Learn how to build and deploy passive loss carryforwards to offset passive income for decades. Your secret tax weapon with CREI Partners.

Most investors think tax benefits only matter in the year you take them. They're wrong.

In this episode, CREI Collin reveals one of the most underrated and misunderstood tax strategies in real estate investing—passive loss carryforwards. You'll learn how to build, track, and strategically deploy passive loss carryforwards to offset passive income and capital gains for decades.

This is the final piece of the tax puzzle, and it's the foundation of "The Beautiful Cycle"—a 10-20-30 year wealth-building strategy that combines depreciation, carryforwards, and strategic exits.

In This Episode, You'll Learn:

• [00:00] Introduction – Why passive loss carryforwards are the most underrated tax strategy in real estate
• [02:00] What Are Passive Loss Carryforwards? – How passive losses accumulate and carry forward indefinitely
• [04:30] Why They're So Powerful – Building a 10-20 year tax shield for future passive income and capital gains
• [07:00] The Beautiful Cycle – The four-phase framework: Accumulation, Cash Flow, Exit & Reinvestment, Financial Independence
• [11:00] Tracking Your Carryforwards – Why your CPA must track them every year (and what to do if they're not)
• [13:00] Real-World Example – How a $500K portfolio generates $150K in carryforwards over 5 years
• [15:30] Depreciation Recapture – How carryforwards offset recapture tax when you sell
• [17:00] Maximizing the Benefit – Five strategies to build and deploy carryforwards strategically
• [19:00] Recap & Action Steps – Questions to ask your CPA about your passive loss carryforwards

Key Takeaways:

✅ Passive losses carry forward indefinitely until you have passive income to offset or you sell the investment

✅ The Beautiful Cycle is a four-phase, multi-decade strategy for building and deploying carryforwards

✅ Track your carryforwards religiously—work with a Real Estate CPA who understands passive loss rules

✅ Use carryforwards to offset passive income, capital gains, and depreciation recapture

✅ Invest consistently, prioritize cost segregation, and plan your exits strategically

Resources Mentioned:

Ready to build a tax-efficient passive income portfolio with strategic carryforward planning? Schedule a free consultation with CREI Partners: https://calendly.com/shelbi-creipartners/30min

Disclaimer:

This podcast is for educational and informational purposes only and does not constitute investment, tax, or legal advice. Always consult with your CPA, attorney, and financial advisor before making any investment or tax decisions.

• (00:00:01) - Building Passive Income With CRA Colin
• (00:01:09) - Passive Loss Carveforwards
• (00:04:07) - The Beautiful Cycle of Passive Loss Carryforwards
• (00:08:07) - Passive Loss Carveforwards
• (00:09:00) - Passive Loss Carriageforwards
• (00:10:27) - Passive Loss Carveforwards
• (00:12:01) - Building Passive Income

Unlock six-figure tax deductions with cost segregation and bonus depreciation. Learn how these strategies work with CREI Partners.

If you're a high-income earner paying 35%, 40%, or even 50% in taxes, you need to understand two words: cost segregation.

In this episode, CREI Collin breaks down one of the most powerful tax strategies in real estate investing—cost segregation and bonus depreciation. You'll learn how these strategies can generate six-figure tax deductions in Year One of an investment, who benefits the most, and how to integrate them into your long-term tax strategy.

Whether you're a W-2 earner with passive income or a real estate professional, this episode will show you how to keep more of what you make.

In This Episode, You'll Learn:

• [00:00] Introduction – Why cost segregation is a game-changer for high-income earners
• [02:00] Depreciation Basics – How the IRS allows you to deduct the theoretical wear and tear on a building over 27.5 years
• [04:30] What is Cost Segregation? – How a cost seg study reclassifies building components into 5, 7, or 15-year property
• [07:15] Bonus Depreciation – How to take 100% of accelerated depreciation in Year One (and why it's phasing out)
• [10:00] Real-World Example – A $100K investment generating $20K-$30K in Year One depreciation
• [12:30] Who Benefits Most? – High-income W-2 earners with passive income, real estate professionals, and diversified investors
• [14:45] Look-Back Cost Seg Studies – How to capture missed depreciation from prior years
• [16:15] Working with Your CPA – Questions to ask before investing in a deal with cost segregation
• [18:00] Recap & Action Steps – How to maximize tax benefits with cost segregation

