Unit 13 Test Questions
In a DPP, a general partner is all of the following EXCEPT A) one who has limited liability B) one who appoints the property manager C) a key executive who makes day to day business decisions D) one who buys and sells the program's property
A) A general partner of a limited partnership is a key executive of the program who purchases and sells the property and/or appoints someone to manage the property. The general partner does not have limited liability. By not allowing the general partner to have limited liability, the program is able to rule out limited liability as a corporate characteristic.
Which of the following could an analyst use to establish the rate of return on a direct participation program? Present value. Internal rate of return. Yield to maturity. First in, first out. A) I and II. B) II and III. C) III and IV. D) I and IV.
A) Analysts use both present value and internal rate of return to establish a DPP's rate of return. Both involve assumptions based on future cash flows generated by the program.
Limited partners in a real estate partnership have all of the following rights EXCEPT the right to A) decide which properties the partnership purchases B) sue the general partner for violating the partnership agreement C) monitor the partnership on an ongoing basis D) receive their pro rata share of income or loss
A) decide which properties the partnership purchases The limited partners have the right to inspect partnership records and to sue a general partner who acts outside the partnership agreement. The general partner normally sets his own compensation in the original agreement and makes all management decisions relative to the partnership's interests. Reference: 13.1.4 in the License Exam Manual
A customer buys a real estate limited partnership interest by contributing $20,000 and signing a nonrecourse note for $50,000. The customer's beginning basis is: A) 70,000. B) 30,000. C) 50,000. D) 20,000.
A)The correct answer was: 70,000. Generally, nonrecourse debt does not add to basis because the limited partner is not responsible (at risk) for the repayment of the debt. However, in real estate partnerships, the at-risk rules do not apply, and therefore, add to basis in this type of partnership. Reference: 13.2.6 in the License Exam Manual.
In the partnership agreement of a limited partnership, all of the following would be disclosed EXCEPT: A) the procedures for the annual election of general partners. B) how the operating profits will be distributed. C) how the general partners will be compensated. D) what matters the limited partners can vote on under the democracy provisions.
A)Your answer, the procedures for the annual election of general partners., was correct!. Limited partners have limited liability. General partners have unlimited liability. Only in specific situations can the limited partners elect a new general partner. Such situations would include the resignation, death, incapacity, or removal of the general partner. Reference: 13.1.2.1.2 in the License Exam Manual.
All of the following are required by limited partnerships EXCEPT: A) partnership agreement. B) SEC approval. C) subscription agreement. D) certificate of limited partnership.
B) The SEC does not approve limited partnerships or any other securities. In public offerings of limited partnerships (as opposed to private placements), federal registration and a prospectus are required.
All of the following documentation is necessary for a publicly subscribed limited partnership EXCEPT: A) partnership agreement. B) cash flow analysis. C) subscription agreement. D) Certificate of Limited Partnership.
B) The certificate gives public information about the partnership and is filed in the home state. The partnership agreement spells out the roles of the general and limited partners. The subscription agreement is the instrument by which the limited partners invest.
Which of the following would NOT require an amendment to a certificate of limited partnership? A) An increase in contribution by any partner, general or limited B) A net loss to the partnership incurred in the current year C) The discovery of an error in the partnership certificate currently on file D) A change in partnership sharing arrangements
B) The certificate would not be amended unless the information provided in the certificate changes. The certificate contains no operating information.
If a limited partner in a real estate direct participation program becomes involved in the management of the office building acquired by the partnership, which of the following is TRUE? A) There are no adverse consequences if, in performing management functions, the limited partner's expertise benefits the program. B) That limited partner's limited liability is jeopardized. C) The limited partner's participation is disallowed and the program continues as before, but the remaining partners are required to prorate the remaining unit. D) This is allowed, but only with a majority vote of the other limited partners and written approval of the sponsor.
B) While the limited partners usually have limited liability, that benefit can be lost if a limited partner engages in certain activities, including (1) the day-to-day management of the property, (2) representing himself as a general partner, and (3) financial control of the partnership.
Depletion allowances apply to all of the following EXCEPT: A) copper mining. B) real estate. C) timber. D) oil and gas.
B) Your answer, real estate., was correct!. Depletion is applicable to natural resources such as mining or timber. It is not applicable to real estate. However, buildings can be depreciated. Reference: 13.2.2.3 in the License Exam Manual.
Limited partners have the right to do all of the following EXCEPT A) vote to remove the GP B) choose the assets for the partnership C) inspect and copy partnership records D) sue the GP for damages if he acts outside of his authority
B) choose the assets for the partnership All of these are rights of the LP except choosing the assets to be purchased for the partnership which is a function of the general partner. Reference: 13.1.4 in the License Exam Manual
A customer purchased 100 shares of SNP at $38. At the time of purchase, the PE ratio was 12. Approximately what are the earnings per share of SNP? A) $1.20. B) $3.16. C) $12.00. D) $3.80.
B) $3.16 The PE ratio is a comparison of the current market price at the close to the earnings of the company; $38 (CMV) ÷ 12 (PE ratio) = $3.16 (approximate EPS).
