The RareSite Network

In my last article, I mentioned the popularity of tube feeders
and what to look for.

Other feeders like hoppers and platform feeders serve a
purpose and need as well. Today I will discuss platforms
and what to look for in a quality platform feeder.

A platform feeder is self describing. It is a platform made of
wood or screening with four sides about two inches high.
Platforms usually sit on four legs or some are hung by a
cord or metal chain.

Platform feeders serve a purpose and can attract the
greatest variety of birds and other wildlife. Squirrels, deer,
chipmunks, rabbits and mice find grazing on your birdseed
as easy pickings and will continue to return.

Platform feeders are open to the elements where seed
can get wet and buried in the snow.

Platforms require more frequent cleaning as seed can
sprout and mold quicker. Not to mention that birds will
hop around in the seed, often leaving a calling card.
Others birds hop in and peck around, eating seed and
other birds droppings.

To many sickness and diseases are passed this way, that
is the main reason for keeping a platform feeder clean.

I personally put less birdseed out and clean it every other
day

What to look for when you are ready to purchase or build a
platform feeder.

Look for durability. Is the feeder made of recycled plastic?
If it is wood, is it made of cedar or redwood. Anything less
wont do. Recycled plastics will last a life time. Redwood
and cedar have their own anti bug and anti rot chemicals
built in so they too should last for years and years if taken
care of properly.

Look for or build with these quality products and make sure
it is held together with stainless steel or zinc coated screws.
Regular screws will rust away and staples will pull out
leaving your feeder a crumbled mess.

Are you planning on hanging your platform feeder? Make
sure it has a stainless steel or powder coated chain. Cords
will rot and can be chewed off.

Most important of all, is a screened bottom. Anything less
will not do. My platform has a removable screen. A screen
I can slide in and out. A screened bottom allows for drainage after a rain. It also allows me to remove it to scrub and sanitize as often as needed. Cleanliness is important.

Are you going to paint or stain your platform feeder? If you
chose to do so, be sure to use a water base paint or stain.
Oils can penetrate birdseed or rub off onto feathers and
brought back to nests.

Birds and small wildlife are more susceptible to predators
when feeding from a platform feeder. Placement of all your
feeders should be close to protection. Place feeders near
your trees and shrubs for protection, yet in a place where
they are easy to get at and enjoy.

Always use a quality feed for your birds.

To sum it all up. You want a platform built to last and with a
screened bottom or platform. Taking that extra time or dollars
to buy or make your platform feeder is worth it in the long run.

Ron Patterson has been feeding and caring for wildbirds for more then 40 years. His experience of caring for birds and owning his own wild bird specialty store prompted him to become a Michigan Certified Nurseryman. As a nurseryman, he know what and where to plant to attract more birds to your yard. As one of America’s backyard birding experts,Ron has a weekly newsletter called “Backyard Birding Tips” you can find Ron at
http://www.backyardbirdingtips.com/
Email ron@backyardbirdingtips.com

Many small real estate owners (1-4 unit properties) are confused about the best entity to hold their real estate, with potentially disastrous consequences.

In fact, the majority of small property owners still own their properties in their personal names.

Perhaps they read a book or take a course on asset protection. They become aware of the disastrous consequences that can befall property owners who own property in their personal names.

All it takes is a couple of mouse clicks in the age of the Internet to get a complete listing of every property owned by you in the entire county! You can lose everything you own, not just the real estate, to judgment creditors, lawsuits, liens, the IRS, etc.

It is a proven fact, that those who can be shown to own property are at a far higher risk of being sued than those who do not own property.

Then they have to decide. Should they use a corporation to hold their property, a C corp. or an S corp? How about an LLC or a partnership?

There are serious downsides to using the wrong or inappropriate entity.

Double taxation on income and gains with a C corp. Corporate taxes are levied on property sold by an S corp. Ownership and allocation of profits is sharply restricted in an S corp The corporation itself (shares) can be seized by creditors along with any real estate it owns LLC’s can provide liability protection, but only to business, not personal property Neither corporations nor LLC’s provide secrecy of ownership The extra cost and complexity of setting up, reporting taxes and maintaining the entity Partnerships can expose partner’s assets to unlimited liability.

Compounding the problem is the fact that banks will generally not OK the purchase of a 1-4 family property by any entity, even a limited partnership.

There is also a prohibition, the due on sale clause; that allows the bank to foreclose on the mortgage on a property that is transferred from the personal name of the borrower to an entity.

There could also be a problem if the owner wanted to do a 1031, tax-free exchange, if the title was transferred from the original owner.

The solution is for the real estate investor to set up a land trust. A land trust provides total secrecy of ownership. It provides asset protection. It carries no tax implications, it is a pass through entity, meaning that any gains or losses pass through to the owner’s personal tax return. Although most banks will not grant a mortgage to a property in a land trust, the due on sale clause cannot be invoked against the transfer of title to a properly constructed land trust. It does not impair the ability to do a 1031 tax free exchange It eliminates the need for probate upon the owner’s death.

What is a land trust? It is simply a revocable contract between two or more parties. It has been in use for centuries.

The first party is the owner of the property; the grantor, in trust speak. He grants, or transfers title to the property to the trustee. He then becomes the beneficiary, along with any co-owners. Beneficiaries of the trust retain management, control and the right to receive profits from the property

The trustee is often a non-profit corporation. The trustee’s only job is to hold title to property for owners. He is prevented by law from divulging the identity of the beneficiaries (the true owners).

He is also prevented by law from doing anything with the property that is not authorized in writing by the beneficiaries.

The beneficiaries can revoke or cancel the trust agreement whenever they want, which is not a taxable event.

Although the land trust is revocable, in other words a living trust, it should not be confused with a simple living trust, set up for probate avoiding purposes, as it often is, even by attorneys.

The land trust can provide asset protection in two ways. Number one, it provides secrecy of ownership, which may be all that is required to dissuade potential litigants, as it makes their ownership invisible.

Secondly, if the trustee is a corporation in another state, a sophisticated move; any potential litigant is faced with the prospect of suing an out of state, professional corporation. They must win their case if they are to legally force the trustee to reveal the identity of the beneficiaries. This prospect will discourage all but the most aggressive plaintiffs.

For maximum asset protection, the beneficiaries should set up an LLC to hold the beneficiary interests. Sort of like wearing suspenders with a belt.

No attorney is not needed to set up a land trust, but you have to make sure you are using a person or company with experience in setting them up, or you may not get what you pay for!

Copyright 2006 Bill Young. Bill is a former bank loan officer and is an experienced real estate investor. He writes and lectures on many aspects of real estate investing including land trusts, investing IRA funds in real estate and foreclosures.Go to: http://MotivatedSellersOnline.com/LandTrust to get a free copy of his Entity Chart to help you in the selection of the proper entity for your situation.