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Sunday, June 07, 2020


Tuesday, 15 October 2013 05:55



     很多人误解EB5投资移民的关键是可以省多少钱,或是项目的大小。  其实最重要的是 人。

不管是集资还是百万投资项目, 最重要的是操作项目的人.  项目的庞大并不代表一定最好。  一个庞大的项目可能需要集资千万或上亿,可是如果没有集资成功,就算您只提出50万美金也是没有用因为您可能还是无法取得您想取得的身份.  取得一个可靠的合作伙伴或是项目领导人其实才是您首当其冲的关键.  

     当您的资金有限时也许50万集资项目会比较适合您, 不过当资金不是太大问题时 一百万独资的项目也许对您更有利。  Prospect Unlimited LLC 已经有2个项目可供不同投资人做参考.  把您的风险降低并顺利取得无条件的身份是我们的目标.  当有兴趣的投资人与我们正式开始投资项目时,我们就无法让其他人投资一样的项目因为每个项目都是经过我们做过详细的考量而成的。  如果投资人有特殊需求,可以告知我们,我们会重新考量或是再提议不同项目迎合需求。  

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Monday, 26 August 2013 06:29

Honolulu Real Property Tax

Honolulu Real Property Tax

Taxes Due August 20 and February 20

Tax Year begins July 1

Exemptions, including Homeowner Exemptions must be filed by September 30 to take affect by July

  • Homeowner Exemption is $80,000
  • 65 and over Exemption is $120,000 (only 1 owner has to be over 65)


There is another Exemption for low income and 75 and over

Also a low income exemption for families making less than $50,000 per year



If you plan to use the property as your primary residence please consider apply for the home exemption once the propertyis under your name.

Note:  Seller's home exemption claim will not be carried over to you as a new owner.

Thursday, 25 July 2013 22:07


外国投资人必须要了解, 买卖房地产在美国的税务。
在夏威夷如果您是外国投资人, 在卖房子的时候, 成交价的 5% HARPTA (夏威夷政府) 以及 10% FIRPTA(联邦的税) 会在 交易的最后被ESCROW 先扣下预付给 相关单位来付Capital Gained Tax.
州政府 是 7.25% ,  联邦 是 18.6%
请了解, CAPITAL GAINED 的税 是在 NET PROFIT上面 (净利上面)而不是成交价。
也就是说 您之前被扣下的 HARPTA以及 FIRPTA 也许会多过 最后CAPITAL GAINED TAX。
其差价 再您报年度税的时后 可以申请 退款 Tax Refund.  
如果还有更多相关问题, 我们建议您与 职业CPA 询问。  如果有需要我们808商业联盟里面刚好有可靠的 CPA 可以为您服务。
Thursday, 25 July 2013 21:46

Foreign Buyers- Capital Gained Tax

As a foreign or even out of state investor, you will need to know HARPTA and FIRPTA tax withheld.
HARPTA is 5% of the sales price, and FIRPTA is 10% of the sales price.  These amounts are withheld to pay any Capital Gains taxes that may be due upon the sale of the property.    The foreign owner must file for payment of taxes on any capital gain, and the amount collected under HARPTA and FIRPTA is used to pay the capital gain tax.  The foreign owner may get a refund if the amount withheld is higher than the capital gains tax.   Capital Gains taxes are not income taxes.   The Capital Gains tax is a fixed percentage and does not depend on earnings.  State is 7.25% and the Federal is currently 18.6%.   
Keep in mind that the 5% and 10% is calculated on the sales price.   These amounts are withheld by escrow, and the investor has to file tax forms with both the State and the Federal Government to get any refund.   
Note: We recommend the buyer to talk to a licensed CPA person to understand the refund process.
外国投资人必须要了解, 买卖房地产在美国的税务。
在夏威夷如果您是外国投资人, 在卖房子的时候, 成交价的 5% HARPTA (夏威夷政府) 以及 10% FIRPTA(联邦的税) 会在 交易的最后被ESCROW 先扣下预付给 相关单位来付Capital Gained Tax.
州政府 是 7.25% ,  联邦 是 18.6%
请了解, CAPITAL GAINED 的税 是在 NET PROFIT上面 (净利上面)而不是成交价。
也就是说 您之前被扣下的 HARPTA以及 FIRPTA 也许会多过 最后CAPITAL GAINED TAX。
其差价 再您报年度税的时后 可以申请 退款 Tax Refund.  
如果还有更多相关问题, 我们建议您与 职业CPA 询问。  如果有需要我们808商业联盟里面刚好有可靠的 CPA 可以为您服务。
Saturday, 13 July 2013 04:50

Understand Short Sale

Understand Short Sale 

  • article credited to Prudential Locations LLC
  • 1. Your rights as a buyer are very limited when dealing with a short sale property.

  • Even if the seller accepts your offer and signs the contract, the lender must provide the final approval for the transaction. We have seen short sales in which the lender has cancelled the transaction on the same day that it was set to close. This can be very disappointing and costly because buyers have no recourse, and are unable to recoup any of the costs incurred during the escrow period such as home inspections and appraisals which can end up costing the buyer thousands of dollars.

