RunLog Day 2

6.66 miles today.
57:43, 8:40/mile average. 453 feet elevation gain.

Pretty easy effort today. Tagged a couple more streets for City Strides – officially over 10% of all Pittsburgh streets.

RunLog Day 1

I’m going to make an attempt at keeping a daily log of my training here on the website. I already track all my training in a spreadsheet and also by hand in a monthly calendar, but I thought typing it out might be a useful, brief daily exercise (dad joke!).

Today’s workout was as follows:

20-minute warm up
15 minutes at a decent effort (6-8 perceived effort, out of 10)
5-minute recovery period
15 minutes at a decent effort
20-minute cool down

I ended up covering 9.27 miles in 1:15:40, for an average pace of 8:10/mile, with 568 feet of elevation gain.

I felt pretty good overall; this was an enjoyable workout. I don’t always like the mid-week workouts, but today’s felt nice. Not too taxing on the system as I’ve got a 50-miler coming up at the end of the month.

Nocopi Technologies, Inc (NNUP) – Q4 2019 Follow Up

In late 2019 I published a short primer on Nocopi Technologies (NNUP). This post served as an introduction to the company for a few people and touched on NNUP’s financial performance over the last few years, concluding with why I think the company is a good candidate for investment.

As a follow up, I’d like to discuss NNUP’s Q4 2019 results and the overall 2019 results.

By way of reminder, let’s remember what the company actually does. Here’s what I wrote in my last piece on NNUP:

The company was initially engaged in the authentication space, developing copy-resistant papers which would inhibit the reproduction of sensitive documents on a standard office copier. From there, the company moved into creating specialty ink technologies which would hamper reproduction or counterfeiting efforts. More recently, the company has developed specialty reactive inks for use in the educational and entertainment markets.

When we’re talking about specialty reactive inks for the educational and entertainment markets, we’re talking about products marketed under names such as ImagineInk, Color Blast, Magicolor, INKredibles, etc. If you have kids, you probably know these names. Mess-free markers are big in my home.

NNUP reported 19Q4 revenues of $974,400. Compared to 18Q4 revenues of $481,200, this represents growth of 102%. I don’t have to tell you that’s pretty incredible. For the full year 2019, NNUP had revenues of $2,537, 400 which was down approximately 24% from 2018 revenues of $3.34MM. On the face of it, this looks bad, but there is one fact to remember which mitigates this: in 2018 NNUP had to recognize approximately $1.5MM of the present value of a four-year licensing agreement as revenue. This agreement pays NNUP $100,000/quarter, which does not show up on the income statement since the revenue has already been recognized. But it does keep cash coming in the door, and as you know: cash is king. So even though you might not see it on the income statement, there’s a nice piece of cash coming through the door each quarter. All of that to say, if we back out $1.2MM (leaving $300,000 in revenue which would be the quarterly licensing revenue since the agreement was signed in 18Q2) from 2018 revenues, we are left with 2018 revenue of $2.14MM. Similarly, we’ll add $400,000 to the 2019 revenue numbers to include the cash received as part of the licensing agreement giving us 2019 revenues of $2,937,400. So on this adjusted basis, revenues for 2019 were actually up by 37% over 2018 – pretty good.

Of course, this is not how financial statements and accounting work, but I do find that it is sometimes helpful to think about things on equal footing. If the company had to recognize a one-time revenue event that contributes cash over a period of time, I like to smooth out the revenue to get a feeling for how quarters/years actually compare with each other. Make sense? I hope so.

Applying this same thought exercise to gross profit and net income numbers is a little tricky, but for our purposes rough numbers are just fine. Licensing revenues cost roughly 15%-20% by my best guess. Applying a cost of 17% to applicable licensing portion of revenues for 2018/2019 gives us an adjusted gross profits of $1.73MM and approximately $2.05MM, respectively. Using similar logic to adjust for taxes at a reasonable rate, we end up with net income of approximately $232K for 2018 and $1.08MM for 2019.

Maybe you disagree with that analysis, and that’s ok, but for me by shifting the revenue and expense recognition from 2018 and spreading it over the life of the license to better match the cash flow I feel like I get a better picture. Now, this approach is far from perfect and I get that. And while I am not normally a fan of adjusted reporting or metrics, for a case like this I find it helpful to understand what’s going on outside of a one-time revenue event, if that revenue were occurring over the life of the license.

Using this adjusted measure, 2019 basic EPS increases from $.0127/share to $.0182/share and diluted EPS increases from $.0126/share to $.0180/share. What does that mean? To me it means that the recurring cash coming into the business on a quarterly basis is meaningful and will allow the company to do some interesting things, even though that cash won’t be recognized on the income statement as revenue. The balance sheet will keep growing and that’s always good.