Key Takeaways:

✅ Cost segregation accelerates depreciation by reclassifying building components into shorter schedules (5, 7, or 15 years)

✅ Bonus depreciation is phasing out: 60% (2024), 40% (2025), 20% (2026), 0% (2027)—timing matters

✅ High-income earners with passive income can use cost seg losses to offset that income tax-free

✅ Look-back studies let you retroactively capture missed depreciation from prior years

✅ Work with a Real Estate CPA to integrate cost seg into your long-term tax strategy—don't just chase deductions

Resources Mentioned:

Ready to start leveraging cost segregation and building a tax-efficient portfolio? Schedule a free consultation with CREI Partners: https://calendly.com/shelbi-creipartners/30min

Disclaimer:

This podcast is for educational and informational purposes only and does not constitute investment, tax, or legal advice. Always consult with your CPA, attorney, and financial advisor before making any investment or tax decisions.

• (00:00:01) - Building Passive Income
• (00:01:25) - Cost Segregation and Bonus Depreciation
• (00:07:38) - Cost segregation and Bonus Depreciation

Learn how to evaluate real estate markets like a pro. Population growth, job growth, supply & demand, and more with CREI Partners.

Location, location, location. You've heard it a million times. But what does it actually mean when you're investing in a syndication?

In this episode, CREI Collin breaks down his six-factor framework for evaluating real estate markets before investing. From population growth and job diversification to landlord-tenant laws and infrastructure development, you'll learn how to identify markets positioned for long-term growth—and avoid the ones that aren't.

Whether you're comparing primary, secondary, or tertiary markets, this episode gives you the data-driven tools to invest with confidence.

In This Episode, You'll Learn:

• [00:00] Introduction – Why market fundamentals matter more than any single deal
• [02:00] Population Growth – The #1 indicator of long-term demand and how to track it
• [05:15] Job Growth & Economic Diversification – Why high-paying, diversified jobs drive rent growth and market resilience
• [08:30] Supply & Demand Dynamics – How to identify overbuilding and avoid markets with too much new construction
• [11:00] Landlord-Tenant Laws – Why Texas, Florida, and Georgia are landlord-friendly vs. California, New York, and Oregon
• [13:15] Infrastructure & Development – Leading indicators like new highways, airports, and corporate relocations
• [15:30] Primary, Secondary, Tertiary Markets – Understanding risk and return profiles by market type
• [17:45] Real-World Example – Comparing two markets side-by-side using the six-factor framework
• [19:30] Recap & Action Steps – How to run your own market analysis

Key Takeaways:

✅ Population growth is the single most important indicator of long-term housing demand

✅ Job growth in high-paying, diversified industries (tech, healthcare, finance) drives rent growth and resilience

✅ Watch for overbuilding—strong fundamentals don't matter if supply outpaces demand

✅ Landlord-friendly states like Texas, Florida, and Georgia reduce risk and protect cash flow

✅ Infrastructure projects and corporate relocations are leading indicators of future growth

Resources Mentioned:

Ready to start evaluating markets and building your passive income portfolio? Schedule a free consultation with CREI Partners: https://calendly.com/shelbi-creipartners/30min

Disclaimer:

This podcast is for educational and informational purposes only and does not constitute investment, tax, or legal advice. Always consult with your CPA, attorney, and financial advisor before making any investment or tax decisions.

• (00:00:01) - Building Passive Income
• (00:01:25) - Market Analysis: Landlord Tenant Laws, Jobs
• (00:07:19) - Primary, Secondary and Tertiary Markets
• (00:11:02) - building a passive income portfolio

Demystifying the K-1 tax form for passive real estate investors. Learn what it is, how to read it, and how to maximize your tax benefits.

If there's one document that strikes fear into the hearts of new passive investors, it's the K-1. In this episode, CREI Collin is joined by Tax Pro Tina to demystify the K-1—the tax form you receive when you invest in a syndication.