Limited partnership programs are categorized as direct participation programs. The term "direct participation" refers to the A) general partners directly participating in the day to day management of the partnership B) flow-through of profits and losses of the partnership to the individual limited partners C) ability of any partner, limited or general, to participate in the running of the partnership D) ability, through the partnership democracy, for each partner to have his vote flow through to the general partner
B)flow-through of profits and losses of the partnership to the individual limited partners *Understanding the flow-through concept is critical with DPPs. Only DPPs allow flow-through of losses.
Investing in undeveloped land satisfies which of the following primary objectives? A) Deductible interest expense B) Tax-deferred income C) Appreciation D) Investment tax credits
C) The primary reason to invest in raw land is the appreciation in value.
A registered representative must obtain written verification of an investor's net worth for which of the following investments? A) Mutual fund. B) Real estate investment trust. C) Direct participation program. D) Variable contract.
C) Before an investor can become a limited partner, the investor must provide a written verification of net worth. The investor is accepted as a limited partner only when the general partner signs the subscription agreement.
Written verification of the financial status of the customer is needed for all of the following EXCEPT: A) real estate limited partnerships. B) equipment leasing limited partnerships. C) real estate investment trusts. D) oil and gas limited partnerships.
C) real estate investment trusts. Real estate investment trusts (REITs) do not require proof of financial status for investment. Limited partnerships and other DPPs do. Reference: 13.1.2 in the License Exam Manual
A taxpayer's most advantageous tax benefit is: A) straight-line depreciation. B) a tax deduction. C) a tax credit. D) a depletion allowance.
C)Your answer, a tax credit., was correct!. A tax credit reduces a person's tax liability dollar for dollar. Deductions, depreciation and depletion reduce taxable income. Reference: 13.2.4.2.2 in the License Exam Manual.
All of the following are characteristics of both oil and gas, and real estate limited partnerships, EXCEPT: A) depreciation. B) limited liability. C) deferral of benefits. D) depletion.
D) A depletion allowance makes up for the using up of a natural resource. Real estate limited partnerships do not have depletion allowances. Both real estate and oil and gas partnerships offer limited liability, depreciation allowances, and deferred receipt of income and capital gains.
Which of the following best describes an intangible drilling cost? A) Exploratory well drilling. B) Proven reserve of oil or gas. C) Tax liability. D) Labor, fuel, or drilling rig rental.
D) Intangible drilling costs are the noncapital costs of putting in a well. They are currently deductible expenses, like fuel, wages, and rent. An intangible drilling cost is one which, after expenditure, has no salvage value. Reference: 13.2.2.1 in the License Exam Manual
Once the IRS determines that a tax shelter is abusive, it may do all of the following EXCEPT: A) disallow all deductions. B) charge interest on back taxes. C) charge the taxpayer with intent to defraud. D) sentence the abuser to a prison sentence.
D) The IRS does not have the authority to hand out prison sentences.
A limited partnership brought to market through a private placement may be sold to all of the following EXCEPT A) an unlimited number of unaccredited investors B) 35 unaccredited investors C) an unlimited number of accredited investors D) an investor with over $1 million net worth
D) The primary sale of a limited partnership through a private placement is covered by Regulation D. Sales of the issue may be made to 35 individuals, which need not meet any financial standards. If, however, sales are made to more than 35 individuals, any other purchasers must meet certain standards of financial accreditation, known as accredited investors. An accredited investor would include an investor with $1 million or more in net worth not including net equity in a primary residence, or an individual who has earnings of $200,000 in the current year and $200,000 in the previous 2 years, or is an officer or insider of the offering. Also, any large financial institution, such as a bank, an insurance company, a savings and loan, etc., would be considered an accredited investor.
Some limited partnership programs provide potential tax credits to partners. Which of the following typically provide potential tax credits? Rehabilitation of historic properties Equipment leasing Developmental oil and gas programs Government-assisted housing programs A) III and IV B) II and III C) I and II D) I and IV
D) I and IV Historic rehabilitation and government-assisted housing are two programs that offer potential tax credits. Tax credits are no longer available for equipment leasing and while developmental oil and gas programs offer high IDCs, these are not ITCs (investment tax credits). Reference: 13.2.1 in the License Exam Manual
Which of the following govern the sale of a publicly offered direct participation program? FINRA Securities Act of 1933 The Investment Company Act of 1940 The Internal Revenue Service A) II and III B) II and IV C) III and IV D) I and II
D) I.FINRA II.Securities Act of 1933 The sale of a publicly registered DPP, like any other newly issued nonexempt security, is governed by the Securities Act of 1933, FINRA, and any applicable blue-sky (state) securities laws. While IRS tax code is applicable to DPPs, the IRS does not govern the sale of the securities. Reference: 13.1.1.2 in the License Exam Manual
Which of the following best describes the advantages of an oil and gas income program as compared with other types of oil and gas programs? A) Highest tax write-off. B) Greatest risk of capital. C) No depletion allowances. D) Lowest risk of capital.
D) Oil and gas income programs own producing wells and pass through their depletion allowances. There is little risk compared to other programs, such as exploration.
Which statements regarding oil and gas limited partnerships are TRUE? Developmental programs are more risky than exploratory programs. Exploratory programs are more risky than developmental programs. Successful developmental programs provide higher returns than exploratory programs. Successful exploratory programs provide higher returns than developmental programs. A) II and III. B) I and IV. C) I and III. D) II and IV.