I have had some brief email exchanges with IR reps for NNUP and am generally pleased with the direction the company is heading and how management is considering shareholders in the decision making process. I mentioned possibilities for further strengthening the revenue model and they agreed. In particular I am intrigued by the corporate market and what can be done to improve document security and fraud prevention. This could be applicable to nearly every business segment and industry. Unfortunately, large corporate contracts take forever to get done and while they can be very lucrative, it just takes a lot of time and effort.

Last time I wrote about NNUP I think I threw out a very broad price target of $.12 – $.20/share. I might raise that a bit. The company is trading a right around a 6 P/E as I write this, using the actual diluted EPS numbers reported. Using my adjusted diluted EPS the company is trading a little above a 4 P/E. In normal times I would expect the company to trade in the 8-12 range which based on my numbers would put us around $.14 – $.21/share, something like that. I think the floor on this stock is raising and I can not say what the ceiling is. I have no idea. Maybe we’re close but my gut says it’s a lot higher. Long term I wouldn’t be surprised to see it get to $.50-$1, but a lot has to happen between now and then.

Of course the major elephant in the room is everything that’s happening with COVID-19 and the economic impact of the current shutdown. What that means is really anybody’s guess at this point. NNUP could be severely affected if people aren’t purchasing like they normally would. That said, there is very strong brand recognition with NNUP’s partners and if I’ve learned anything during this quarantine/isolation period, it’s that I will spend almost any amount of money to keep my children entertained while I try to work.

Disclaimer: Of course I’m long NNUP. Don’t take anything in here as advice. It’s just analysis and commentary, and maybe bad analysis and commentary at that.

2019 Recap

Here’s a quick recap of my 2019:

  • Family
    • What can I say – it’s been a great year.
    • M is 4 and halfway through her first year of Pre-K. She’s enrolled in Kindergarten (!) for next year. We’ll be finding out in February exactly which school she’ll be going to. She’s also in the middle of her second year of ballet. We’ll see if she keeps this up or moves on to another interest. She’s all girl, loves pink and purple, and I can’t believe she’s almost in school!
    • H is 2 and a complete wrecking ball. He had some surgery this year to remove his adenoids and put tubes in his ears. His hearing seems to have improved and he’s been working hard in speech therapy; he is speaking much more and more clearly. What a joy it is to watch him learn to use his voice and communicate with words. He is fearless (except for dogs) and has a really good mechanical mind – always taking things apart and figuring them out.
    • We added a third this year! M2 is almost 10 months old. He’s the happiest baby, just all smiles all the time. He’s crawling like a champ, pulling himself up onto things, and standing. He talks non-stop and I can’t wait to hear all the things he’s saying. His siblings love him (sometimes a little too much) and he seems to like them too. It will be fun to watch them grow up together and see the bonds that form.
    • X continues to be our rock, our glue, our sanity. I’ll never know how she manages to balance the work of three young kids, a big old house, a job as a nurse, and a husband that’s usually out running somewhere. But she does it with grace and we’re all lucky to have her. She’s always cooking up something new and tasty in the kitchen and figuring out ways to keep our three energetic kiddos busy and engaged. I’d be lost without her.
  • Running:
    • Ran 1779.88 miles, according to Garmin – by far my biggest year for mileage. This included:
      • Pittsburgh Marathon – I think this was my third time completing this race. It’s fun and local and even though this year was slow I had a great time
      • Hell Hath No Hurry 50k (my first ultramarathon) – it was so hot and muddy on this day. This is a great event put on by good people with terrific support.
      • Baker Trail Ultrachallenge 50-miler – this was my first 50-miler and I was definitely nervous about this race. Turns out I didn’t need to be. Yes it was the furthest distance I’d ever attempted, but the event is so well-organized and supported that I had nothing to worry about. What a fun day and great way to get my first 50-miler.
      • New York City Marathon – if I’m honest I wasn’t totally jazzed about this race, and my results show it. In fact, I saw my wife and baby at mile 18, stopped and said “I’m done. Let’s walk back to the hotel.” Well, she convinced me to finish and I’m glad I listened. Even though it was my worst marathon performance, it was still a special day. I have a lot of love in my heart for New York, so getting to run this race was great.
      • First Annual Matt’s Birthday Fat Ass Run (where I run my age in miles around a loop in Frick Park. 38 miles this year!) What a blast this was. I ended up doing 38.01 miles around a roughly one mile loop. I had something like 15 different people run with me during the day. My family did a loop with me, my brother did several, one guy even did 30!
    • Hired a running coach to help me be motivated when it comes to doing my workout and also get me doing the things I hate to do: speed workouts, core work, etc. So far it’s been great. If you’re looking for a coach, I highly recommend Sarah Keyes.
    • This was the a bit of a recovery year for me. I’ve been out of the groove of regular running for a couple of years, so 2019 was a year of just getting back to it.
  • Work
    • After a great couple of years, I switched employers.
    • My new employment situation is terrific – I’m a W2 employee but 100% work at home. This setup truly suits my personality and I think it will prove to be a long and productive work situation.
  • Reading
    • I didn’t read as much as I wanted to this year. According to Goodreads, I finished 11 books:
      • Relentless Forward Progress: A Guide to Running Ultramarathons by Bryon Powell
      • What is the Bible? by Rob Bell
      • Build a Rental Property Empire by Mark Ferguson
      • Sweep: The Story of a Girl and Her Monster by Jonathan Auxier
      • All the Light We Cannot See by Anthony Doerr
      • Good Talk by Mira Jacob
      • Building Wealth One House at a Time by John W. Schaub
      • Bartleby, the Scrivener: A Story of Wall Street by Herman Melville
      • Again to Carthage by John L. Parker Jr.
      • Bad Paper by Jake Halpern
      • Bad Blood by John Carreyrou
    • I’m currently reading maybe a half-dozen books that I hope to finish in the next month or two
  • Random:
    • I liquidated and then restarted my collection of T206 baseball cards. I’ll probably spend the rest of my life working on this set.
    • We bought a new (to us) vehicle this year. We traded in our trusty 2012 Subaru Forester for a 2018 Honda Odyssey. The extra space comes in handy with three car seats.
    • I spent a few days in Nashville with some good friends. We have a long-running and very active text chain and try to get together once per year if we can. I saw several of these friends at different points during the year, but it’s rare that all six of us can be in the same place at the same time as we are scattered across the U.S.
    • I’ve continued to play chess (badly). I really enjoy chess and want to be good at it, I just don’t seem to have the time (or don’t make the time, rather) to properly study the game and learn. Maybe someday.

