PURPOSE
PASSION
PRIDE

A unique combination of open architecture planning, commitment, conviction and communication flow into the landscape of your financial future.

About

About

INSPIRED BY DIFFERENCE

Care, experience, and understanding have flourished in our business for over thirty years.

We look well beyond mainstream investments to seek opportunity, stability, and suitability. We offer a broad array of traded and non-traded securities amongst other financial instruments; yet as importantly, our strategies include consideration of individual goals and family dynamics.

Those who have not yet taken a close look at our approach and the alternatives we offer are invited to do so. Our mission is to help strategize the financial future of the people with whom we work, to strive for success in both stable and uncertain times; our relationship should serve its purpose in all seasons.

If this is a first-time visit to this site and we have not met, you are invited to make personal contact and we encourage you to explore the possibilities of working together; we appreciate your initial interest. If we already have a professional relationship, then you know how much we welcome your contact. Thank you for visiting our website, and we always appreciate your recommending us to others.

Backstory
GET IN TOUCH

Backstory

HOW I GOT HERE

Nir Regev was born 1963 in northern Israel to a survivor from Germany and a hard-working mother.

Six years after losing his father to cancer, his mother met and married an American in 1972. At age nine, Nir moved from suburban Israel to just outside of Birch Tree in southern Missouri, a sparsely populated rural area of the Midwest. Growing up in a tiny farmhouse and helping tend to the livestock made for a meager existence filled with lots of hard work and very little financial reward. But the simple upbringing in the remote, impoverished surroundings would serve as a meaningfully rewarding, if not powerful backdrop to the ambition and drive which later manifested. Nir has always viewed his past as a springboard, appreciating much of challenges along the way and a lot of his family’s deep history.

High school years were fairly unremarkable, yet enjoyable. The consolidated school district, despite its fiscal constraints and geographic sprawl well into the Ozarks hills, offered some excellent teachers and a decent music program. The latter led to Nir’s playing with a southern rock band for a few months while their drummer was jailed. This short-lived drumming gig, the burger flipping job at a McDonald’s twenty-five miles away in the “big town” of West Plains, and a portable DJ business he started at age sixteen funded his last two years of high school and even a “Smokey” black and gold TransAm.

The next three years were spent living in Mountain View, a town twelve miles away, working at a local bank. During that time Nir also was a volunteer fire fighter with the local department. Although academia had not seemed important prior, this phase made Nir realize pursuing higher education has merits. With the help of student loans and part-time jobs, Nir attended University of Missouri and then Missouri State University where he earned a comprehensive degree in economics. One of three concurrent part-time jobs during his last year of studies introduced Nir to the financial services industry.

Immediately after graduating, Nir was hired by Merrill Lynch in Springfield as a stockbroker. He became securities registered and insurance licensed, attended an extensive training program in Princeton, and began the arduous task of cold calling to attract investors. After two years, he concluded that helping people make sound financial decisions was his professional passion, yet to help his clients he could not do so through conventional brokerage channels. Creating client-centered relationships necessitated a different approach, so he became an independent financial consultant. In 1990 Nir began his own business and its development; his core competency is helping people position, grow, and protect significant assets for the future.

Today Nir thrives on providing individuals and businesses a personalized approach to accumulating and preserving money while planning and strategizing its use and transference to the next generation(s). In connecting with clients, Nir prefers a holistic approach and wants to see the “big picture;” in this way he can understand and honor what and who matter to the client. In this pursuit, he specializes in using alternative assets as an integral part of that process. Wife, Cherie, is not only business manager but also makes every effort to help ensure excellence in service and response times.

Their twins were born in 1997. Dalia, an avid St. Louis Cardinals fan, earned an MBA with sports emphasis to pursue her passion professionally. Elie skipped his senior year of high school to begin university studies early; post receiving his computer science degree, he now heads up the innovations group for an ag-tech company. More than anything, the Regevs enjoy spending time together while sharing a passion for life, purpose for endeavors, and deep respect for others. Cherie and Nir enjoy time at their Town & Country, Missouri and Whitefish, Montana homes but also continue to explore every continent on earth.

Alternative Investments

Alternative Investments

BEYOND THE CONVENTIONAL

Traditional investments come with their own particular risks and rewards, but usually these also come with traded markets’ volatilities. To complement these investments, we make available various non-traded investments; each has its own risk profile, but these can offer diversification and a more “direct” way to invest alongside the ability to access investment opportunities which otherwise might be out of reach for an individual investor. These include Reg D offerings and various unique accredited-only investments*, but also select BDCs, REITs, and interval funds. This specialty has been integral to our business and is stylistically a part of what differentiates Regev Group. Conversations about alternative investments always include various investment options, strategies, related costs and hold times.

Alternative investments we offer come from private equity, private debt, and a lot comes from various types of real estate.