D) Your answer, II and IV., was correct!. Exploratory oil and gas direct participation programs drill in areas where there are no proven oil reserves. While the chances of success are relatively small, successful exploratory wells provide large returns to investors. Developmental programs drill in areas adjacent to sites where proven oil reserves exist; while the probability of success is favorable, the returns will not be as great as a successful exploratory program. Reference: 13.2.2.5 in the License Exam Manual.
Losses from direct participation programs can be used to offset: A) portfolio income. B) none of these. C) earned income from salary or commissions. D) income from limited partnerships.
D) income from limited partnerships. Passive losses can be used only to offset passive income, which is earned from direct participation programs and rental real estate.
An investor in an oil and gas limited partnership program is subject to the economic consequences of all of the following EXCEPT A) depreciation on tangible assets B) operating losses C) recourse loans D) nonrecourse loans
Nonrecourse loans only have economic consequences for investors in real estate programs.
Advantages of owning a real estate DPP program include all of the following EXCEPT A) depletion B) depreciation C) cash flow D) appreciation
A) It is impossible to deplete (use up) real estate; depletion only applies to natural resources, such as oil or gas.
The term "wildcatting" refers to: A) drilling for oil or gas where none has occurred previously. B) buying new-construction real estate for speculative appreciation value. C) limiting your investment portfolio to IPOs. D) small-cap mutual fund diversification.
A) drilling for oil or gas where none has occurred previously. In an oil and gas drilling program, the term "wildcatting" is used to describe the most speculative type of program, which is drilling where none has occurred before (i.e., in an unproven location). Reference: 13.2.2.4 in the License Exam Manual
An individual who invests in an undeveloped land limited partnership would be most interested in: A) appreciation. B) depletion. C) operating expense deductions. D) depreciation.
A)Your answer, appreciation., was correct!. Investors seek appreciation when investing in undeveloped land limited partnerships. Reference: 13.2.1 in the License Exam Manual.
A method of analyzing limited partnerships by identifying the sources of revenues and expenses is known as A) liquidity analysis B) cash flow analysis C) capital analysis D) technical analysis
B) Cash flow analysis compares income (revenues) to expenses.
A direct participation program shows the following operation results: Revenues: $3 million Operating expense: $1 million Interest expense: $200,000 Management fees: $200,000 Depreciation: $3 million Cash flow from program operation is: A) $1.4 million. B) $1.6 million. C) $3 million. D) a loss.
B) Cash flow for a partnership is calculated in the following fashion: Gross revenue $3 million Less operating exp -$1.2 million Less debt interest -$200,000 Less depreciation $3 million = Net income -1.4 million (loss) To complete the cash flow calculation add back in depreciation of $3 million = Cash flow = $1.6 million.
Depletion allowances in oil and gas programs are based on the amount of oil: A) extracted. B) sold. C) lost to shrinkage. D) in reserve.
B) Depletion allowances are allowed to compensate for a mineral resource, which is considered accomplished when it is sold.
A nonleveraged direct participation program has all of the following risks EXCEPT: A) management risk. B) rate risk. C) liquidity risk. D) legislative risk.
B) If debt is not used by the partnership, rate risk does not exist.
A limited partner assisting the general partner to solicit new investors. A) is permitted if stated in the partnership agreement. B) could jeopardize his limited partner status. C) is permitted if no compensation is paid. D) is permitted if done within 90 days of his acceptance as limited partner.
B) If limited partners, either individually or as a group, become too involved with the business of the partnership, they could be considered to be general partners and lose their limited liability.
A customer has an investment of 10% of a leasing partnership, giving him a cost basis of $100,000. If the DPP operator fails, leaving $1 million to pay for a $2 million non-recourse loan, what is the maximum liability of the investor? A) 10,000 B) 20,000 C) 100,000 D) 200,000
C) $2 million of the debt is unpaid. However, the investor has no liability beyond the original investment of $100,000. The loan is non-recourse so the customer's basis is $100,000, which represents his maximum liability. Limited partners are not liable for non-recourse debt.
In a direct participation program (DPP) limited partnership, the general partner has A) limited liability and an active role B) limited liability and a passive role C) unlimited liability and an active role D) unlimited liability and a passive role
C) unlimited liability and an active role In a direct participation program (DPP) limited partnership, the general partner is the active partner managing the business who assumes unlimited liability. Reference: 13.1.4 in the License Exam Manual
All of the following are primary objectives in a DPP EXCEPT: A) deferment of taxes. B) long-term capital gains. C) deductions against other income. D) short-term capital gains.
D) DPPs are used to defer present income into the future and take advantage of time
All of the following would flow through as a loss to limited partners EXCEPT: A) accelerated depreciation. B) depletion. C) interest payments on recourse debt. D) principal repayment on recourse debt.
D) Principal repayments are not deductible for tax purposes. The interest is deductible.
What might happen if a limited partner begins making business decisions for the partnership? A) He ascends to general partnership status as a reward for his decision making contribution. B) He may be removed from the partnership completely. C) There would be no effect because of the partnership democracy. D) He might jeopardize his limited liability status.
D) He might jeopardize his limited liability status.
Which of the following oil and gas programs would be associated with the least risk? A) Raw land. B) Exploratory. C) Developmental. D) Income.