Nocopi Technologies, Inc. (NNUP)

Nocopi Technologies, Inc. is a nanocap company specializing in document security and product authentication. The company was founded by in 1983 and is based in King of Prussia, PA – just outside of Philadelphia.

The company was initially engaged in the authentication space, developing copy-resistant papers which would inhibit the reproduction of sensitive documents on a standard office copier. From there, the company moved into creating specialty ink technologies which would hamper reproduction or counterfeiting efforts. More recently, the company has developed specialty reactive inks for use in the educational and entertainment markets.

Of note to parents (myself included) is the “mess-free” ink which is commonly found in coloring books and activity books. This ink allows the child to draw freely with a marker/pen and the color or design only shows up on parts of the paper which have been printed with Nocopi’s ink. This toy/entertainment market opportunity is huge and is driving new revenue for the company. Other applications include “Magic Ink”, which is used in coloring/activity books marketed by leading child-focused publishers, and “Rub-it & Color”, which allows the user to scratch a paper’s surface and display a variety of colors.

Additionally, around 25% of revenues are derived from pharmaceutical and beauty companies that use Nocopi’s technology to apply secret or hidden product markings to manage and monitor product authenticity. Beyond these uses, the company is still providing authentication technologies to Fortune 500 companies.

Nocopi is led by Dr. Michael Feinstein (CEO) and Terry Stovold (COO). Additionally, the company uses a consulting CFO for the time being. Dr. Feinstein is in the process of winding down his medical practice in order to devote more time to Nocopi and lead its recent investor relations and marketing effort.

The company’s primary sources of revenue include: licensing the use of its technology, royalties, product sales, and fees for technical services. Over the last several years, management has been focused on establishing a strong financial base and building brand awareness in the marketplace – this effort seems to be paying off, which should be obvious by looking at the balance sheet. From 4Q2014 to 4Q2018, the company’s cash position grew over 1300%, from $30K to $400K, while liabilities decreased almost 34%, from $830K to $550K. Accumulated Deficit for shareholder has been decreased over 17%, from $13.43MM to $11.06MM.

Turning to the income statement, we see more encouraging signs. Revenues during this period have grown from $920k to $3.34MM*, an increase of over 360%. Gross profits grew by over 460%, from $600k (65% gross margins) to $2.78MM (83% gross margins), indicating that the company has become more efficient in how it generates revenue. This is supported by operating expenses, which grew by only 65% from $890K to $1.47MM. Bottom line net income grew from $10K to $1.66MM, an astounding 16,600% increase. One other item to keep in mind is that as of 12/31/2018 the company has approximately $2.5MM net operating loss carryforwards.

*Note that due to the nature of its licensing agreements, Nocopi had to recognize the present value of a four-year licensing agreement which was signed in 2018, meaning that 2018 revenues include $1.5MM from this agreement. This licensing agreement will pay out a minimum of $100K/quarter for four years, beginning in 3Q2019 – so cash will be coming in the door but it will be “hidden” when looking at the income statement.

Taking a look at 2019, the first three quarters of the year show continued strength: if we back out the $1.5MM in licensing revenue discussed above, 2018 revenues were $1.84MM. Through 3Q2019, revenues are $1.57MM, with a realistic year-end estimate being $2.0MM – $2.5MM. Net income through three quarters is $440K, likely to end the year around $600K – $750K. This would lead to EPS of somewhere around $.01 – $.013, a meaningful increase from adjusted 2018 EPS.

