What Does a Real Estate Lawyer Do?

Do you ever wonder why your favourite movie stars always look so good? Or why your local coffee shop is always spotless and decorated for the season? The reason is simple; they have a team of professionals who meticulously arrange every detail.

Before you start wondering how this relates to your home-buying journey, think about all the professionals you have standing behind you as you search for your dream home. Besides your real estate agent, you have a whole team helping guide you home, including a real estate lawyer.

What Does a Real Estate Lawyer Do for the Buyer?

Buying a home is likely the most significant transaction you will make in your lifetime. This life-altering decision requires the support of professionals to make sure that every step of the process is followed, ensuring that every “i” is dotted and every “t” crossed.

The person that takes care of the dotting and crossing on every legal document is your real estate lawyer. If you’re new to the home buying experience, you probably know that you need a lawyer but may not be sure what role they play.

A real estate lawyer is necessary both for the buyer and seller. We’ll start with their role on the buyer’s side. They ensure the transfer of ownership, outlining the terms of your purchase agreement and a clear title to the property. That is their role at the most basic; it goes far beyond, including the following:

  • Review the Agreement of Purchase and all other legal documents
  • Ensure there are no claims listed against the property
  • Arrange for Title Insurance
  • Ensure you have a valid title upon closing
  • Ensure property taxes are up to date
  • Calculate the land transfer tax due on closing
  • Draw up the mortgage documents
  • Close the transaction and ensure all legal and financial conditions are met
  • Exchange legal documents and keys with the seller’s lawyer

What Does a Real Estate Lawyer Do for the Seller?

The real estate lawyer’s role on the seller’s side is also related to ensuring the transaction goes smoothly and all legal aspects are covered. They are focused on the mortgage payout and a smooth transfer of the property’s title. Just like on the buyer’s side, a real estate lawyer performs several key tasks, including:

  • Review the Agreement of Sale and other legal documents before you sign
  • Assist you with the negotiation of the terms and conditions
  • Prepare the deed to your house
  • Deal and remedy title issues as they occur
  • Close the transaction
  • Ensure all legal and financial conditions have been met
  • Exchange legal documents and keys with the Buyer’s lawyer

When Do You Need a Real Estate Lawyer?

Whether you are buying or selling a home, you will need a real estate lawyer to register the transfer of property with your province’s land registry office. You are required to have a lawyer because lawyers can access Provincial Electronic Land Registration Systems. Every province has different regulations, but a legal professional is necessary to register a property and purchase a home to ensure that it is legal.

Can a Real Estate Lawyer Represent the Buyer and Seller?

Now that you have a better understanding of the real estate lawyer’s role, it’s time to choose one that will best represent you throughout the transaction. Choosing a real estate lawyer is something your RE/MAX agent can help you with, as they often work closely with trusted professionals. For more tips, you can also view our post on finding a real estate lawyer.

Are you also looking for a real estate agent? You can find one HERE.

2022-11-02 13:31:01

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The Best Assets To Invest In During A Recession

A recession is a normal (some might argue), inevitable part of the economic cycle. Many factors influence the dynamics of one, such as decreased consumer spending, a rise in unemployment rates, lower wages, and declining GDP.  

With the economic instability and uncertainty that comes with a recession, one may question whether or not investing during such a time is a good idea. It is fair to assume that holding on to every dollar earned would be the wiser choice. However, with a well-measured and sensible approach, investing during an economic downturn can provide an excellent opportunity for long-term gains.

If you’re interested in keeping your portfolio alive amid a recession, here are a few things to consider before investing and some of the best assets to protect your money.

What to Consider Before Investing During a Recession

When facing a declining economy, investors should act cautiously but also remain vigilant by monitoring the marketplace for potential opportunities. There are a few key questions that you should ask yourself before deciding to invest. 

What is your current financial position? 

Don’t compromise your current financial security for long-term gain. In other words, only invest what you can comfortably afford.

Are you able to take a long-term approach to investing? 

Investing during a recession does come with more challenges and risks. Be prepared to let your investments sit for at least 5-10 years before selling them. 

What is your risk tolerance? 

During a recession, frequent fluctuations in a portfolio are common. When the market takes a nose dive, will you be able to keep your cool and wait it out? 