It has been said by various business leaders and creators that conventional thinking brings conventional results. This can play out in real estate, the largest asset class in the world. It is also the most imperfect, yet a driver of both the overall economy and of individual wealth. There are various subsectors (e.g. multifamily, industrial, office, retail), strategies (e.g. value-add, lease reposition, developmental), and varying displacement opportunities.

Investing in debt instruments conventionally considers notes, bonds, maybe even CDs. Private debt funds may offer the ability to invest in such instruments as loans to privately held companies or loans collateralized by commercial real estate.

The contents of this site constitute neither an offer to sell nor a solicitation of an offer to buy any security which can only be made by prospectus. Alternative investments are subject to significant risks and therefore are not suitable for all investors. When considering alternative investments, you should consider various risks. These risks include, but are not limited to, lack of liquidity, loss of principal, limited transferability, conflicts of interest and fluctuating market condition. This is neither an offer to sell nor a solicitation of an offer to buy the securities which can only be made by prospectus.

Private equity plays a vital role in helping companies realize their growth potential.  The idea is to create value by investing in great businesses where capital, strategic insight, global relationships and operational support can drive transformation. The majority of U.S. firms are privately-held companies, even though most people might think there are more publicly traded Wall Street companies.

Tax-advantaged alternative investments we offer help with deferring capital gains and offsetting income taxes, both active and passive. **

A QOZ fund is an investment vehicle organized as either a partnership or corporation that holds at least 90% of its assets in QOZ-designated properties. These funds can make investments in a wide variety of real estate and can hold single or multiple assets. Tax benefits that can derive from investing in a QOZ fund are:

  • If a taxpayer invests the capital gain from the sale of any property into a QOF within 180 days of recognizing the gain, taxes on such proceeds may be deferred until the earlier of December 31, 2026 or the disposition of the QOF interest.
  • If taxpayers invest a capital gain into a QOF prior to December 31, 2021 and hold the investment until at least December 31, 2026, they may qualify to reduce the amount of tax owed by 10% of the original amount.
  • Investors who hold their investment for at least ten years pay no tax on the appreciation of their QOF underlying assets when sold.

All investments involve risk, and the realization of the benefits is dependent on proper structuring and performance of the future investments selected. Not all investments will provide all of these benefits.

These investments comply with the tax code to provide turn-key options for those who no longer seek hands-on property ownership. Selling any kind of investment property including multifamily, rental houses, self-storage, industrial, retail, office, or even land may qualify for an exchange into a DST. Matching equity and debt (if there is a loan on the relinquished property) is generally not a problem. Additionally, DSTs can work well in deferring the tax owed on boot (the excess if value of replacement property is less than the sold property) and also as backup in case the deal or contract on a replacement property falls through. We work closely with real estate agents, qualified third party intermediaries (QIs), attorneys, and CPAs to make the process of reinvesting fairly effortless for the investor.

 Potential Advantages

  • Passive Management
  • No day-to-day management responsibilities as an owner/investor
  • Professional sponsors perform asset and property management functions
  • A variety of asset types along with geographic diversification
  • Financing is in place
    • Typically non-recourse to the investor
    • Investor needs not qualify for loan
    • Flexible investment size to match relinquished property proceeds and leverage
    • Avoiding boot
  • Identification Risk is Mitigated
    • Property or properties are already purchased, they are available for your exchange
    • No need to negotiate purchase price
    • Quicker deployment of exchange capital, your proceeds
  • Diversification
    • Geographic, tenant, property type
    • Sponsor/issuer
    • Full-cycle staggering
  • Back-up Identification or “Remainder Equity”
    • Small minimum investments (generally $100,000)
    • Should a purchase fall through, these offer additional options
    • Ability to deploy all your exchange equity for full deferral
  • Real estate-related tax benefits
    • Depreciation
    • Deferral of capital gains and recapture liabilities
  • Estate Planning
    • May be divided among multiple heirs
    • Heirs may exchange or cash-out
    • Mitigates arguments over disposition of investment property assets
    • Step up in basis

Potential Risks

Beneficial Owners possess limited control and rights.  The trust will be operated and managed solely by the Trustee.  Beneficial Owners have no right to participate in the management of the trust.

Beneficial Owners do not have legal title.  Beneficial Owners do not have the right to sell the property.

Risks related to an investment in real estate: Real property investments are subject to varying degrees of risks including, but not limited to, the speculative market and financial risks associated with fluctuations in the real estate market; loss of principal; variations in occupancy which may negatively impact cash flow; limited liquidity; limits on management control of the property; and changes in the value of the underlying investments.

The “Seven Deadly Sins” of DSTs: (If one of these “sins” is committed, certain actions may occur that would likely preclude investors from conducting further 1031 exchanges and may adversely impact the value of their investment).