The balance sheet through the first three quarters of 2019 has also shown signs of strength. The company ended 2018 with $400K in cash, and as of 9/30/2019 has approximately $800K in cash. Liabilities have grown somewhat from $550K to $710K, due largely to an increase in accrued expenses and other liabilities. Still, the company has current assets of $1.87MM and total liabilities of only $710K. Perhaps a better way to look at this company’s balance sheet is to say that Nocopi has liquid assets of $1.63MM and current liabilities of only $420K, giving it a quick ratio of 3.88. The company had a tangible book value per share of $.041 as of 9/30/2019. The company is building a strong balance sheet and is management has shown a commitment to turning this company into one that will last.

During this period of growth, management made a concerted effort to reduce fixed costs to a reasonable and sustainable level. While this has contributed to the margin growth, the truth is that this business does not have huge operating expenses so there is only so much expense cutting that can be done. This means that with costs under control, it is incumbent upon management to grow top-line revenue, i.e. find more meaningful licensing opportunities. To this end, management has been able to grow the product base to include popular franchises from names such as Disney, Marvel, Nickelodeon, DreamWorks, etc. While this does pose a risk to the company (inability to generate new licensing opportunities means no new revenue coming in), I believe the opportunity and potential for Nocopi far outweigh the risks. Licensing and royalty revenue is cheap, it does not carry significant costs and therefore the margins on this type of revenue are huge. Focusing on licensing and royalty revenue while also maintain a presence in the retail/security/authentication market is the way forward for Nocopi and I’m glad to see management moving in this direction.

Currently, the company is trading for $.065/share, giving it a market capitalization of $3.9MM. The company has seen its share price increase since releasing Q3 numbers in November 2019. At a project 2019 EPS of $.011/share, it is currently trading at a P/E of 6. As the company grows revenue and further solidifies its balance sheet, I think a price target in the $.12 – $.20 range is reasonable. Will it get there? I’m not sure. But I believe management is making the right moves regarding generating  revenue and solidifying the balance sheet. I’d like to see them increase the number of licensing agreements and maybe even types of products that are offered. Spending a little more on R&D wouldn’t bother me, but overall I think they are headed in the right direction. I’m happy to be a shareholder and will be watching this company with a keen eye for the next few years.

Disclosure: It should be obvious but I am long Nocopi Technologies, Inc.

QuickBooks for Rental Properties

This post will walk you through everything you need to know to set up QuickBooks for rental properties:

  • Understanding the HUD-1 settlement sheet
  • Setting up your rental property in QuickBooks
  • Making the journal entry in QuickBooks

After purchasing an investment property, one of the most confusing parts of setting up that property in QuickBooks is correctly recording the information that is contained on the HUD-1 Settlement Sheet. Typically, any real estate transaction is going to include a HUD-1 which details the transaction for both the buyer (referred to as the borrower on the HUD-1) and the seller.

For every real estate investor, properly accounting for the items included on the HUD-1 statement is critical. The HUD-1 includes all of the information necessary to properly get your new property set up and established in your accounting system. I’m going to show you the steps I take in order to complete this task accurately. Let’s go step by step through a real transaction.

One quick note: This article was written based on using QuickBooks Desktop Pro for Windows. FYI, that’s an Amazon Affiliate link — if you click on it and make a purchase, a little bit of money comes back to me to help keep this site going. Unrelated, I 100% recommend using and learning QuickBooks!

Understanding the HUD-1 Settlement Sheet

The first thing we need to do is walk through the HUD-1 so that we understand exactly what is represented on this form. After we go through the form, we’ll take a look at how to make the appropriate entry into our accounting system.

Here’s an example of a real life HUD-1 from a transaction that I participated in:

As you can see, there is an awful lot of information included on the HUD-1. The buyer’s transaction is detailed on the left side of the form, and the seller’s transaction is detailed on the right side of the form. Let’s go through this transaction as the buyer, which was true when I completed this transaction.

The first thing we notice is the gross amount due from the borrower. This number represents the amount of money that the buyer needs to bring to the deal, before accounting for any credits or amounts paid on behalf of the borrower.

This amount comprises several items, the bulk of which is the contract sale price, or the amount that was agreed to as the sales price for the property. After all negotiations, this is the final price that was agreed to by the buyer and seller. In this case the price was $48,000. In addition to the contract sales price, any personal property that the buyer is paying for (if furniture was included in the deal, for example) would be detailed here, as well as any settlement charges that the buyer is paying — we’ll talk more about these later. Additionally, the buyer is responsible for reimbursing the seller for any items that the seller paid in advance. This is typically some sort of pro rata reimbursement for property taxes that the seller has paid. If the seller paid the full year’s taxes, the seller gets reimbursed for the portion of the year which s/he will not own the property — the portion of the year after the sale closes.