D) Income. Explanation For oil and gas programs, ranking from least to most risk would be as follows: Income, Developmental and Exploratory. Raw land is a type of real estate program. Reference: 13.2.2.6 in the License Exam Manual
An investor with a large salary as well as unearned investment income is two years from retirement. If he wants to shelter a portion of his income, which of the following programs would provide him with substantial initial write-offs? A) Existing housing. B) Raw land. C) An oil and gas income program. D) An oil and gas drilling program.
D) An oil and gas drilling program. Oil and gas drilling programs pass through IDCs (intangible drillings costs), which the partners may use to reduce passive income.
An investor purchased an interest in a limited partnership, paying $10,000 in cash and signing a recourse note to the partnership under a letter of credit for $40,000. Which of the following statements are TRUE? The investor's tax basis will be $10,000. The investor's tax basis will be $50,000. The investor's maximum loss will be $10,000. The investor's maximum loss will be $50,000. A) II and IV. B) I and III. C) II and III. D) I and IV.
A) A recourse note means that the limited partner agrees to pay the note no matter what happens. He is legally liable for the $40,000, which makes both his tax basis and maximum loss potential $50,000.
An investor in a limited partnership generating passive losses can offset these against: passive income from other partnerships. rental income from direct investments in real estate. dividends received from listed securities. capital gains from sale of unlisted securities. A) I and II. B) I and III. C) II and III. D) III and IV.
A) Passive losses can be deducted from passive income and income from certain real estate investments; it cannot be deducted from active or portfolio (investment) income.
Programs allowing for the direct pass-through of losses and income to investors include all of the following EXCEPT: A) REITs. B) S corporations. C) new construction real estate direct participation programs. D) oil and gas drilling direct participation programs.
A) REITs allow for the direct pass-through of income but not losses. The other choices are forms of business which allow for pass-through of income and losses.
The rights and liabilities of general and limited partners are listed in the A) agreement of limited partnership B) Uniform Limited Partnership Act C) partnership title D) certificate of partnership
A) The agreement is the contract between the general and limited partners, and contains each entity's rights and duties.
The managing partner of a limited partnership has responsibility for all of the following EXCEPT: A) providing unlimited capital for the partnership business. B) paying partnership's debts. C) organizing the business. D) managing the operations.
A) The general partner organizes and manages the partnership; he assumes unlimited liability, paying all partnership debts. However, it is the limited partners who provide the bulk of the capital.
A customer bought a 10% interest in a real estate limited partnership by investing $100,000. The partnership buys a $4 million property with the funds, making a down payment of $800,000 and financing the balance with a nonrecourse mortgage of $3.2 million. Subsequently, the partnership cannot meet the mortgage payment; the lender forecloses when the remaining mortgage balance is $3 million, auctioning off the property for $1 million. How much of the investment will the customer recover? A) 0. B) 32,000. C) 100,000. D) 10,000.
A) Your answer, 0., was correct!. The real estate limited partnership raised only $1,000,000 (10% interest equals $100,000). The partnership incurred excess liabilities. While the customer isn't liable for any of the excess liabilities, as a limited partner the customer is liable for the entire $100,000 invested. Because the customer is liable for the entire $100,000 invested, none of it will be recovered. Reference: 13.2.6 in the License Exam Manual.
If a customer subscribes to a $20,000 public limited partnership interest, which of the following is the maximum underwriting compensation that may be charged? A) 2,000. B) 1,850. C) 18,000. D) 4,000.
A) Your answer, 2,000., was correct!. The FINRA rules for limited partnership offerings limit underwriting compensation to 10% of the total money raised (10% of $20,000 is $2,000). Reference: 13.1.2 in the License Exam Manual.
What are the advantages of oil and gas direct participation programs? A) All of these. B) Potential cash flow and/or income. C) IDC. D) Depletion.
A) All of these. An oil and gas limited partnership has the advantages of intangible drilling cost (IDC), depletion, depreciation, and the potential for cash flow and/or income. Such a program would also usually have the advantage of the deductions of operating expenses. For the exam, intangible drilling costs and depletion are advantages to an oil and gas program that are available to no other limited partnership. Reference: 13.2.2 in the License Exam Manual
The document attesting to the formation of a limited partnership, filed with designated authorities, is called: A) the certificate of limited partnership. B) the subscription agreement. C) the offering memorandum. D) the registration statement.
A) The Uniform Limited Partnership Act requires that two or more persons sign and swear to a certificate of limited partnership. It is filed with the state and is a public document available for review.
All of the following are types of oil and gas direct participation programs EXCEPT: A) minimum guarantee wildcat. B) combination. C) income. D) developmental.
A) minimum guarantee wildcat. Exploratory programs drill wildcat wells in areas where there are no proven reserves of oil and gas. The chances of success are relatively slim, so there are no guarantees. The other three choices describe types of oil and gas programs.
If your client's real estate limited partnership goes bankrupt, which of the following are paid before your client? Fellow limited partners. Bank that holds the mortgage on the property. Bank that holds the unsecured loans on the property. General partner. A) II and III. B) III and IV. C) I and II. D) I and III.
