WEBINAR: Proposed Tax Law Changes for 2022

Autumn 2021 Webinar

For its budget proposal for 2022, the U.S. House Ways and Means Committee proposed amendments to the Internal Revenue Code.

Over the past year, McManus & Associates has shared the dangers of this coming tax legislation impacting families’ efforts to transfer their wealth.

The tax legislation reflects many of the concerns that we have shared over the past year in anticipation of the current Administration’s efforts to enact significant obstacles for affluent families to transfer their wealth effectively.

In addition to the expected reduction of the tax exemption for lifetime gifts and estates, the potential House budget also seeks to:

 ·       Drastically diminish the powerful benefits of irrevocable grantor trusts – which are widely used to transfer wealth.

 ·       Hamstring the effectiveness of Grantor Retained Annuity Trusts (GRATs) – one of the most powerful strategies to effectively transfer the growth of one’s estate while maintaining the original wealth.

 ·       Eliminate valuation discounts on the transfer of private businesses, including family partnerships and limited liability companies – frequently used to compress gift and estate values to minimize taxation.

Watch the video to review the urgencies presented by these possible tax law changes and to hear McManus & Associates’ perspective on planning during a period of continuing uncertainty. For recommendations tailored to your circumstances, contact the firm at 908.898.0100.

Conference Call: Top 10 Planning Considerations in Anticipation of a Liquidity Event for a Private Business

During a conference call with clients today, McManus & Associates Founding Principal John O. McManus presented a case study to highlight the various planning opportunities that arise when a business has the potential to be acquired. What are the most important planning considerations in anticipation of a liquidity event for a private business? Read on and listen to the call recording:

1.    What are the practical steps that must be taken to change domicile?

2.    Are there strategies for certain businesses to eliminate or minimize state income tax upon the sale of a business?

3.    What is the QSBS exclusion and how can it serve to reduce federal capital gains tax in the event of the sale of a business?

4.    How can a Trust further amplify income tax savings by leveraging the QSBS exclusion?

5.    How do Charitable Remainder Trusts serve as an income tax deferral strategy?

6.    Why does the transfer of interest in a business present a significant opportunity to minimize future estate tax?

7.    What are valuation discounts and how do they enhance potential estate tax savings?

8.    What are common ways that a Trust can provide flexibility for the donor or his or her spouse to access or control the proceeds of a business that has been transferred? 

9. Why should a life insurance advisor be consulted when an acquisition is anticipated?

10. Why is preparation well in advance of a sale essential to optimize tax outcomes?

For advice tailored to your unique situation, needs and goals, contact McManus & Associates at 908-898-0100.

Conference Call: Election Updates and How to Approach Estate Planning in 2021

Now that President Biden is inaugurated and the final seats in the Senate have been filled, tax policy will be debated in Congress this year. With additional COVID-19 stimulus pending and various projects of the new administration, such as infrastructure and efforts to slow climate change, greater government spending will be prompted. McManus & Associates Founding Principal John O. McManus detailed key estate planning issues for consideration in 2021 during a conference call with clients today. Press play to listen and review the topics covered below:

1.   How might Congress enact changes to the Tax Code with an equally divided Senate?

2.   What is the potential timing of any tax reform and when will it go into effect?

3.   If income taxes are to rise, in what manner are increases likely to be implemented?

4.   What beneficial income tax provisions could be maintained or re-instituted?

5.   How can estate and gift taxes be impacted by new tax legislation?

6.   Are there executive actions that President Biden can take without Congressional approval that may make it more challenging to transfer wealth as effectively?

7.   What wealth transfer strategies should high net worth individuals and families consider in the first half of 2021?

8.   In the unlikely event that a new tax law is made retroactive to January 1st, what are best practices to avoid a possible gift tax?

9. Will the step-up in basis be eliminated or a deemed sale upon death instituted as part of a new tax plan?

10. Why does gifting make sense even if the tax laws are not modified before 2022?

For estate planning guidance tailored to your specific estate plan, call McManus & Associates at 908-898-0100.

Conference Call: Top 10 Planning Opportunities to Consider Before 2021

McManus & Associates Founding Principal John O. McManus recently held a conference call with clients to provide timely information on how the new Biden administration may impact estate planning. During the call, McManus highlighted opportunities and offered guidance on how to respond to these possible changes. Listen to the recording and find a list of topics that were covered below.