You'll learn what a K-1 is, why you receive one, how to read the key sections, and most importantly, how to use it to maximize your tax benefits. Whether you're expecting your first K-1 or you've received several and still don't fully understand them, this episode will turn confusion into clarity.

In This Episode, You'll Learn:

• [00:00] Introduction – Why the K-1 confuses so many investors (and why it shouldn't)
• [01:30] Tina Returns – Tax Pro Tina is back to break it all down
• [02:00] What is a K-1? – Tina explains what a K-1 is and why you receive one from syndications
• [04:15] Key Sections of the K-1 – Box 1, Box 2, and other important boxes you need to understand
• [07:30] Paper Losses vs. Cash Flow – How you can receive $5,000 in cash but show a $30,000 loss on your K-1 (and why that's a good thing)
• [10:45] How to Use Your K-1 – What to do when you receive it, how passive losses work, and why tracking carryforwards is critical
• [13:00] Common Mistakes – The top three mistakes investors make with their K-1s
• [15:15] Final Advice – Tina's tips for first-time K-1 recipients
• [16:30] Recap & Action Steps – Questions to ask your CPA when you receive your K-1

Key Takeaways:

✅ A K-1 reports your share of income, deductions, and credits from a pass-through entity like a syndication

✅ Box 2 (net rental real estate income/loss) is the most important section for passive investors

✅ A "loss" on your K-1 is often a paper loss driven by depreciation—not actual money lost

✅ Passive losses can only offset passive income, but they carry forward indefinitely until you can use them

✅ Your CPA must track your passive loss carryforwards every single year—if they're not, find a Real Estate CPA who will

Resources Mentioned:

Need help building a tax-efficient passive income strategy? Schedule a free consultation with CREI Partners: https://calendly.com/shelbi-creipartners/30min

Disclaimer:

This podcast is for educational and informational purposes only and does not constitute investment, tax, or legal advice. Always consult with your CPA, attorney, and financial advisor before making any investment or tax decisions.

• (00:00:01) - Building Passive Income
• (00:01:25) - The K1
• (00:01:58) - The K1
• (00:04:28) - Passive Income and the IRS
• (00:06:07) - 3 Tax Mistakes Investors Make With Their K1
• (00:09:21) - Building Passive Income With Your K1

Learn how syndication deal structures work—equity splits, preferred returns, waterfalls, and fees. Invest smarter with CREI Partners.

Not all syndication deals are created equal. In this episode, CREI Collin breaks down the essential components of syndication deal structure—equity splits, preferred returns, waterfall structures, and fees—so you can evaluate deals with confidence and ensure your sponsor is aligned with your success.

Whether you're reviewing your first Private Placement Memorandum or comparing multiple deals, this episode gives you the framework to ask the right questions and avoid costly mistakes.

In This Episode, You'll Learn:

• [00:00] Introduction – Why understanding deal structure is critical before you invest
• [02:15] Equity Split Basics – The 70/30 split and why the total fee structure matters more than the split alone
• [05:30] Preferred Returns (Pref) – How an 8% preferred return protects you, and why cumulative vs. non-cumulative matters
• [09:00] Waterfall Structures – Tiered profit-sharing and how promote structures align sponsor incentives with your returns
• [12:45] Fees Breakdown – Acquisition, asset management, disposition, and construction management fees explained
• [16:00] Evaluating Sponsor Alignment – Five key questions to ask before you invest
• [18:30] Recap & Action Steps – How to review a PPM and evaluate deal structure like a pro

Key Takeaways:

✅ A 70/30 equity split isn't automatically better than 80/20—you need to look at the total fee structure

✅ A preferred return (pref) is a non-negotiable investor protection—and it should be cumulative

✅ Waterfall structures reward sponsors for outperformance, but watch for aggressive promotes that take too much too soon

✅ Sponsors should have skin in the game—co-investing their own capital alongside LPs

✅ Always read the PPM section on distributions and fees carefully, and ask questions if something doesn't make sense

Resources Mentioned:

Ready to start evaluating syndication deals? Schedule a free consultation with CREI Partners: https://calendly.com/shelbi-creipartners/30min

Disclaimer:

This podcast is for educational and informational purposes only and does not constitute investment, tax, or legal advice. Always consult with your CPA, attorney, and financial advisor before making any investment or tax decisions.