The Best Investment Options During a Recession

Deciding what to invest in during a recession depends on your goals. What do you wish to accomplish with your investments? Whether you want to minimize the risk of loss, create a fixed income, capitalize on low-cost stock options, or maximize long-term returns—a clear understanding of your goals will help you choose an optimal investment option.

If real estate is your preferred investment vehicle, you’ll need to know how to play safe during a recession. The real estate market has been considered an attractive investment during past recessions, but it can be tricky to navigate. The pandemic greatly impacted the real estate market, causing supply issues, rising home values, and super-high buyer demand. Now, interest rate hikes have started to lower the price of homes but increase the cost of borrowing. This turn of events has had a negative impact on affordability, which has made many buyers pause on purchasing at this time. With the seller’s market ending, it is an ideal time for real estate investors to pick up properties as prices and competition come down. Here are a few of the best options to invest in during a recession.

Commercial real estate

While some industries are highly susceptible to economic cycles, other industries fare well regardless of the economy’s performance. Investing in commercial real estate using strategies such as triple net leases (NNN) is an excellent way to decrease the chance of taking a loss. Although no industry is entirely recession-proof, these commercial properties tend to maintain success even during economic downturns. 

Grocery Stores and Discount Retailers – People will always need to buy staple household items such as toothpaste, toilet paper & soap, even during a recession. Grocery stores and supermarkets such as Walmart, Costco, and Kroger are dependable investment options, especially when using a NNN lease. 

Healthcare – There will always be a need for health services. People with chronic conditions will still need their medication, and people will still get sick. Properties that are a good bet in a recession are medical offices (doctor’s offices, dentists, etc.) and pharmacies such as CVS Health and Walgreens.  

Death and Funeral Services – Death is an unavoidable part of life. As the popular saying goes, only two things are certain in life: death and taxes. Funeral homes, companies that provide caskets, and funeral-related services are relatively safe recession-proof investment properties.

Manufacturing – Industrial properties such as alcohol manufacturing, wholesale distribution, construction, etc., are another recession-proof investment. Companies such as Anheuser Busch InBev SA, Heineken, and SouthernCarlson are all examples of single-tenant flex industrial properties. 

Residential real estate

In general, residential properties will begin to fall, and as sellers become more worried about not being able to sell their properties, the more leverage you have to negotiate. Single-family, multifamily, and other pieces of property will all be opportunities for you to take advantage of during a recession. However, it’s still best to keep these assets in the long term, as it’s likely you’ll need to ride out the recession. Therefore, flipping might not be your best bet.

Stocks/bonds

In most recessions, you can buy stocks at a lower price. Generally, the best way to approach stocks is with a buy-and-hold strategy and then dollar-cost average over time. Recessions offer the opportunity to lower your dollar-cost average and acquire more shares for less.

Bonds, on the other hand, are considered the safest investments in the world because the U.S. Treasury guarantees them. You need to be careful with bonds since the best ones have maturity dates that tend to be long-term, such as 10-30 years, but will offer predictable returns. You also need to be aware of the inflationary pressures that can affect the strength of your bond yields. During recessions, bond yields rise, so be sure to take advantage of them.

Investment Strategies to Avoid During a Recession

While picking the right opportunities to invest during a recession is important, avoiding certain behaviors can be just as important.  

Timing dips in the market 

Trying to time the lowest dip in the market is like trying to predict tomorrow’s lottery numbers. It’s important to keep an eye on the market, but don’t wait around hoping prices will substantially drop before you make a move, or you may miss out on prime real estate.

Don’t try to do a quick, cheap flip

Flipping houses as an investment strategy is risky, especially if you don’t have the cash flow to flip the house properly. Cutting corners won’t get you as much ROI as you think, especially during a recession. Investing long-term is a much more reliable way to earn a greater return. 

Ditching assets too soon 

The market typically becomes volatile during a recession. Unloading your investments when the market dips could ultimately hurt your long-term growth by selling at a loss instead of waiting for the market to recover. 