1.   Utilize your lifetime exemptions – Use it or lose it: these exemptions are set to sunset after 2025 or sooner by legislative action (possibly retroactive to January 1, 2021).

2.   Lock in now the lower Estate and Gift transfer tax rates.

3.   Sell appreciated assets prior to the potential increase in Capital Gains tax rates.

4.   Avoid the potential future limitations on Grantor retained Annuity Trusts.

5.   Sell appreciated assets to a defective Grantor Trust using the current low federal interest rate.

6.   Make intra-family loans to take advantage of today’s low interest rate environment.

7.   Create a Charitable Lead Annuity Trust if you are charity minded.

8.   Take advantage of valuation discounting before it is eliminated.

9.   Take advantage of Spousal Access Trusts so that you can continue to have access to the transferred funds.

10.Review your year-end philanthropic planning especially for gifting low basis stock.

Don’t miss these opportunities to protect your assets and build wealth. Contact McManus & Associates now to review your Estate Plan and ensure it reflects your current personal and financial goals: 908-898-0100. 

Conference Call: What Tax and Estate Planning Must You Be Prepared to Implement Before December 31st

It’s important to anticipate potential 2020 Election outcomes as you steer your estate planning. What specific actions should you consider taking before 2021? Listen to McManus & Associates Founding Principal John O. McManus’s recent guidance to clients:

1.    How will a change in the administration impact income taxes? Ordinary income and capital gains rates are expected to rise for families making in excess of $400k and many favorable income tax benefits may be limited or eliminated. 

2.    Likewise, what will Vice President Biden’s possible election mean for the ability to transfer wealth? The gift and estate tax exemptions will almost certainly be reduced by at least 50% with a possibility that gift and estate tax rates may increase to 50% or beyond. 

3.    What current financial indicators make this period of time a helpful environment for wealth transfers? Undervalued assets and business interests due to the pandemic and continuing rock-bottom interest rates are positive elements that foster that success of certain transfer strategies. 

4.    Why should you consider gifting closely-held businesses and interests in other private family entities before year-end? During President Obama’s tenure, Treasury Regulations were proposed that would eliminate valuation discounts between family members (and other wealth transfer tools) and it is possible that those restrictions will be revisited if a shift in control of government occurs.

McManus & Associates can help you take advantage of this window of opportunity before it closes. Call us today at 908-898-0100.

Conference Call: What you need to know about the SECURE Act

New IRA rules benefit the living, but not so much their survivors. The May 2019 SECURE Act restricts the tax-advantage IRAs that were benefiting spouses, children, and even grandchildren. In a conference call today with McManus & Associates clients, the firm’s Founding Principal John O. McManus educates on the Act’s changes to IRAs and how estate planning strategies should be modified as a result. Listen to the discussion by hitting play, and review an overview of the discussion with the outline below.

1.    The SECURE Act is here.

The Setting Up Every Community for Retirement Enhancement (SECURE) Act was introduced to the U.S. House of Representatives by Rep. Richard Neal (D-MA) as H.R. 1994, where it was passed by a 417-3 vote in May, 2019. It was then attached to the Senate’s end-of-year appropriations act, and thereafter signed into law by President Trump right before the end of the year. It has officially taken effect with the start of 2020.

2.    The SECURE Act is being pitched as a means of making retirement more attainable for more Americans.

Lawmakers have prominently highlighted the delay of the beginning age for required minimum distributions from 70½ to 72 and the elimination of the prohibition on contributions to an IRA after age 70½.

3.    The touted benefits of the SECURE Act are derived from the termination of the “stretch” (at a potential cost to your family).

To offset the budgetary impact of these modifications, the Act ends the “stretch” provision of IRAs and 401(k) plans. This means that, with some exceptions, the distributions of IRAs and other qualified retirement plans must be made to beneficiaries within 10 years of the death of the participant, instead of over the beneficiary’s lifetime.

4.    This change now demands a shift in the estate planning best practices.

The benefits of designating grandchildren or significantly younger children as the beneficiaries of retirement accounts, rather than older, financially independent children, are significantly diminished because they will no longer benefit from tax-deferred growth over the course of their (longer) lifetimes.