A) II and III Creditors, both secured and unsecured, have priority over partners. Your client's fellow limited partners are paid at the same time as your client; the general partner receives his money last
All of the following are common to both DPPs and REITs EXCEPT A) pass-through of losses B) capital gains distributions C) centralized management D) pass-through of income
A) Your answer, pass-through of losses., was correct!. Both DPPs and REITS are professionally managed pools that pass through income and capital gains distributions to participants. REITS, unlike DPPs, do not pass through losses. Reference: 13.1 in the License Exam Manual.
A direct participation program shows the following operations results: Revenues: $3 million. Operating expense: $1 million. Interest expense: $200,000. Management fees: $200,000. Depreciation: $3 million. Profit or loss for the year is: A) loss $1.4 million. B) income $1.6 million. C) loss $3 million. D) income $2.7 million.
A)Taxable income for a partnership is determined as follows: Gross revenue $3 million. Less operating expense -$1.2 million. Net revenue $1.8 million. Less interest -$200,000. Less depreciation $3 million. Taxable loss = $1.4 million.
A customer invests $20,000 in a DPP and signs a recourse note for $50,000. During the first year of operation, the customer receives a cash distribution from the partnership of $15,000. At year end, the customer receives a K-1 statement reporting his share of partnership losses of $75,000. How much of the loss may the customer deduct from passive income? A) 55,000. B) 75,000. C) 35,000. D) 0.
A)The correct answer was: 55,000. A limited partner can only deduct partnership losses to the extent of his basis. To determine basis, add the original investment ($20,000). to any recourse debt assumed by the investor ($50,000). Recourse debt adds to basis as the partner is liable for this amount. Cash distributions received reduce basis ($15,000). At year end, the investor's basis and the amount he can deduct from passive income is $55,000. Reference: 13.2.4.2.1 in the License Exam Manual.
If a limited partnership interest is sold, the gain or loss in the sale is the difference between the sales proceeds and the: A) total of the deductible losses taken by the investor. B) adjusted basis. C) original basis. D) total of tax preference items allocated to the investor.
B) The adjusted basis is a limited partner's cost basis at any point in time. Gain or loss on the sale of the partnership is determined by comparing the sales proceeds to the adjusted basis.
A high net worth investor with substantial annual income likes real estate as a potential investment. The investor notes that any potentially offering tax credits would be most interesting to consider first. Which of the following would be suitable investments to discuss? A) Raw land and existing property direct participation programs (DPPs) B) Historic rehabilitation and government assisted housing direct participation programs (DPPs) C) Real estate investment mortgage trusts (REITs) D) Real estate investment equity trusts (REITs) and new construction direct participation programs (DPPs)
B) Historic rehabilitation and government assisted housing direct participation programs (DPPs) Real estate investments trusts (REITs), either equity or mortgage, should be eliminated as they offer no tax credits. Given the customer's high net worth and income, a discussion of DPPs is suitable. Of those DPPs shown here, only historic rehabilitation and government assisted housing offer tax credits and either should be suitable for discussion. Reference: 13.2.1 in the License Exam Manual
Which of the following is least likely to be part of an equipment leasing partnership? A) Aircraft. B) Oil well casing and piping. C) Computers. D) Railroad cars.
B) Oil well casing and piping. Your answer, Oil well casing and piping., was correct!. Casing and piping are materials used in oil and gas well drilling programs. Reference: 13.2.3 in the License Exam Manual.
Which of the following are part of the depreciable basis of a limited partner in a real estate DPP? Land. Buildings. Architect's fees incurred in designing the buildings. Air conditioning equipment. A) I and III. B) II and IV. C) II and III. D) I and IV.
B) Only fixed plant (buildings) and equipment can be depreciated. Land as well as any up-front costs charged to the limited partners cannot be depreciated. Those non-depreciable costs, however, are part of the limited partner's beginning basis but not part of the depreciable basis.
All of the following statements are true of the risks of investing in an oil and gas limited partnership EXCEPT: A) wells may not have sufficient reserves to return drilling costs. B) development programs have higher risk than exploratory programs. C) income programs have fewer tax benefits than exploratory programs. D) development programs may involve acquisition of expensive leases.
B) development programs have higher risk than exploratory programs. development programs have higher risk than exploratory programs. *Exploratory programs have the highest risks, rewards, and tax benefits. Development wells are drilled to develop a reserve that is already known to be present.
The principal tax benefit of investing in an exploratory oil and gas drilling program is derived from: A) depreciation expenses. B) intangible drilling costs. C) recapture. D) capital appreciation.
B) intangible drilling costs. Intangible drilling costs (IDCs), which are a significant portion of all drilling costs, are a major tax advantage to a limited partner and are tax deductible in the year in which they are incurred. IDCs are costs that, after incurred, hold no salvage or ongoing value. Examples are labor and geological survey.
A blind pool offering: A) generates nonallocated income. B) is one in which 25% or more of the properties are not specified. C) is one in which the properties are purchased on a lottery basis. D) is connected with oil and gas leases.
B) is one in which 25% or more of the properties are not specified. Many times, large real estate or oil and gas programs are offered in the form of a blind pool. In a blind pool, 25% or more of the specific properties (in real estate) or sites (in oil and gas) have not been identified at the time of the offering. When investing in a blind pool, the participants are relying on the expertise of the program sponsor to select locations that will prove profitable. Reference: 13.2.4.3 in the License Exam Manual
When conducting a discussion with a client about the merits of investing in a DPP, all of the following could be tax advantages EXCEPT: accelerated depreciation. depletion allowances. recapture of depreciation. tangible drilling expenses. A) I and IV. B) III and IV. C) II and III. D) I and II.