Using our real life example, the total gross amount of money I was required to bring to this deal was $50,662.79 — this is shown on line 120, here:


To recap, that amount includes the $48,000 sales price, the $817.08 in taxes I reimbursed to the seller, and $1,845.71 in settlement charges that I paid.

Now, if we take a look at the seller’s side of the transaction, we’ll see a gross amount due to the seller of $48,817.08. This represents the contract sales price plus the reimbursement for taxes that the seller paid in advance. Here’s what that looks like:

So, at this point, we’ve established the gross amounts for the buyer and the seller. The buyer in this transaction is required to bring $50,662.79 to the table (before accounting for any credit) and the seller will receive $48,817.08 (before accounting for any reduction in the amount due to the seller). The difference between those amounts represents the total amount of settlement charges being paid by the buyer. Let’s take a closer look at those charges now.

The $1,845.71 in settlement charges being paid by the buyer largely consists of items such as recording fees, title insurance, transfer taxes, etc. These items are detailed on the second page of the HUD-1, which you can see above. In this case, I was responsible for paying the following settlement charges:

  • $500 for a broker’s commission
  • $698.96 for title insurance
  • $166.75 in recording charges
  • $480 for transfer taxes

At this point, we’ve essentially cleared all of the items represented in the Gross Amount Due from the Borrower and Gross Amount Due to the Seller sections of the HUD-1.

Now let’s take a look at the amounts that impact the net amounts that are due from the buyer and due to the seller. These can be found in the 200 and 500 sections of the HUD-1:

Let’s start with the buyer’s side of the transaction. These numbers effectively reduce the amount of money that the buyer is required to bring to the table for closing.

The first item to note is the earnest money amount. This is often called a deposit or hand money. This amount is deposited with the broker when an offer is made on a property and is used to essentially show good faith on the part of the buyer. When a buyer makes this deposit, the amount remains on the buyer’s balance sheet as an asset, it has simply shifted from cash in a checking account to money on deposit with the broker. This is an important point to remember when we talk about making the entry in QuickBooks. For now, it’s important to know that the buyer has previously given this money to the broker — so now at the closing table, this amount is credited to the buyer against the total amount required to bring to the closing. In this example, I made a $1,000 earnest money deposit so at closing I am being credited back that $1,000.

The next amounts being credited back to the buyer are under the heading Adjustments for Items Unpaid by Seller. The buyer is responsible for paying all bills that are received after closing. In this section, the seller is reimbursing the buyer for charges that have been incurred but did not yet require payment — this includes items such as partial year’s real estate taxes, any monthly bills, etc.

In our example, the seller is reimbursing to the buyer the following amounts:

  • $26.73 for city/town taxes
  • $15.80 for county taxes
  • $6.69 for annual assessments
  • $515 for the tenant’s security deposit the seller was holding
  • $356.45 for a partial month’s rent

These items total to $920.67. Taken in conjunction with the $1,000 earnest money deposit, I was credited back $1,920.67 which reduced the total amount of money I was required to bring to the closing from $50,662.79 to $48,742.12.

If we take a look at the seller’s side of the transaction, we’ll notice several entries which similarly reduce the amount due to the seller. Much like the buyer, the seller pays settlement charges related to the transaction. Typically, the seller pays the bulk of these charges, and that is true for this transaction. The seller is paying a total of $5,771.31 in settlement charges, broken out as follows:

  • $4,200 for commission
  • $150 for closing fee
  • $200 for document prep
  • $20 for notary fee
  • $110 for lien letters
  • $15.50 for overnight mail
  • $480 for city/county/stamp tax stamps
  • $595.81 for a home warranty

The seller in this case also had an outstanding mortgage in the amount of $31,828.20, so this further reduces the amount of money the seller will receive. The next item we see is the same $1,000 earnest money deposit that showed up on the buyer’s side. After this is a number of adjustments under the heading Adjustments for Items Unpaid by Seller which mirror the items from the buyer’s side — these entries essentially transfer these amounts from the seller to the buyer.

All told, the amount due to the seller was reduced from $48,817.08 to $9,296.90. So even though they sold the house for $48,000, the seller walked away with less than $10,000 after closing on the sale.

Ok. Tired yet? That was a lot of information but it’s important to understand what’s happening on the HUD-1 statement so we can properly record it in QuickBooks.

Setting up your rental property in QuickBooks

Let’s talk about QuickBooks now and how to make this entry.

We are going to enter all of this data on one journal entry, but before we can do that we’ll want to make sure we have our property set up in the system.

The first thing to do when setting up the property in QuickBooks is to create the needed account. Generally speaking, a handful of fixed asset accounts will need to be set up for the property. In my case, I established the following accounts:

  • Real Estate Assets – this is a fixed asset account with sub-accounts for each property.
    • A building fixed asset sub-account
      • A cost fixed asset sub-account for the building
      • An accumulated depreciation fixed asset contra account for the building
    • A land fixed asset sub-account
      • A fixed asset sub-account for the land specific to the property

That might sound confusing, so let’s look at what this actually looks like in QuickBooks. Open QuickBooks and press CTRL + A to open the Chart of Accounts. Here’s what these accounts look like in my Chart of Accounts:

As you can see, the Total Real Estate Assets accounts encompasses both improvements (building) and land. It is necessary to break out the building from the land because the land associated with a rental property is not depreciable. The building will be depreciated over a period of 27.5 years, but the land cannot be depreciated and must be held on the balance sheet at cost.