5.    There are now increased concerns about the use of “conduit trusts” under a Will or Revocable Trust.

If you have implemented a conduit trust as part of your estate plan, the lump sum distribution of the retirement account in the tenth year exposes the net proceeds to marital issues, litigation, creditors, and other attacks.

6.    Consider an accumulation trust instead.

In most cases, it continues to be advisable to deploy an accumulation trust under a Will or Revocable Trust in order to best secure the proceeds of the retirement account from vulnerabilities.

7.    Charitable Remainder Trusts and retirement accounts.

Such trusts can help to reduce the tax consequences of a large income event when the account is required to terminate and, if the estate is subject to estate or inheritance tax, a deduction is available because a charity is the beneficiary when the Trust ends.

8.    Life Insurance as a means of mitigating the income tax fallout.

Life insurance can provide liquidity to pay the income tax at the final distribution in the tenth year or, in the case of a Charitable Remainder Trust, help to ensure that a legacy passes down to the grandchildren.

9.    Preparing heirs for the inheritance.

Since the SECURE Act so clearly affects your youngest, perhaps least financially independent heirs, these changes may present a teachable moment to better educate them about exposure to wealth they may inherit, issues that can dramatically impact an estate plan, and the importance of developing financial responsibility and other productive habits.

10. Review the benefits of a Roth IRA.

For many, especially those who may not need required minimum distributions for quality of life expenses, it may be worth performing a tax analysis to determine whether conversion to a Roth IRA will have a more meaningful wealth transfer impact for heirs.

Conference Call: Five Estate Planning Additions to Your New Year’s Resolutions

Regardless of your personal political leanings, the 2020 Election results will likely impact estate planning as we know it today. Certain estate planning strategies will likely evaporate if there is a Democratic sweep in Congress and the presidency. Take advantage of current estate planning opportunities and strategies since there is no certainty that they will be preserved in their present form after the 2020 Election. For example, Bernie Sanders’s proposed For the 99.8 Percent Act (the “99.8 Percent Act”) that was introduced in the Senate in 2019 includes the following changes:  decreasing the gift tax annual and lifetime exclusions; decreasing the estate tax exemption; eliminating valuation discounts; placing restrictions on GRATs; eliminating the use of grantor trusts; and limiting the duration of dynasty trusts to 50 years. This proposed Act could be a template for future legislation proposals.

In a conference call with clients this week, John O. McManus, founding principal of McManus & Associates, offered existing wealth preservation and growth strategies and recommendations to consider for immediate action. Listen and review below:

1. Consider making larger gifts now before the annual gift exclusion is lowered

The 99.8% Act would sharply limit the annual gift exclusion to $10,000 per donee (currently $15,000) and $20,000 per donor; the lifetime gift exclusion would be decreased to $1 million. The annual exclusion was meant to shield from tax and recordkeeping the usual giving done around holidays and birthdays.  This extremely low limit per donor would greatly affect planning at all levels and would particularly affect the funding of irrevocable life insurance trusts and prefunded 529 plans.  Gifts over the $20,000 per donor limit would require you to use the proposed $1 million lifetime gift exclusion.  The lifetime gift exemption, which is currently $11.58 million for 2020, is the amount of assets that can be transferred out of your estate during your lifetime without having to pay any gift tax.  Therefore, in some cases the maximum annual gifting should be done now before there is a possible reduction of the exclusion.  If you make annual gifts to ILITs and other trusts, you may want to consider making a larger gift now utilizing the larger available exclusion to fund the trusts.

2. Utilize the current 2020 $11.58 M estate tax exemption per person, before it is lowered to $3.5M per person

The 99.8 Percent Act seeks to raise the present estate tax rates to the following:

          Estates $3.5 million to $10 million             45%

          Estates $10 million to $50 million              50%

          Estates valued at $55 million or more         55%

          Estates valued at $1 billion or more            77%

Under the 99.8 Percent Act, a married couple would only get a total combined estate tax exemption of $7 million. If this amount is placed in trusts, the $7 million would double every 12 years and the total assets in the trusts will be only $28 million free of tax.  This is a significantly lower number than if the current joint exemption of $23.2 million was placed into trust.  Furthermore, with the elimination of discounting discussed later, the restriction on gifting would be even more significant. Not only is the growth lower, but there remains a significant amount of assets in your estate because of the loss of discounting, as well as less assets being transferred into trust. 