B) recapture of depreciation. tangible drilling expenses. Depreciation is the deduction against income representing the cost recovery of certain fixed assets. When one of those assets is sold for more than the straight-line depreciated value, the excess is recaptured as ordinary income. Only intangible drilling expenses benefit the limited partner.
Which of the following statements regarding limited partnerships are TRUE? Maximum commission in selling partnership offerings is 5%. Maximum commission in selling partnership offerings is 10%. Commissions taken are deducted from the original investment to determine beginning cost basis. Commissions taken are not deducted from the original investment to determine beginning cost basis. A) I and IV B) II and IV C) II and III D) I and III
B) II and IV Under FINRA rules, the maximum compensation that can be taken by sponsors selling direct participation programs is 10%. Up-front costs, such as commissions taken and accounting costs, do not reduce the beginning basis.
In discussing a direct participation program with your customer, she notes investment characteristics that are important to her and some that are not. For a DPP to be considered suitable for the customer, rank the following items in order of those that should be most important to least important. Tax write-offs Liquidity and marketability Potential for economic gain SEC approval A) I, II, III, IV B) III, I, II, IV C) II, III, IV, I D) III, IV, II, I
B) III, I, II, IV *In the eyes of the IRS, a program's economic viability should be the most important aspect of the investment for a limited partner and the first priority in the assessment of the DPP. While the IRS considers programs designed solely to generate tax benefits abusive, they do allow for some in terms of writing off passive income and allowable tax credits so these factors would be the next concern for an investor. Because there is a very limited secondary market for DPPs, liquidity and marketability should be a low priority, and because there is no SEC approval of any investment it would be of no concern.
All of the following are oil and gas program sharing arrangements EXCEPT: A) reversionary working interest. B) all or none underwriting arrangement. C) functional allocation. D) disproportionate sharing.
B)all or none underwriting arrangement. Functional allocation, disproportionate sharing, and reversionary working interest are all types of oil and gas sharing arrangements. All or none is a type of best efforts underwriting agreement. Reference: 13.2.2.7 in the License Exam Manual
A general partner is considered to have a conflict of interest with the business of a limited partnership if he: A) manages the business. B) loans money to the business. C) borrows money from the business. D) acts as agent for the business.
C) A general partner is considered to have a conflict of interest with the business of a limited partnership if he:
Which of the following is NOT generally associated with an existing real estate DPP? A) Known history of income and expenses B) Immediate income stream C) Appreciation potential D) Lower risk than other types of real estate programs
C) Appreciation potential Appreciation potential is generally not associated with existing real estate programs because most appreciation occurs in the earliest years for real estate assets. Reference: 13.2.1 in the License Exam Manual
The primary tax benefit of an income oil and gas program is: A) depreciation. B) intangible drilling costs. C) depletion. D) tangible drilling costs.
C) In an income program, the partnership is buying producing oil and gas wells. There are no drilling costs involved in these programs. While there may be a small amount of depreciation as a tax benefit, the primary benefit is depletion which is taken once the oil and gas have been sold.
As a requirement of investing in a particular business investment, your customer has just signed a statement attesting to his annual income, net worth, and affirming that the risks associated with the investment are understood. The signed statement, once submitted with the intended investment amount, will either be approved or disapproved. Approval allows the investor to subscribe to the investment. Which of the following investments would have such a requirement? A) A variable annuity B) A hedge fund C) A direct participation program D) A collateralized mortgage obligation
C) Investors purchasing limited partnership participations or DPPs are required to sign a subscription agreement. In part the investor would be attesting to annual income, net worth and that they understand the risks associated with the type of program they are investing in. While suitability would be a factor for each of the investments listed, they do not require this type of statement be signed by the customer. Reference: 13.1.2.1.3 in the License Exam Manual
If an investor expects to have a large amount of passive income over the next 2 years, which of the following programs listed will most likely lead to the largest amount of shelter? A) Equipment leasing B) Undeveloped land purchasing C) Oil and gas drilling D) Real estate income
C) Passive income can only be sheltered by passive loss. Oil and gas drilling programs allocate the majority of investment dollars to drilling. These are intangible drilling costs (IDCs), which are 100% deductible when drilling occurs.
A limited partner (LP) invests $100,000 in a limited partnership with a nonrecourse note for $300,000. The partnership liquidates and the LP receives $100,000. His loss for tax purposes is: A) 200,000. B) 100,000. C) 0. D) 300,000.
C) The correct answer was: 0. Limited partners are liable for their investments and any shares of recourse debt. They are not liable for nonrecourse debt. Because the limited partner received the full amount of his original investment at the liquidation of the partnership, he has no loss to declare. Reference: 13.2.6 in the License Exam Manual.
A client invests $100,000 in a tax shelter as a limited partner, giving him a 10% interest in the program. However, the general partners cannot meet the program's expenses. A mortgage balance remains of $3 million, and the property of the program is liquidated for $1 million. How much does the investor get back from his original investment? A) 100,000. B) 10,000. C) 0. D) 33,000.