• (00:00:01) - Building Passive Income
• (00:01:25) - Syndication Deals
• (00:03:04) - Preferred Capital: The Preference Return
• (00:04:42) - Profit-sharing Structures With Waterfalls
• (00:06:19) - When evaluating a syndication deal structure, you need to understand fees
• (00:09:53) - Building Passive Income

Your week-by-week roadmap to becoming a passive investor. Audit finances, build your team, vet sponsors, and make your first investment in 90 days.

You've done the research. Now it's time to take action. In this episode, CREI Collin provides a step-by-step, week-by-week roadmap for your first 90 days as a passive real estate investor. Learn how to audit your finances, assemble your Financial Freedom Dream Team, draft your Personal Investment Policy Statement, vet sponsors, run due diligence, and make your first investment with confidence. Stop procrastinating. Start building wealth.

• Week 1: How to audit your finances and define your investment goals
• Week 2: Assembling your Financial Freedom Dream Team (starting with a Real Estate CPA)
• Week 3: Drafting your Personal Investment Policy Statement
• Weeks 4-8: Building your sponsor research list and deep-diving on track records
• Weeks 9-11: Running due diligence on live deals
• Week 12: Making your first investment and setting up systems for success

• 0:00 - Opening: From Interested to Invested in 90 Days
• 2:00 - Week 1: Audit Your Finances & Define Your Goals
• 3:45 - Week 2: Assemble Your Financial Freedom Dream Team
• 5:15 - Week 3: Draft Your Personal Investment Policy Statement
• 6:30 - Week 4: Start Your Sponsor Research
• 7:45 - Weeks 5-8: Deep Dive on Sponsors (Track Record, Communication, Deal Structure)
• 10:00 - Weeks 9-11: Review Live Deals & Run Due Diligence
• 12:15 - Week 12: Make Your First Investment & Set Up Success Systems
• 14:30 - Your Action Step: Print This Roadmap and Commit

• Episode 3: Conducting Due Diligence on Sponsors
• Episode 6: Building Your Investment Team - Who You Need and Why
• Episode 7: Understanding Your Financial Starting Point
• Episode 9: Creating Your Personal Investment Policy Statement
• Passive Investor Coaching: Schedule a Call

First 90 days passive investor, passive income roadmap, real estate investing action plan, sponsor vetting, due diligence checklist, Financial Freedom Dream Team, investment tracking, CPA tax planning, syndication investing, beginner passive investor, wealth building strategy

This episode is for educational purposes only and does not constitute financial, tax, legal, or investment advice. Always consult with your licensed CPA, attorney, and financial advisor before making any investment or tax decisions.

Schedule a free consultation with CREI Partners to create a personalized action plan and start building your passive income portfolio.

Book Your Call Now

• (00:00:01) - Building Passive Income
• (00:01:30) - My 90 Day Strategy for Passive Real Estate Investment
• (00:05:08) - 5 Steps to Voting for Real Estate Sponsors
• (00:09:44) - Starting Your First 90 Days as a Passive Investor

Build your investing constitution. Learn the 5 sections of a Personal Investment Policy Statement to stay disciplined and avoid emotional decisions.

If you don't have a plan, you're planning to fail. In this episode, CREI Collin walks you through the five core sections of a Personal Investment Policy Statement (IPS)—your written constitution for investing. Learn how to define your philosophy and goals, set your risk tolerance and capital allocation rules, establish clear investment criteria, build a diversification strategy, and create a review process that keeps you disciplined for decades. Stop chasing shiny objects. Start building wealth with intention.