Gifting is most efficient when done as large as possible, since the limits may be lowered and now is the time to do as much as possible before the paradigm shifts to make this a less useful option. The assets gifted and their appreciation over your lifetimes are not subject to federal estate tax at the end of your lifetime.

However, making such large gifts to utilize the large exemption may require that you have access to the transferred assets.  This access can be achieved by setting up a credit shelter trust: one spouse creates the trust and the other spouse is named as a beneficiary so that distributions can be made at any time for their needs. The spouse who is the beneficiary is also appointed as trustee and will retain control over the management of the trust assets.  In order to provide flexibility to access the trust assets, the spouse who created the trust reserves the power to remove and appoint trustees, receive loans from the trust, and reacquire assets from the trust by substituting assets of equal value into the trust.

Therefore, in order to avoid last-minute planning should the exemption drop to $3.5 million, you should do your planning now before any possible changes, especially if you have been waiting to plan because of the current high exemption.

3. Take advantage of valuation discounting before the strategy is eliminated

Valuation discounting has been an area of IRS scrutiny for many years. The proposed 99.8 Percent Act would eliminate valuation discounts applied to intra-family transfers by gift or inheritance, which has driven a lot of estate planning strategy. 

The current version of the 99.8 Percent Act proposal if adopted would have a major impact on the way assets can be discounted for estate planning purposes. No discounting would be permitted if the transferee and family members have control or majority ownership; this would effectively eliminate the discount strategy. 

Therefore, you should consider creating a family partnership – or making additional transfers of family partnership interests – since the valuation discounting opportunity may soon disappear. Currently, since non-managing interests possess limited authority, the fair market value can be discounted for lack of control and lack of marketability. For example, with the currently available discounting, a 50% noncontrolling interest in your real estate investments could be worth $3.25 million for gift tax purposes instead of their fair market value of $5 million. In addition, the assets grow outside of your estate in a tax-efficient trust.

4. Utilize short-term and mid-term Grantor Retained Annuity Trusts (GRATs)

Restrictions outlined in former President Obama’s annual Greenbook are incorporated into the 99.8 Percent Act and could be pursued by Congress. One of the significant proposals of the 98.8 Percent Act is requiring a minimum GRAT term of 10 years and requiring a minimum remainder interest of not less than an amount equal to the greater of 25% of the trust value or $500,000.  This effectively eliminates the potential for zeroed out GRATs where the remainder interest has a zero value.  Also, rolling two-year GRATs would not be possible.

The 99.8% Act would serve to prevent perceived abuses of GRATs by barring donors from taking assets back from these trusts just a few years after establishing them to avoid gift taxes (while earnings on the assets are left to heirs tax-free). This strategy has cost the Treasury $100 billion since 2000.

•         Effectively, the purpose of the GRAT is to make a loan of investment assets to your children or loved ones. Your loved ones benefit from any growth above the initial contribution. To be valid, the original contribution must be paid back (with modest interest) in installments over a fixed period of years.

•         The key? The grantor must outlive the final repayment. If you die before the final payment, all of the growth that would have been otherwise excluded is now destroyed and reverts back to being included in your estate. The 99.8 Percent Act could dissuade taxpayers from taking advantage of GRATs by setting a 10-year minimum term for the GRAT. This would mean that there would be gift tax consequences for the first time for an historically gift-tax free strategy. 

•         Currently, the ideal GRAT plan chooses investments that will accelerate most rapidly in value during the GRAT’s term. After the final payment is made, the result is that all growth over the original amount is out of your estate and excluded for estate tax purposes and without any gift tax consequences.  Any assets remaining in the GRAT (after all annuities have been paid back) should continue to be held in trust for the benefit of the grantor’s spouse and children.

•         GRATs established now would be protected by law. Before changes go into effect, we recommend the creation of two GRATs:

          Short-term GRAT: Since you must survive the term of the GRAT, a short-term GRAT of two years will minimize the risk of significant wealth failing to pass tax-free because the grantor dies prior to its completion.

          Mid-term GRAT: We also suggest a longer term GRAT, between five and seven years, to avoid the risk that you get caught short if the law changes with only the option to do 10-year GRATs. Mid-term GRATs would be grandfathered and could continue without any consequences during the next four years of a Democratic Congress or presidency.

