investing and want some free videos and content on how to go about it properly, just put your email in the list below and I’ll send some content your way!

Have any questions about this method? Let me know in the comment section!

Join me every Thursday for blogs and VLOGs on Real Estate Investing!

Billy Epperhart
Billy Epperhart
15 Comments
  • Christian Estrella
    Posted at 11:32h, 21 April Reply

    I would love to get more information on how to do this properly

  • Caleb Barnard
    Posted at 12:11h, 21 April Reply

    I would like more info on how to invest properly in Real Estate. Love your blogs/vlogs!

    • Billy Epperhart
      Billy Epperhart
      Posted at 12:13h, 21 April Reply

      Thanks so much, Caleb. I have another Real Estate Workshop in September that I would love for you to attend! Stay tuned for more details!

  • Dacian Coroian
    Posted at 06:24h, 22 April Reply

    I would really appreciate to find out more about
    “How to Make $100k a Year Tax Free Real Estate Investing”

    Thank you very much !

    • Billy Epperhart
      Billy Epperhart
      Posted at 10:09h, 23 April Reply

      Hey Dacian! We will have another Real Estate Workshop coming up in September that we will keep you posted on! We also have Real Estate Mastery in our online store.

  • nyarwa john
    Posted at 08:12h, 22 April Reply

    am great full for these insights am John a Ugandan i want to apply this in our country

  • mick stabenow
    Posted at 14:52h, 22 April Reply

    Great info have two place so far. 30 seems like a unreachable goal at times.

  • Melissa McGregor
    Posted at 18:39h, 22 April Reply

    Never heard of PITIM before. Wonderful information! Thank you so much!

  • Brett
    Posted at 19:10h, 22 April Reply

    I would like more information. Thanks

    • Billy Epperhart
      Billy Epperhart
      Posted at 10:09h, 23 April Reply

      Hi Brett! We will have another Real Estate Workshop coming up in September that we will keep you posted on! We also have Real Estate Mastery in our online store.

  • Peggy Campbell
    Posted at 15:15h, 19 May Reply

    We would love to learn more about how to begin doing this. The ins and outs. We are members of Whosoever Will so we have great help thur Pastors Dan Dyer and Chip Langley.

  • Tom Simmons
    Posted at 20:21h, 19 May Reply

    Would love the free videos and any info your willing impart. Thank you for your commitment to the Kingdom and it’s advancement!

  • Jams
    Posted at 09:14h, 08 June Reply

    Allo Billy, I’d like to see these free videos please!

  • John
    Posted at 12:29h, 03 August Reply

    Interested. Thanks!

    • Billy Epperhart
      Posted at 11:22h, 04 August Reply

      Hi, John! Thank you for your comment. I am glad you liked it.

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