The other main point I’d like to make about setting up the rental property in QuickBooks is about using classes as a way to provide property-specific reporting. Here’s how to create classes in QuickBooks:

Click on the Edit menu and the select Preferences. That will bring up a window that looks like this:

Click on the “Company Preferences” tab. In the Class section, check the box next to “Use class tracking for transactions”. I also like to check “Prompt to assign class”. That way, if I forget to assign a class, the program will prompt me to do so.

Next, you’ll need to go to the Lists and select Class List:

This will bring up the Class List dialogue box. When this box appears, press CTRL + N to enter a New Class. You should see the following box:

At this point simply type the name of the class and click OK. This will create the class in QuickBooks. Now the next time you make any entry related to that class, in this case our class is a specific property, make sure that you include that class in the expense entry. This will allow you to run class-level, specific reporting. Trust me, it’s a super handy feature and you’ll be glad you set it up from the beginning.

Now that we have our accounts set up and have established a class for the property in QuickBooks, it’s time to get to the point: how am I supposed to make this entry into QuickBooks to properly record all of the activity on the HUD-1 settlement sheet? Let’s talk about how to make the journal entry.

Making the journal entry in QuickBooks

Now we’ve finally come to the heart of the matter: how do we record all this information in QuickBooks? Get ready to make friends with the journal entry.

To being making this journal entry, click on the Company menu and then select “Make General Journal Entries”. This will bring up a window that looks like this:

This journal entry window is fairly simple but includes all of the items we need to make sure the HUD-1 gets recorded correctly. In order to help make the process a little more understandable, let’s look at the actual journal entry I completed to record the HUD-1 for the purchase we’ve been discussing:

Looking at this journal entry from left to right, the first thing we notice is the list of accounts that are impacted. There are seven accounts in total that are impacted in some way by this single journal entry. We’ve already discussed some of these accounts when we talked about setting up QuickBooks for rental properties above (land, building, etc.). The other accounts we have not explicitly discussed, but similar accounts will likely need to be established (operating account, taxes, security deposit, etc.). Some of these will be asset or liability accounts, some will be income or expense accounts. The first one to talk about is the checking account.

We’ll talk about debits and credits in another post, but for today you need to understand that the checking account is an asset account and that asset accounts are increased with a debit entry and decreased with a credit entry. The credit entry for $48,742.12 exactly matches the amount from the HUD-1 that was owed from the buyer. This is the money that I brought to the closing. In this entry I am recording that money leaving my checking account.

The next three entries are also being made to asset accounts: land, buildings, earnest money deposits. We are debit the land account in the amount of $9,200. This amount was taken from the county assessor’s website. You’ll need to decide how you want to arrive at a fair value for the land portion of your real estate. Using the assessed amount from the county is one reasonable approach. The building account is being debited in the amount of $41,462.79. This amount includes the purchase cost less the amount for land, as well as some other initial expenses that can be included in the cost of the building and depreciated over the same 27.5 year period. More on that in another post.

The last entry to an asset account is a credit for $1,000 to the earnest money deposit account. If you’ll recall earlier, I mentioned that we made a $1,000 deposit for earnest money, or hand money. This money was held in trust by the broker until closing. When that money left my checking account and went to the broker, I credited my checking account for $1,000 and debited the earnest money account for $1,000 – this created a balance of $1,000 in the earnest money account on the balance sheet. By crediting the earnest money account for $1,000 here, I am recognizing that the money has left my balance sheet and gone to the seller – I’ve zeroed out the account on the balance sheet.

Next we see three credit entries for tax expenses. These might look a little funny, after all a credit entry decreases an expense account. But if you recall from the HUD-1, I received credit from the seller for these tax expenses. By credit the tax expense account, I am recognizing that “income”. Essentially, we are showing a negative expense. Later in the year when I pay the full tax amount, the net is what my property tax deduction should be.

After the tax entries, there is an entry to credit the security deposits held account. Security deposits are a liability and liability accounts are increased with a credit. So this entry increases the security deposits liability on the balance sheet.

Finally, we have a credit to increase the rental income account by the amount received from the seller for part of the month.

There you have it! You should now have a basic understanding of how to understand a HUD-1 settlement sheet, how to set up QuickBooks for rental properties, and how to make the journal entry to record the information on the HUD-1. Every situation is unique and each purchase will be a little bit different, but this should allow you to have a solid foundation.

Assignment in R

I’ve starting learning a little bit of R. It’ll be a slow process but I’m enjoying it. Once thing in particular that I like is how assignment is handled in R.