5. Anticipate the loss of use of Grantor Trusts

The 99.8% Act would prevent wealthy families who currently avoid gift tax by paying income taxes on earnings generated by assets in grantor trusts from doing so.  The Act would include in the taxpayer’s estate any assets in his or her grantor trusts, as well as any distributions from his or her grantor trust during the lifetime of the grantor. Any assets in a grantor trust that is converted to a non-grantor trust would also be included in the grantor’s estate.

If you have been considering establishing or using a grantor trust, there is urgency to start the process and move assets into trust now, as it may no longer be an option starting in 2021.

The sooner one starts, the better the chance of being able to adequately set up a trust that can be grandfathered in. While this legislation and paradigm shift may not necessarily go into effect immediately, this option might only be available for the next year or so. To wait longer is to risk the unknown and to potentially lose the opportunity to utilize this strategy.

Reach out to McManus & Associates should you have questions about these opportunities and strategies.

Conference Call: Top 10 Estate and Tax Planning Issues in the News

There are several tax and estate planning strategies that high-net-worth individuals (HNWIs) should consider seizing upon before year-end. In a conference call with clients today, John O. McManus, founding principal of McManus & Associates, weighed in on timely topics for the benefit of clients, from legislative initiatives that may impact estate planning to why an estate plan needs to include provisions governing digital assets. Below, listen to the call recording and find an outline of the issues covered during the discussion:  

  1. What legislative initiatives and political current events may impact estate planning? If enacted, the SECURE Act will drastically limit the ability to “stretch” an IRA for your children and the estate and wealth tax proposals of the Democratic candidates for President may suggest urgency in need to complete wealth transfers.
  2. How does being diagnosed with a significant health problem impact the estate plan? It is best to re-focus on the estate plan and have difficult conversations with family members and advisors as soon as reasonably possible because of the elevated concern about incapacity or demise.
  3. Why should major life events cause one to re-visit the estate plan? Marriages or divorces in the family, the acquisition of new assets or investments, starting a business can all serve to undermine the intended estate plan or create a new blind spot or vulnerability. 
  4. What are the important principles in planning for the modern family? Blended families, same-sex marriages, single-parent families, and domestic partnerships each raise their own nuanced considerations, which places a greater emphasis on a specialized and flexible approach. 
  5. Why and how should you discuss your estate plan with your children? Discussing death, taxes, and asset protection may be uncomfortable, but they are essential to best prepare your heirs for their inheritance. 
  6. What is a family mission and how can it be integrated into the estate plan? It is important to consider imparting sentiments in support of the family legacy, such as preserving family traditions and values. 
  7. What are the risks of failing to properly plan for the disposition of a specific asset, such as a home, personal effects, a business, or even frequent flyer miles? Items that may have a sentimental value or disproportionately favor one child over another may cause divisiveness and other complexities. 
  8. What estate planning lessons can be drawn from the Financial Independence, Retire Early (FIRE) movement? Prudently structuring discretionary trusts can avoid an outcome in which children are deprived of their motivation for self-sufficiency and can also provide opportunities for them to amplify their personal wealth. 
  9. Once an estate plan is completed for the time being, what are the practical steps that should be taken to protect the documents and other important information? Current best practices include various options for physical and electronic storage to ensure these materials are readily available during an emergency or tragedy. 
  10. Why must an estate plan include provisions governing digital assets, including web-based accounts and cryptocurrencies? Wills, Trusts, and Powers of Attorney should specifically authorize a fiduciary to have access to all information, including online and digital passwords to ensure efficient access to accounts.

Conference Call: Top 10 Planning Issues for Families with Multinational Interests

Having cross-border ties is enriching for families, but also creates unique challenges, from special asset-reporting requirements to obstacles related to the appointment of guardians for your children. John O. McManus, founding principal of McManus & Associates, today shared insight with clients on 10 important considerations for families with multinational interests. Click play below to listen to the call recording:  

 