• Why emotions are expensive in investing (and how an IPS protects you)
• The 5 core sections of a Personal Investment Policy Statement
• How to define your investment criteria: asset classes, markets, deal structure, sponsors
• Your diversification strategy: spreading risk across sponsors, markets, and asset classes
• How to review and adjust your IPS over time without breaking discipline

• 0:00 - Opening: Without a Plan, You're Planning to Fail
• 2:30 - Why You Need a Personal Investment Policy Statement
• 4:45 - Section 1: Your Investment Philosophy and Goals
• 6:30 - Section 2: Risk Tolerance & Capital Allocation
• 8:15 - Section 3: Your Investment Criteria (The Filter)
• 11:00 - Section 4: Your Diversification Strategy
• 12:45 - Section 5: Review & Adjustment Process
• 14:30 - Your Action Step: Draft Your IPS This Week

• Episode 3: Conducting Due Diligence on Sponsors
• Episode 8: The Investment Timeline - When to Deploy Capital
• Passive Investor Coaching: Schedule a Call

Investment Policy Statement, IPS, investment philosophy, risk tolerance, capital allocation, diversification strategy, investment criteria, syndication strategy, passive income planning, portfolio management, sponsor vetting, real estate investing discipline

This episode is for educational purposes only and does not constitute financial, tax, legal, or investment advice. Always consult with your licensed CPA, attorney, and financial advisor before making any investment or tax decisions.

Schedule a free consultation with CREI Partners to draft a customized IPS that aligns with your goals and keeps you on track.

Book Your Call Now

• (00:00:01) - Building Passive Income
• (00:01:25) - The Personal Investment Policy Statement
• (00:02:21) - An Investment Policy Statement (IPPS)
• (00:03:49) - What Goes Into a Personal Investment Policy Statement
• (00:05:14) - Your Risk tolerance and Capital Allocation
• (00:08:09) - 3 Steps to Building a Diversification Strategy
• (00:10:43) - 3 Steps to Writing Your Personal Investment Policy Statement
• (00:11:47) - Building Passive Income

Master the art of pacing your capital deployment. Learn the 3-phase strategy, diversification rules, and why dry powder matters for long-term success.

Timing isn't everything in investing—but it's close. In this episode, CREI Collin breaks down the Paced Deployment Strategy, a three-phase framework designed to help you invest intelligently over 18-36 months. Learn why going all-in on one deal is a mistake, how to diversify across sponsors and markets, and why keeping 20-30% of your capital in reserve gives you optionality and protection. Stop gambling. Start building a portfolio with intention.

• Why the "all-in approach" is the most common (and costly) mistake
• The Paced Deployment Strategy: 3 phases over 18-36 months
• How to pace investments during your Learning, Build, and Optimization phases
• Why you can't time the market—but you can control your pacing
• Capital calls and reserve planning: How to keep dry powder for opportunities

• 0:00 - Opening: Timing Isn't Everything, But It's Close
• 2:00 - The Biggest Mistake: Going All-In Too Fast
• 4:15 - The Paced Deployment Strategy (3 Phases Explained)
• 8:30 - Market Timing: Why You Can't Predict It (But You Can Prepare)
• 11:00 - Capital Calls & Reserve Planning: Keep 20-30% in Dry Powder
• 13:15 - Your Action Step: Map Your 24-Month Deployment Plan

• Episode 7: Understanding Your Financial Starting Point
• Episode 9: Creating Your Personal Investment Policy Statement
• Passive Investor Coaching: Schedule a Call

Investment timeline, capital deployment strategy, paced investing, diversification strategy, syndication portfolio, dry powder, reserve capital, learning phase investing, market timing, multifamily investing, passive income strategy, risk management

This episode is for educational purposes only and does not constitute financial, tax, legal, or investment advice. Always consult with your licensed CPA, attorney, and financial advisor before making any investment or tax decisions.

Schedule a free consultation with CREI Partners to build a strategic deployment plan tailored to your goals and risk tolerance.

Book Your Call Now

• (00:00:01) - Building Passive Income
• (00:01:25) - Pacing Your Investment
• (00:02:15) - The PACED 3-Step Approach
• (00:06:25) - Property Pricing and Market Timing
• (00:09:11) - Paced Investment Strategy
• (00:10:39) - Building Passive Income