Peek-ing Into "Rollover As Business Startup" IRAs

They are called ROBS – an acronym for “Rollovers as Business Startups.” The idea is to own a business through your IRA. Perhaps your IRA could be the bank in the transaction. Perhaps the business will go exponential, which would do wonders for your IRA balance.

Me? I do not particularly care for them. 

Why? This field is so fraught with landmines I cannot help wonder why I would want to cross it. And like Al Pacino in Godfather 3, “just when I thought I was out, they pull me back in.” “They” would be a client whom we will call Jay. We were discussing a biomedical startup on the east side of Cincinnati. High risk, high reward: that type of thing. Should it hit he would be having breakfast on his yacht off the coast of St. Augustine. Maybe I could visit.

“If it goes wrong,” said Jay, “I lose my investment. There is still plenty of time for me to recover.”

In this case, Jay was right. Jay would not be working at the business. He would not be renting property or equipment to the business. He would be a passive investor, which reduces his tax risk considerably. 

But what if the business had to borrow money? What do you think the odds are that a small business, with little or no track record, would be able to borrow without the owner’s guarantee? Remember, Jay (or rather, Jay’s IRA) would be an owner. 

This is a trap. Let’s discuss how someone fell into the trap.

In 2001, Lawrence Peek (Peek) and Darrell Fleck (Fleck) decided to buy a fire protection company, Abbott Fire & Safety, Inc (AFS). The brokerage firm facilitating the deal introduced them to Christian Blees, a CPA. Mr. Blees presented a tax strategy, which he called “IACC.” IACC involved establishing a self-directed IRA, transferring money into it from another IRA or 401(k), setting up a new corporation and having the self-directed IRA purchase shares in the new corporation.

In other words, a ROBS.

There is also something subtle here. Mr. Blees had structured a tax strategy, and he sold the strategy to clients. What was his role here? We will come back to this.

Anyway, reams of paperwork were exchanged and signed, with all the waivers and exculpatories and whatnots. Peek and Fleck set up their self directed IRAs. Each puts in $309,000 for a 50% share in a new company (FP). FP in turn acquires Abbott (AFS).

Problem. AFS cost $1,100,000. FP had only $618,000 in cash. What to do? Easy! FP borrows money. Peek and Fleck give personal guarantees.

Peek and Fleck were well advised. In 2003, they each converted one-half of their IRA into a Roth. They each converted the remaining half in 2004. Remember that there is no tax in the future when money comes out of a Roth. FP is going to the stars, and Peek and Fleck are going to make a tax-free bundle.

In 2006, they sell the company for approximately $1.7 million, to be collected over two years.

The IRS examines the 2006 and 2007 tax returns. The IRS voids the IRAs. This means the IRS includes the gain from the sale of FP stock on their personal returns. The IRS also assesses the substantial understatement (20%) penalty. As backup bombardment, the IRS imposes excise taxes for excess contributions to the IRAs.

What…? 

Let’s walk through this.

An IRA is (generally) exempt from tax under Section 408(e)(1). A tax pro however will continue reading. A little further, Section 408(e)(2)(A) says that an account will cease to be an IRA if “the individual for whose benefit any individual retirement account is established… engages in any transaction prohibited by Section 4975.”

It behooves us to review Section 4975 and to stay as far away from it as possible.

Let us look at this ticking bomb defining a prohibited transaction:

4975(c)(1)(B)  (the) lending of money or other extension of credit between a plan and a disqualified person

So what? There was a guarantee, not a loan, right?

However, a guarantee is considered an indirect extension of credit (this is the Janpol case).

Peek and Fleck argued that the guarantee was between them and FP, not between them and the IRAs.

The Court pointed out the obvious: FP was owned by the IRAS, so - in the end – Peek and Fleck were transacting with their IRAs.

Oh,oh…  a prohibited transaction.

The Court noted that the guarantees existed without interruption since 2001. This meant that the IRAs ceased to be IRAs in 2001, when Peek and Fleck signed the guarantees. Yipes!

The Court now addressed the “substantial underpayment” penalty. Peek and Fleck immediately defended themselves by arguing that they had relied upon a CPA: Christian Blees. Reliance on a pro has long been accepted as reasonable cause to sidestep the penalty.