    2. Your closing date should be flexible.

    The short sale transaction process is anything but short. We have seen short sales in where it has taken up to 6 months to process and close the transaction. This time lag can be especially detrimental in today’s buying environment, where interest rates can change at any time. An increase in interest rate during the escrow period can adversely affect your mortgage payment amount by several hundred dollars per month, which may result in the property becoming unaffordable for you.

    3. Short sale sellers try to secure as many offers as possible — even after they have an accepted contract — which keeps buyers in limbo.

    Normally, when a seller accepts an offer, the status of the listing is changed from “Active” to “Pending.” The difference with short sales is that in most cases, the seller will keep the property marked as “Active” after accepting an offer, with the intent of attracting more buyers so that they can get an offer that is higher than the one they initially accepted from you. If they do receive an offer higher than yours, the bank is extremely likely to accept that higher offer, and you would essentially be out of luck. We have seen short sale transactions in which up to 3 buyers have all had accepted offers from the same seller, and all 3 buyers had to wait months to hear back from the lender as to which of the offers the lender would accept.

    4. You will need to bring additional funds to the closing table to pay for the seller’s closing costs.

    In a normal real estate transaction the seller pays their own closing costs, which include termite reports, title fees, recording fees, and pro-rated property taxes. In a short sale, the buyer may need to pay for most or all of the seller’s closing costs because there is no equity for the seller to use to pay for their closing costs.

    5. You will need to do a lot of follow-up.

    It is essential to monitor the lender during a short sale to make sure that there has been a stay placed on the foreclosure action. This information can be difficult to attain, and if the property isn’t monitored effectively, it could go into foreclosure, and be taken off the market — even if the seller has accepted your offer. Once again, having a me or my recommended specialist to work on your team can save you time and leg work.

    6. Your closing must be completed quickly.

    Though approval from the lender can take several months to receive, once the lender accepts your offer, you must close the transaction within 14-21 days. If closing does not occur in that time frame, a fee of $150 per day paid can be assessed to you, the buyer.

    7. The Seller is not likely to make repairs, replacements, or even clean the property.

    In a short sale transaction, the real seller is the lender. If the short sale property has defects and needs repair, the lender may be unwilling to pay for them. If once you're in escrow, you find out through a home inspection that the home needs a new roof or has foundation damage, you will have to pay for these repairs if you want to close. As a buyer, you have the option to cancel the transaction based on the home inspection, but if you want the property, the cost of any repairs falls on you.

Monday, 01 July 2013 01:45

Low Interest Rate Historical


    From 1971 to 2013, we are seeing the lowest mortage interest rate ever in history.  However as you may or may not low this low interest is not here forever and is artificially made by the Fed that continues to purchase USA bonds in order to stimulate the houseing market and the economy today.  in 2008, Fed starts to purchase lots of toxic mortagages to save the collapsing housing market and banks.  Have you thought about what if the Fed stops or decreases its buying of USA bonds?  It is why we say today's low interest rate is made artificially and will not stay forever.

    Just recently we saw the news regarding how the Fed is starting to consider tapering the stimulus program, and it sent the interest rate back to 4.25% for Hawaii on a 30 year fixed mortagage toward the end of June.  A quarter percentage jumps can affect your monthly payment for the mortgage if you were not able to lock in the morgage rate at a lower rate previously.  

     This historic low interest rate on mortgage enables many people who are currenly renting to get a loan to buy a place where their mortgage payment would be equal or even less than what they are paying for the rent today.  This creates competition for the already low inventory of housing on the market today.  Increasing demand and lowering supplies will create competition and bid up.

Bid up is a term used to describe where there are multiple offers over the listing asking price.  Please refer to the bid up article for more info.

Monday, 01 July 2013 01:15

Low Inventory


     This graph looks back 32 yrs of home/condo inventory on the market in Hawaii.  As you can see both the single family home and condo number on the market is at its lowest by the end of 2012.  This phenomenon is seen again in 2013 where in April we had again hit the lowest inventory number on the housing market. 

The implication of which is that supply is low when there are lots of buyers seeking to purchase in todays market.  Please look at the interest comparison chart over the years to further understand today's market. 



Friday, 28 June 2013 03:38

Overview of Selling Process


Greetings!  Selling your home involves many steps, and I can help you every step of the way. From consultation to pricing, and marketing to escrow, I will take care of all the details so you can sell your home at a price that makes you feel comfortable. I offer a high level of expertise, tailored to fit the characteristics of your property. As a Prudential Locations' agent, I have many established relationships, as well as access to numerous resources that you will benefit from directly.

As your agent, I will assist you in all stages of the selling process, from the marketing of your home and purchase offer through closing. I will help coordinate advertising, open houses, professional inspections, generate progress reports, and contract negotiations. I will handle coordination of showings, escrow monitoring, closing, and recordation.

Here's an overview of the selling process:

Step 1: Initial Consultation
Step 2: Determining Market Value
Step 3: Designing and Implementing a Marketing Plan
Step 4: Preparing Your Home for Sale
Step 5: Reviewing Offer and Negotiating with Buyer's Agent
Step 6: Monitoring the Escrow Process
Step 7: After-Sale Follow Up

When you are ready to sell, I would welcome the opportunity to represent you. My focus is directly on providing the highest quality of service. In the meantime, I will send you valuable information so that when you are ready, you will find it a comfortable process. All you'll have to worry about is packing!


Rex Tsai & Meiling Ng

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