You can use = to assign: x = 5

Or you can use an arrow: x <- 5

I prefer the arrow because it draws a clear line between assignment and equality. Of course it could cause some problems.

Does x <- 5 mean the value of x is 5, or does it mean x is less than negative 5?

I try to solve this problem by using spaces around both sides of the arrow when I am assigning a value and putting a space between the < and the – when saying less than a negative.

Anyway, I’m early in my R journey. But I wanted to share one thing I like about it.

2019 Baker Trail UltraChallenge – South

My First 50-Miler

On August 24, 2018 I ran my first 50 mile race. According to my Strava data, it took me 11:21:19 to travel 51.45 miles, for an average pace of 13:14/mile.

That’s not a particularly fast 50-mile time, but it’s my first one and I’m pretty proud of it.

Going into this race, I had a lot of doubts about my ability to even finish. Until this year, my history with running has been pretty sporadic. I went through a phase in 2012-2013 where I ran a lot and I ran fast. This is when I put down my best marathon time of 3:11:36. Since then I’ve been pretty off and on with running, more off than on.

At the end of 2018 I decided that I wanted to run an ultramarathon this year and chose Baker as my main goal race of the year. I ran the Pittsburgh Marathon in May as a nice long training run; I ran the Hell Hath No Hurry 50k (technically my first ultra) in June as a nice long training run; and I ran a couple other marathon distance training runs as well. Even with all of that mileage and training, I was unsure about my ability to complete 50 miles. 50 miles is a long way.

The race ends at a farm in Smicksburg, PA, not terribly far from where I grew up. After parking my truck at the farm early Saturday morning and eating a quick PB&J, I boarded a school bus for the hour-long ride to the starting line. I managed to sleep a little bit on the bus, which was great because I only got about 3 hours of sleep the night before.

After a few quick announcements from the race director, we were off and running. The thing to know about ultramarathons is that for most people, the running is slow. It’s way different than marathon running. My goal was to just feel comfortable all day – hopefully averaging somewhere around 12 minutes/mile. After an easy mile or so of downhill, we immediately came to a hill that everyone was hiking. It’s like that for most hills – generally you walk the hills in an ultra. Walk with a purpose, but still walk.

I fell in with a group of runners going about the same pace as me and we chatted as we made our way to the first aid station, roughly 8 miles into the race. I came into the station, grabbed a couple fudge stripe cookies and a gel, drank some water, and made my way back out onto the trail. The next several miles passed in the same manner, until we arrived at aid station 2. AS 2 had PB&J (my personal favorite food while running long distances), so I grabbed a couple of those, a gel, filled my water, and was on my way. Leaving AS 2 meant a gradual downhill on some roads and I found myself running way too fast around mile 15, putting down a roughly 9-minute mile. I forced myself to pull back and reminded myself that I’d be wanting that energy 25 or 30 miles later.

I managed to hang around 12 minutes/mile through mile 20, until around mile 27 or so. At that point, I caught my toe on a rock and stumbled. As I stumbled, my left leg went out in front of my body to catch me from falling and when it hit the ground with all of my weight on it, the leg completely seized up into a massive cramp from my ankle to my quad. Luckily I was alone in the woods at this point because I yelled and screamed some choice words while I sat on a log and waited for the cramp to calm down. After a few minutes, the leg started to come around and I decided to slowly make my way to the next aid station. About a quarter mile later I was feeling much better and was able to continue running, just a little slower. When I reached the next aid station (AS 5), I had some pickle juice, PB&J, ate a salt tablet, pirogi, and a kind gentleman rolled out my legs while I sat in a chair for a few minutes. This was somewhere near mile 29 or 30.

After that little break at the aid station, I felt like a new person. I knew I wasn’t going to hold 12 minute miles for the entire race, but I ran on feeling much better. At AS 6 my friend Ian was there to meet me. AS 6 is the first place runners are allowed to pick up a pacer and Ian was planning to run just a few miles with me to keep me company for a while. Well, as these things happen, we made it to AS 7 and Ian asked if I would mind if he just ran to the finish with me. Of course I was happy for the company but I don’t think Ian was expecting to do 18 hilly miles that day!

Aid stations 8 and 9 were relatively close to each other, maybe 4 or 5 miles between them. Getting to each aid station at this point in the race (40-45 miles) felt like a real accomplishment and something to be celebrated. Still, I did my best to get in and out of the aid stations in just a couple minutes.

The stretch from AS 9 to the end featured, for me, the hardest couple miles of the day. Mile 45-47.5 were really tough. Mentally, I was tired. Physically, I was tired but feeling pretty good. I was just ready to get to the end. Around mile 47.5, I started to feel like I was actually going to finish this thing and started getting excited. I got a real second wind and was able to run in the last couple of miles.

All in all it was a great day. I felt pretty good all day long and actually felt like I could have run more after I crossed the finish line.