Too bad, said the Court. Mr. Blees was not a disinterested professional. He was selling a financial product. Heck, he had given it a name: “IACC.” He was not functioning as an independent CPA in this matter. No, he was functioning  as a “promoter.” Reliance on a promoter is not grounds for reasonable cause.

The Court affirmed the substantial understatement penalty.

What about the Roth conversions in 2003 and 2004? Each man would have paid tax upon conversion. Can they now get that money back?

The Court did not address this. Why? Remember that, after three years, a tax year will close. This means that the IRS cannot amend it. It also means that you cannot amend it. This case was decided in May 2013, so unless Peek and Fleck did something special to keep the 2003 and 2004 years open, there was no way to amend those years. They would simply have been out the tax they paid.

And have to pay tax again.

What else could go wrong?

The Court mused on the following questions:

(1) Did wage payments to Peek and Fleck constitute prohibited transactions?

(2) Did rent payments by FP to a company owned by Mrs. Peek and Mrs. Fleck constitute prohibited transactions?

(3) Did Peek and Fleck put too much money into their (Roth) IRAs, thereby triggering the excise tax for excess contributions?

The Court reviewed the wasteland after the nuclear blast of retroactively disqualifying the IRAs and decided that it did not need to consider these issues. Perhaps it felt the bodies were sufficiently dead.

As I said, I do not especially care for ROBS. They can detonate in a hundred different ways. Today we talked about just one of them. 

IRAs and Nontraditional Investments

We have received several inquiries over the last year or so about using IRAs for nontraditional investments. This frequently means real estate, perhaps commercial real estate to house a closely-held business. It might also mean using the IRA to start the business itself.

These types of transactions are not without risk. One has the risk of business failure or decline in property value, of course, but also the risk of disqualifying the IRA itself. This would be very bad, as this makes the IRA immediately taxable. To protect against this, one should roll-over the required funds from the “main” IRA into a separate IRA. Should the unfortunate occur, only the roll-over IRA will blow-up. One has contained the damage.

A nontraditional investment requires a self-directed IRA. You will need to find a custodian that will permit nontraditional investments. Most will not. Let’s say you found one. Let’s use the acronym SDIRA for a self-directed IRA in our discussion.

A SDIRA can invest in a privately-owned business. We already know that an IRA can invest in a non-private business, as these are the publicly-traded companies whose stocks are in your IRA or are in the mutual funds in your IRA. This is your Google stock or your Fidelity Contrafund.

The type of business entity is important. The SDIRA can invest in a C corporation but not in an S corporation. Why not? Because the IRS does not permit an IRA to be a shareholder in an S corporation.

The level of involvement in the business owned by the SDIRA is also critical. There are two key tax issues here:

·         The SDIRA cannot enter into a “prohibited transaction.” This is a death sentence. The SDIRA will lose its tax-exempt status and become immediately taxable. If you are under age 59 ½, there will also be penalties.

·         The SDIRA might enter into investments which themselves trigger a tax. This is not as bad as a prohibited transaction, as the overall SDIRA does not become taxable. There is tax only on the income. If the deal is good enough, paying tax may be acceptable.

Prohibited Transactions

The IRS defines a disqualified person as

·         The IRA account holder

·         A family member of the account holder.

o   This goes vertical: grandparents, parents, children and spouses

·         An entity owned 50% or more by the account holder

Think about that last one. Here at Kruse & Crawford, I could theoretically use my IRA, buy an office building and rent it to the firm, as I am not a 50%-or-more owner. Rick Kruse however could not.

Let’s go though the prohibited transactions:

(A) Sale, exchange or leasing of any property between an IRA and a disqualified person

Example 1: My SDIRA purchases property from me or my wife.  This is prohibited. It doesn’t matter if it purchases the property in a “commercially reasonable” manner – i.e. obtain an appraisal. It is not allowed. Period.

Example 2: My SDIRA pays my daughter twenty-five dollars to mow the lawn on the property.  My daughter is a family member. It is prohibited. The amount of money is irrelevant. 