  1. Once the offering is closed, there can be no future contribution to the DST by either current or new Beneficial Owners.
  2. The Trustee cannot renegotiate the terms of the existing loans, nor can it borrow any new funds from any party.
  3. The Trustee cannot reinvest the proceeds from the sale of its real estate. Proceeds must be distributed to beneficial owners who have the option of transacting another 1031 exchange.
  4. The Trustee is limited to making capital expenditures with respect to the property to those for (a) normal repair and maintenance, (b) minor non-structural capital improvements, or (c) those required by law.
  5. Any cash held between distribution dates can only be invested in short-term debt obligations.
  6. All cash, other than necessary reserves, must be distributed on a current basis.
  7. The Trustee cannot enter into new leases or renegotiate the current leases.

The contents of this site constitute neither an offer to sell nor a solicitation of an offer to buy any security which can only be made by prospectus. Investing in real estate and 1031 exchange replacement properties may not be suitable for all investors and may involve significant risks.  These risks include, but are not limited to, lack of liquidity, limited transferability, conflicts of interest and real estate fluctuations based upon a number of factors, which may include changes in interest rates, laws, operating expenses, insurance costs and tenant turnover. 

Developmental oil/gas partnerships can offer significant active and passive income tax deduction. Intangible drilling costs can pass through to an investor, adding to the potential economic benefits and diversification offered by these direct participation programs.

As with any investment, oil and gas partnerships involve risks. These include market instabilities where a decline in oil and/or gas prices can cause significant—or even total—investor losses.

CARE

Our due diligence department vets out investments which allow us to be a meaningful one-stop shop for alternative assets which we implement alongside market-driven investments.

DST / 1031

DST / 1031 Solutions

HIGHLY-APPRECIATED REAL ESTATE

MANAGEMENT

DSTs provide 1031 solutions which allow you to be rid of day-to-day management while you remain owner and investor. Sponsors perform asset and property management while you have ultimate choice and investment decision.

MAINTAIN BENEFITS YOU HAVE ENJOYED

Beyond tax-deferral of appreciation AND avoiding depreciation recapture, tax sheltering by way of passthrough depreciation can continue and step-up in basis for estate planning purposes will not be diminished.

DEBT

A loan on your relinquished property can cause a taxable situation, if LTV (loan-to-value) isn’t replaced by way of an exchange can cause “boot” which may be taxed if loan amount isn’t met or exceeded. Many DSTs come with a “built in” loans which are typically non-recourse and can help mitigate or eliminate a potential taxable event by “matching” your situation.

FAMILY DYNAMICS

Heirs need not inherit management responsibilities or decision-making obligations. A beneficiary ultimately has the opportunity to continue tax-deferral with turnkey solutions or go back to hands-on strategies.

MANAGEMENT

DSTs provide 1031 solutions which allow you to be rid of day-to-day management while you remain owner and investor. Sponsors perform asset and property management while you have ultimate choice and investment decision.

MAINTAIN BENEFITS YOU HAVE ENJOYED

Beyond tax-deferral of appreciation AND avoiding depreciation recapture, tax sheltering by way of passthrough depreciation can continue and step-up in basis for estate planning purposes will not be diminished.

DEBT

A loan on your relinquished property can cause a taxable situation, if LTV (loan-to-value) isn’t replaced by way of an exchange can cause “boot” which may be taxed if loan amount isn’t met or exceeded. Many DSTs come with a “built in” loans which are typically non-recourse and can help mitigate or eliminate a potential taxable event by “matching” your situation.

FAMILY DYNAMICS

Heirs need not inherit management responsibilities or decision-making obligations. A beneficiary ultimately has the opportunity to continue tax-deferral with turnkey solutions or go back to hands-on strategies.

IDENTIFICATION AND BACKUP

You are allowed to specify up to three properties, or DSTs, in the first 45 days of an exchange. In a DST, the property has already been purchased and is available to you so there is no need to negotiate a purchase price or concern yourself with a loan if debt-replacement is needed. The equity from your relinquished (sold) property in most instances can be redeployed within a fairly short period of time if you choose; you may eliminate the need for the 45-day elimination period, let alone a 180-day period to close.

The contents of this site constitute neither an offer to sell nor a solicitation of an offer to buy any security which can only be made by prospectus. Alternative investments are subject to significant risks and therefore are not suitable for all investors. When considering alternative investments, you should consider various risks. These risks include, but are not limited to, lack of liquidity, loss of principal, limited transferability, conflicts of interest and fluctuating market condition. This is neither an offer to sell nor a solicitation of an offer to buy the securities which can only be made by prospectus.

Get in Touch

We welcome your contact

BE IN TOUCH, STAY IN TOUCH

Since 2011 we have worked virtually from Missouri, Montana, or wherever we might be via remote capabilities. We make ourselves very accessible and always strive for prompt response times.

MAILING ADDRESS:

13027 Pingry Place
Saint Louis, MO 63131