Next up is the New York Marathon in November. After that I’ll start planning my 2020 race calendar. I’m thinking maybe 2 50-milers and a 50k. Gearing up for a 100k and 77-miler in 2021 and a 100-miler in 2022!

Here I am coming in to the finish line:

2019 Hell Hath No Hurry 50K

**Race information**

* **What?** Hell Hath No Hurry 50k

* **When?** June 29, 2019

* **How far?** 50k(ish) – my watch showed 33.53 at the end. Free miles!

* **Where?** Pittsburgh, PA

* **Finish time:** 8:03:11

**Training**

See as this was my first attempt at any type of ultramarathon, I wasn’t totally sure how to approach training. I’ve done a handful of marathons and I’m familiar with that training cycle, so I decided to do the same thing, just more of it. I used the Pittsburgh Marathon as a training run and two weeks before this race I did a 22 mile training run as my last long run before the race. I also mixed in as much trail running as I could, which usually meant early Saturday or Sunday morning trying to get out a long run on some trails in one of our city parks.

The distance running was helpful, but the long trail runs were really beneficial. They helped me mentally more than anything. Trail running is definitely slower than road running and that lesson sometimes takes a while to sink in. I also was able to practice my nutrition and hydration, which sounds boring but ended up being important and I’m glad I had the chance to work this into my training.

I did all of my long training runs wearing my vest (UD Ultra Vest 4.0) and so I wore it during the race as well. I’m definitely on the lookout for a better race solution, though. It’s not always fun lugging around up to 2 liters of water on your back. Any suggestions?

**Pre-race**

My pre-race preparation consisted of me showing up to the race and getting my bib/socks/shirt at the registration table. This race had a staggered start so that everyone completing the various distances (50 mile, 50k, 30k, and 10k) would finish at roughly the same time (give or take a couple hours) and be able to hang out for burgers and beer and whatnot.

After I got my bib, I spent some time going back and forth to the port-a-potties and wondering what I’d gotten myself into. Everyone else certainly looked more experienced and not as nervous as I felt.

**Race**

The 50k race started promptly at 10am. It had rained for the better part of a month in Pittsburgh so the course was particularly muddy, and it was in the 80s and very humid.

When we took off, I decided to tuck into the middle/back of the pack for the first lap since I had never run on these trails and didn’t know the course at all. Plus, I wasn’t going to be competing – I was hoping just to finish.

The first loop was very enjoyable. The course was definitely tough, but not impossible. The hardest part of the course was the ridiculous amount of mud. Sections that should have been super-runnable were reduced to being a glorified slip’n’slide. Some sections featured mid-calf mud levels. Needless to say, I learned on this course that sometimes slower is faster. There were definitely some super-fun rolling singletrack sections and my first time through I was really enjoying those. All in all, it was a great course and the first loop was terrific. According to [Athlinks](https://www.athlinks.com/event/81241/results/Event/852768/Course/1629959/Bib/4255), I finished the first loop in 13th out of 45 people that started the race.

The second loop was much like the first, only sloppier. I was still having fun and it was during this loop that I realized just how awesome aid station volunteers are. They were terrific. I finished loop 2 in 12th position out of 36 remaining runners for the 50k race.

During the third loop I started to doubt whether I would finish. I wasn’t feeling great and the heat and humidity were really getting to me. I started playing the game of “just finish this mile” or “just get to the aid station” or “you only have to see that muddy hill 2 more times”. It worked. I got through it and finished the loop in 11th position out of 35 remaining runners.

When I finished my third loop, I wasn’t entirely sure I was going out for my fourth. It was so hot and so humid and I felt like garbage. I’m not huge but I’m not a particularly slim runner either – the heat and humidity really get to me. I took some time at the main aid station and figured I could at least get to the next aid station and reassess. So I had some pickle juice, ate some beloved PB&J, followed with some potatoes and salt, washed it all down with some cold water and went on my way. This loop was really hard but I did fall in with a small group of 3 other runners to cover some of the miles which made for a nice mental break. I finished loop 4 in 8th position out of 29 remaining runners.

The fifth and final loop was by far the hardest. By this point in the day I was very tired and a little cranky. But I told myself it would be silly to not finish the damn thing at this point. So I set out for my last loop just hoping to get through it. I walked a lot on this loop – I would say I hiked, but it was probably too slow to call it hiking. I told myself to run when I could and walk when I had to, so that’s what I did. I remember the huge feeling of relief when I crested the final hill and started the last little downhill to the finish. I ended up in 7th position out of 23 remaining 50k runners that finished. I was very pleased with that performance even though there was lots of room for improvement.

**Post-race**

Immediately after finishing I text my wife and got a burger and a couple beers and sat down. My family joined me and we ate for a while and I just sat there, happy that I had finished.

Up next is some recovery this week, then back to it. I’m signed up for a 50-miler at the end of August so I’ll be getting back on the trails shortly, putting in the miles.