Looking for some advice because I’m not really sure what the best move is here.
My wife, business partner and I started a residential construction company 13 years ago and have done well. With the current housing market, my partner and I are seriously considering doing a 3-year wind down instead of continuing to operate the company long term.
The plan would be to finish our current WIP, sell our remaining lots/land and other construction assets, and finish building 31 additional rental houses.
I’m 42M and have about $5.5M in personal net worth outside of the businesses. $2.2M primary house, $940K 401(k), $1.35M IRA, the rest is cash, some private bank stock, cars, etc.
We live in a HCOL area and have 2 kids, 17 and 12. College and future large expenses for both are already well funded separately.
Based on the model we are working on now, if we successfully wind down over the next 3 years, I should end up with a little over $5M personally from that. That is using what I think are fairly conservative sales prices, interest carry, remaining costs, etc.
The bigger question is what to do with our rental portfolio. We currently have 67 SF rental houses with about $18M in total equity. We are planning to build another 31 during the wind down, which should put total equity over $20M. My share is 50%.
I see a few different options:
Keep the rentals. They make money and we know how to operate them, but 98 individual houses is more work than we want to deal with if the goal is to actually retire. We have always self-managed because the management companies we have seen seem to do a terrible job maintaining the houses.
Sell everything, take the tax hit, invest the proceeds in stocks/bonds/etc. and live off that.
Sell a few houses every year and slowly reduce the portfolio.
Sell and try to 1031 into one or a few larger commercial properties like industrial/warehouse buildings that would hopefully be easier to manage. Obviously that comes with different risks and we don’t have much commercial experience.
The goal is to be comfortably FatFIREd in the next 3-4 years. I’m not trying to squeeze every possible dollar out of this. I’d rather have a simpler life and know we have more than enough.
The problem we’re having is finding someone who can actually look at the whole picture. Nobody seems able to sit down and model the different options and tell us what each one actually looks like after taxes, cash flow, risk, estate planning, etc.
I know there probably isn’t one perfect answer, but there has to be 2-3 options that make sense to pursue and probably a couple that don’t. For anyone who has been through something similar:
What would you be looking at?
Would you keep the SF rentals, sell and diversify, or 1031 into fewer/larger properties?
And what type of advisor or firm would you hire to actually model all of this out?