C) Your answer, 0., was correct!. The limited partner will not receive any return of his investment. In a failed program, the partnership's creditors are paid first with any sale proceeds, before the limited partners receive any money. Because the limited partners had not signed a recourse agreement, even though the partnership still owes $2 million on the mortgage, the limited partners are not liable for any money beyond their original investments. Reference: 13.1.3 in the License Exam Manual.
Which of the following real estate limited partnerships allows tax credits to the investor? A) Existing property. B) New construction. C) Historic rehabilitation. D) Raw land.
C) Your answer, Historic rehabilitation., was correct!. Raw land partnerships seek appreciation. Existing property and new construction partnerships seek passive income and tax deductions from business operations. Historic rehabilitation partnerships allow not just deductions but actual tax credits. Reference: 13.2.1 in the License Exam Manual.
Which of the different sharing arrangements for limited partnerships between the general partners (GPs) and the limited partners (LPs) is generally considered the most common? A) Carried interest B) Net operating profits interest C) Functional allocation D) Overriding royalty interest
C) Functional allocation While both LPs and GPs share equally in the revenues with a functional allocation arrangement, it is most commonly used because it gives the best tax benefits to each. The LPs receive the immediate tax write-offs from the IDCs, whereas the GPs receive continued write-offs from the tangible costs over the course of several years. Reference: 13.2.2.7 in the License Exam Manual
The certificate of limited partnership contains the market-out clause the amount of time the partnership expects to exist each investors net worth all conditions of dissolution A) I and III B) II and III C) II and IV D) I and II
C) II and IV The certificate contains, among other information, the limited partnership's name and business, the amount of time the partnership intends to exist, and the conditions of dissolution. It does not contain each partner's net worth nor is there a market-out clause like those generally associated with underwriting agreements for new issues. Reference: 13.1.2.1.1 in the License Exam Manual
Which of the following statements describes an oil and gas blind pool offering? A) The income from producing wells is purchased at a discount from the present value of the projected future flows. B) The oil exploration occurs in an area that is not adjacent to any known oil reserves. C) Money is raised without a specific property being stated, and the GP selects the investments. D) An unknown number of representatives participates in the sale of known partnership units.
C) Money is raised without a specific property being stated, and the GP selects the investments. A blind pool offering, also known as a nonspecific program, involves an investment in a program without specific prospects or properties being identified.
When a certificate of limited partnership is required to be rerecorded or amended, the general partner must file A) before the change B) within 60 days of the change C) within 30 days of the change D) within 5 business days of the change
C) within 30 days of the change Refiling must occur within 30 days of any significant change to partnership information on file.
A general partner may do all of the following EXCEPT: A) sell property to the limited partnership. B) act as an agent for the partnership in managing partnership assets. C) borrow money from the partnership. D) make general management decisions regarding the partnership.
C) All these situations offer the potential for conflicts of interest. However, the general partner is not forbidden by law to engage in any of these acts, except for borrowing money-the general partner may never borrow money from the partnership
An investor acquires limited partner status in a direct participation program when A) the certificate of limited partnership is filed in its home state B) he submits a signed copy of the subscription agreement C) he and the general partner have both signed the subscription agreement D) his money is received by the general partner
C) The correct answer was: he and the general partner have both signed the subscription agreement. The investor must sign a copy of the subscription agreement, but he is not considered a limited partner until the agreement is also signed by the general partner indicating acceptance of the limited partner. Reference: 13.1.2.1.3 in the License Exam Manual.
In the case of a real estate direct participation limited partnership program, nonrecourse financing will: A) decrease a limited partners original cost basis. B) have no effect on a limited partners original cost basis. C) increase a limited partners original cost basis. D) be added to a limited partners sales proceeds at the time the partnership is dissolved.
C) increase a limited partners original cost basis. REAL ESTATE For real estate limited partnerships, nonrecourse loans are included in the limited partners cost basis. In this way, the loans increase the partners original cost basis by the amount of the partner's debt liability for the loan.
A working interest in an oil and gas partnership entitles the holder to: a portion of the revenue. responsibility for part of the expense of extraction. royalty interest in the revenue. royalty interest in revenue after deducting certain expenses. A) I and III. B) II and IV. C) I and II. D) III and IV.
C)The correct answer was: I and II. A working interest is a right to revenues from production, but it also carries the responsibility for extraction costs. A royalty interest carries no responsibility for extraction costs. Reference: 13.2.2.7 in the License Exam Manual.
Regarding the use of the term" direct participation programs" when referring to tax-sheltered investments, which of the following is NOT a DPP? A) An oil and gas limited partnership. B) A real estate limited partnership. C) A real estate investment trust. D) An equipment leasing limited partnership.
C)Your answer, A real estate investment trust., was correct!. DPPs include any form of business that allows for the direct pass-through of tax consequences to participants. REITs do not allow for the pass-through of losses. Reference: 13.2 in the License Exam Manual.
In a functional allocation oil and gas program, which of the following statements are TRUE? The general partner picks up all tangible drilling costs. The general partner picks up all intangible drilling costs. The limited partners pick up all tangible drilling costs. The limited partners pick up all intangible drilling costs. A) II and III. B) I and II. C) I and IV. D) III and IV.