(B) Lending of money or other extension of credit between an IRA and a disqualified person

Example 3: I lend you $10,000 from my IRA.

Example 4: I personally guarantee a bank loan to my IRA.

Example 5: My IRA loans money to me. 

(C) furnishing of goods, services, or facilities between an IRA and a disqualified person

Example 6: I buy a piece of property through my SDIRA and hire my wife to manage the property.

(D) transfer to, use by or for the benefit of a disqualified person of IRA income or assets

Example 7: My SDIRA purchases real estate in Ireland. The SDIRA rents out the property for most of the year. However, my wife and I use the property for one week twice a year.   Even if my wife and I pay fair-market-value rent, this is a prohibited transaction.

(E) Act by a disqualified person who is a fiduciary whereby he deals with IRA income or assets in his own interest or for his own account

Example 8: I charge my SDIRA a fee to manage its stocks, bonds, mutual funds or other investments.

(F) receipt of any consideration for his own personal account by any disqualified person who is a fiduciary from any party dealing with the IRA in connection with a transaction involving IRA income or assets.

Example 9:  My SDIRA purchase a vacation house is in Augusta. I am offered the use of a Wyoming condo in exchange for use of the Augusta property during the Master’s tournament.

IRA Taxes

(1) Active Business Income (UBTI)

Earnings within an IRA are generally tax exempt. However, certain investments can create taxable income called “unrelated business taxable income” (UBTI).  Generally, UBTI is trade or business income which is not otherwise related to the tax-exempt purpose of the IRA. The idea here is that Congress does not want a tax-exempt entity competing with the taxable business enterprise next door to it.

So if you buy a Panera’s or a Caribou Coffee, you have UBTI.

There are some exceptions to UBTI, including but not limited to:

·         dividends

·         interest

·         royalties

·         rent from real property (however see debt-financed below)

·         sales of real property, if the property is not held as inventory or held in the ordinary course of business

Dividends and interest make immediate sense, as this means stocks and bonds - the traditional investments in an IRA.

UBTI Examples:

Example 1:  The SDIRA purchases a restaurant.  The income from the restaurant will be treated as UBTI.

Example 2:  The SDIRA purchases 25% of an LLC that flips (buys, fixes and sells) real estate. Since the real estate is considered inventory, the income to the SDIRA will be UBTI. 

(2) Debt-Financed Income ( UDFI)

If there is debt involved there will likely be UDFI.

Fortunately, UDFI refers only to the percentage of income resulting from the debt-financed portion of the property,

UDFI Example:

Example 3: My SDIRA purchases a B&B in Ireland putting down 75% and borrowing 25%. 

Note that if there was no debt, the rent would be tax-free to the SDIRA.

But there is 25% debt. This means that 25% of the rent is taxable to the SDIRA. The SDIRA does get to claim rental expenses, however.

Wealth Planning

You may have read that nontraditional IRAs are being used for wealth planning. For example, Max Levchin, the chairman of the social review site Yelp, sold over 3 million shares of Yelp held in his Roth IRA. There is no tax on Roth withdrawals if one waits until age 59 ½. Levchin is in his mid-30s. He will have to wait a while, but the money will be tax-free when it comes out.

Peter Thiel did a similar transaction. He bought shares of PayPal for approximately 30 cents per share while he was CEO of the company. In 2002 eBay bought PayPal for $19 a share. 

Now how did Levchin and Thiel avoid the prohibited transaction rules? Actually, it is very simple. You have to control the company to get into a prohibited transaction. Control is usually defined as at-least-50%. When you drain your IRA to buy that Five Guys Burgers and Fries location, chances are you will own 100%. Compare that to a publicly-traded company with tens if not hundreds of millions of shares. Neither Levchin nor Thiel came close to owning 50%. 

Is this fair? I would lead off by noting that “fair” is subjective, somewhat like asking what music one likes. Levchin and Thiel played the game between the lines. You or I could do the same. It might take a new skill set and a tractor-trailer load of luck, but you or I could (theoretically) do it.

Congress has noted these transactions. There is debate about whether this type of wealth accumulation should be permitted. Discussion has sometimes involved a “ceiling” on the amount invested/deferred in the Roth, but until now nothing has developed.