  1. What are the obstacles when appointing guardians who reside overseas? Since the Court oversees the appointment of guardians for minor children and the participation of other government agencies is required, the process for transitioning a child’s residency from the U.S. to a foreign country is lengthy and costly.
  1. What should you know about income taxes when you begin a career in a new country? U.S. citizens working internationally continue to have U.S. tax obligations (in addition to foreign taxes) and must consider how these different taxes are interrelated.
  1. What is a “covered expatriate” and why should you avoid being classified as one? If you surrender your green card after maintaining it for 8 of the last 15 years, you may have exposure to current and future taxation in the U.S.
  1. What are the U.S. reporting requirements in connection with international assets and the penalties for failing to satisfy them? The failure to notify the IRS about an inheritance received from a non-resident or certain accounts held in a different country can result in significant monetary and criminal penalties.
  1. What are the gift and estate tax concerns when you are married to a non-U.S. citizen? Without proper planning, transfers to a spouse who is a non-U.S. citizen may be unnecessarily subjected to gift and estate tax.
  1. How do gift and estate tax affect Non-Resident Aliens with U.S. assets or U.S. beneficiaries? Non-Resident Aliens only have a $60,000 lifetime gift exemption and estate tax exemption, meaning that Federal taxation of their U.S. assets upon death can be punitive.
  1. Why should Non-Resident Aliens consider life insurance? Life insurance may have a number of uses for a Non-Resident Alien’s heirs and it has the additional benefit of not being taxable in the U.S. as part of the estate.
  1. How can a Wealth Transfer Plan mitigate anticipated estate tax on a Non-Resident Alien? Non-Resident Aliens should strongly consider the use of protected Trusts to hold assets which would otherwise be subject to U.S. estate tax upon death and to keep those assets out of the estates of their U.S. beneficiaries.
  1. What are the estate planning and estate administration implications of owning a property located in a different country? Each nation has its own tax and procedural rules regarding the transfer of wealth during lifetime and after death which must be evaluated to ensure the foreign assets are received by the intended persons as efficiently as possible.
  1. What must you know before making a donation to a foreign charitable organization? Gifts made to charitable organization based overseas may not be deductible for U.S. income tax purposes unless certain requirements are met.

Conference Call: Top 10 Planning Considerations for Real Estate Investors

For years, real estate has been in the doldrums following The Great Recession, but this is beginning to change. McManus & Associates Founding Principal John O. McManus today discussed considerations for real estate investors, from basic to sophisticated, during a conference call with clients. Below, press play to listen to the call recording and read about the 10 issues covered during the discussion:

 

  1. How can landlords solve for concerns regarding liability and mitigate risk pertaining to investment properties? All real estate investors must consider a Limited Liability Company and Umbrella Insurance, which are cost-effective solutions to provide peace of mind and protect personal wealth in the event of litigation in connection with a property.
  2. What is cost segregation and how can it aid in minimizing income taxes? Owners and developers of real estate acquisitions made within the past decade may consider an analysis to understand the benefits of accelerated depreciation and greater tax deductions.
  3. What are the advantages of being characterized as a real estate professional? Investing sufficient time in the management of your properties allows property owners to offset income with rental losses and to avoid net investment income tax of 3.8% on rental income.
  4. What are the benefits of a 1031 exchange and what steps must be followed to implement? This common strategy for the deferral of capital gains requires a particular procedure to be followed in order to have the desired tax result.
  5. What is a monetized installment sale and why might it be preferable to a 1031 exchange? The participation of a third party intermediary can both defer capital gains to be paid in increments over a 30-year period and allow for a step-up in basis when the sale proceeds are deployed into the next real estate acquisition.
  6. What do we know about Opportunity Zone Funds? Uncertainty still surrounds the implementation of the recent Tax Code changes, but sophisticated real estate investors may find these partnerships to be appropriate vehicles for deferring and writing off capital gains.
  7. What are the advantages of using a Family Limited Partnership as a real estate holding company? Family Limited Partnerships are multi-purpose entities which can consolidate management of real estate investments, enhance liability protections, and facilitate wealth transfers to the next generation.
  8. What is a step up in basis and how does it impact the decision to gift real estate? Resetting the basis of a property based on a date of death value provides valuable advantages for loved ones who may continue to hold the investment or who decide to sell; however, gifting a depreciated property during lifetime can sacrifice this benefit.
  9. What is the alternative to gifting a low basis property? Use a depreciated property as leverage to secure financing which can provide liquidity to fund a transfer of wealth, while also allowing an investor to preserve the step-up in basis by holding the property until death.
  10. Why is life insurance an essential planning consideration for real estate investors? Life insurance can be a tax-free tool to provide readily available cash to pay for estate taxes, fund a cross-purchase agreement, or facilitate property acquisitions between family members.