C)Your answer, I and IV., was correct!. In a functional allocation program, the general partner picks up all tangible drilling costs while the limited partners pick up all intangible drilling costs. As intangible drilling costs are deductible as incurred, this type of program benefits the limited partners. Tangible drilling costs, however, are deductible pro rata over the estimated life of the well. Reference: 13.2.2.7 in the License Exam Manual.
All of the following statements are true with respect to a limited partnership subscription agreement EXCEPT: A) the general partner endorses the subscription agreement, signifying that a limited partner is acceptable. B) the investor's signature indicates that he has read the offering document. C) the investor's registered representative must verify that the investor has provided accurate information. D) the general partner's signature grants the limited partners power of attorney to conduct the partnership's affairs.
D) A limited partner's signature on the subscription agreement grants the general partner power of attorney to conduct the partnership's affairs. The subscription agreement for a limited partnership is deemed accepted when the general partner signs the subscription agreement.
Which of the following would NOT be a valid use of the partnership democracy? A) Consenting to a legal judgment against the partnership. B) Removing the general partner. C) Consenting to an action of a general partner that is contrary to the agreement of limited partnership. D) Deciding which partnership assets should be liquidated to pay creditors.
D) Deciding which partnership assets should be liquidated to pay creditors involves limited partners in the active management of partnership affairs. This would result in their being treated as general partners with respect to liability and possible loss of limited partner status.
Which of the following types of oil and gas limited partnership programs is the riskiest? A) Developmental. B) Income. C) Existing property. D) Exploratory.
D) For oil and gas partnerships, exploratory programs are considered most risky because they involve drilling new wells in areas where oil has not yet been discovered. These programs would be followed by developmental and finally income programs being the least risky. Existing property is a type of real estate program.
From first to last, which of the following sequences reflects the priority of payments made when a limited partnership is liquidated? General partners Limited partners General creditors Secured creditors A) IV, III, I, II B) I, IV, III, II C) I, II, III, IV D) IV, III, II, I
D) From first to last, which of the following sequences reflects the priority of payments made when a limited partnership is liquidated?
A sharing arrangement in which only deductible costs are apportioned to the investor with the sponsor bearing all capitalized costs is called a(n): A) reversionary sharing arrangement. B) overriding royalty arrangement. C) carried interest. D) functional allocation.
D) Functional allocation is a sharing arrangement in which the general partner pays for all tangible drilling costs (capitalized costs) and the limited partners pay for all intangible drilling costs
When analyzing a DPP investment, a method that takes into account the revenues and expenses is: A) fundamental analysis. B) liquidity analysis. C) technical analysis. D) cash flow analysis.
D) Revenues and expenses are cash items and would be analyzed by cash flow analysis.
An investor wanting to know about the tax consequences of a direct participation program (DPP) should know which asset types can be depleted or depreciated. All of the following asset types can be depleted or depreciated EXCEPT: A) oil. B) gas. C) buildings. D) crops.
D) Your answer, crops., was correct!. Oil and gas are examples of asset types that can be depleted, whereas buildings are a depreciable asset. Farm crops are considered to be renewable assets. Reference: 13.2.4.2.1 in the License Exam Manual.
Intangible drilling costs would include all of the following EXCEPT: A) land surveys. B) wages. C) fuel. D) casing.
D) casing. Explanation Intangible drilling costs are the costs of drilling a well other than the costs for capital equipment (e.g., pumps, casing). They are incidental to and necessary for the drilling activity and include wages, fuel, repairs, hauling, supplies, surveys, tests, and drilling mud. Reference: 13.2.2.1 in the License Exam Manual
Which of the following registers the securities and packages the program for a limited partnership? A) General partner. B) Limited partners. C) Property manager. D) Syndicator.
D) Your answer, Syndicator., was correct!. A syndicator handles the registration of the limited partnership units. Reference: 13.1.2 in the License Exam Manual.
A customer with a moderate income from a secure job is in the 28% tax bracket. She has a small diversified portfolio and has $10,000 she would like to invest in a limited partnership. If she is willing to accept only a moderate amount of risk, which of the following limited partnerships would be the most appropriate recommendation? A) New construction real estate limited partnership. B) Raw land real estate limited partnership. C) Exploratory oil and gas drilling program. D) Oil and gas income program.
D)The correct answer was: Oil and gas income program. The customer is not in a high tax bracket and would not be able to take full advantage of the tax benefits produced by an exploratory oil and gas program or by new construction real estate limited partnerships. A raw land real estate partnership is usually speculative. Of the answers listed, the income and moderate risk from an oil and gas income program would be of greatest benefit to this investor. Reference: 13.2.2.6 in the License Exam Manual.
A customer wanting to invest in an oil and gas limited partnership wants to know what her cost basis would be for tax purposes. While there can be a number of variables, cost basis for a limited partner is best defined as A) recourse debt - cash contributions B) cash investment made - distributions C) noncash contribution + nonrecourse debt - recourse debt D) cash investment made + recourse debt - distributions
D)cash investment made + recourse debt - distributions Cost basis for a limited partner is defined as investment made (cash contributions) + recourse debt (debt the LP is responsible for) - distributions. Nonrecourse debt would only be included for real estate programs. Real estate programs are the only types where LPs can be responsible for both recourse and nonrecourse debt. Reference: 13.2.6 in the License Exam Manual