Not focusing on business trends 

It is common to see a few business closures during a recession, especially with smaller companies that were struggling beforehand. However, even prominent brand names and anchor corporations can face bankruptcy and closures. Make sure to keep an eye on business trends when investing in property. If you see a company struggling, it would be wise to hold off until they are in a more stable place. 

Failing to diversify

We’ve all heard the term, “don’t put all your eggs in one basket,” and this is especially true in the case of a recession. Diversifying your portfolio can help increase your ROI or at least mitigate losses in your portfolio. If you’ve previously stuck with single-family homes, branch out to multifamily and commercial properties. If you take a loss in one area, you still have the others to help keep your cash flow afloat. 

Don’t Let a Recession Scare You From Investing

Recessions can be nerve-racking because we’ve all heard the horror stories. However, understanding your options and making wise decisions during a recession can help you avoid major losses and potentially lead to significant gains.

recession proof 1

Prepare for a market shift

Modify your investing tactics—not only to survive an economic downturn, but to also thrive! Take any recession in stride and never be intimidated by a market shift again with Recession-Proof Real Estate Investing.

Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.

2022-11-02 16:00:00

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Top Investor Edition: Multiplexes Touted As Key To Climbing Property Ladder

The prohibitive cost of single-family homeownership in major Canadian cities like Toronto has effectively rendered it the new ‘Canadian dream,’ and though its attainment is cumbersome, it is realistic.

If you have the right plan, that is.

Alex J. Wilson, broker-owner of RE/MAX Wealth Builders Real Estate in Toronto, turned a modest $25,000 down payment on a condo 10 years ago into two houses that are worth $5.5 million today. By simply tapping into his RRSP, Wilson secured his first home in a high-rise, where he lived for four years.

However, his next purchase, a triplex, was the lynchpin of his 10-year plan.

“I was able to use the rental funds to help offset the carrying costs of the property, and I do think that’s what everyone should do. It’s an incredibly well-proven investment that can really help younger couples or young individuals get a foot in the real estate market and buy freehold properties,” Wilson said.  

“My wife and I lived in every unit of the triplex, from the basement unit when she was pregnant with our first child, to the main unit when we had two children, and then the second and third floors with three children.”

The young family lived in the triplex for six years before deciding to buy their first single-family home—a process simplified by their positive cash-flowing investment property nullifying the need to use any additional funds of their own. In fact, Wilson noted that rental income generated by multiplexes can be allocated towards mortgage qualification, thereby stretching an applicant’s budget and helping them pass the B-20 mortgage stress test, which requires borrowers to prove they can maintain their loan at either 2% above the contract rate or the minimum qualifying rate of 5.25%—whichever is higher.

However, it is crucial that borrowers first acknowledge that, in a hyper-competitive real estate market like the GTA’s, very few people have the means to buy their dream house right away. 

And that’s okay, Wilson says, which he explains in this short video.

“The video walks step-by-step in five minutes how I did that, and how anyone can do that. It’s realizing that at 33 or 35 years old, if not younger, you don’t need your dream house,” he said. “You just need a roof over your head, and one that makes the most economical sense, and if you realize that, you can have your dream house in 10 years.”

Toronto is replete with condominium owners who are stuck on the property ladder, occluded from climbing any higher by exorbitant price points and paltry supply relative to scorching demand. However, as Wilson expounds, climbing the ladder is certainly possible, and fortunately, there’s ample multiplex inventory in the city.

Wilson is bullish on the area surrounding Dundas West Station, in particular, the 2-km radius eastward and north into the Junction, because there are seemingly countless multiplexes, and considering that Toronto’s rental demand is arguably higher than it’s ever been, there will be no shortage of triple-A tenants. In addition to below-grade transit, commuters at Dundas West Station can access Toronto Pearson International Airport and Union Station via the Union Pearson Express, hop on a streetcar or a GO Train, making it the second-largest transit node in the city, which is sure to amplify demand for nearby rentals and help landlords command rents that, in some cases, could rival those in downtown Toronto.

“You can command higher rents, not just today but into the future. Look at what’s happening in 10 years or 20 years. You never sell these freehold assets, and you help contribute to the liveability of the city because you’re providing precious rentals and you’re getting high-quality tenants,” Wilson said. “Also, the pool of buyers on these properties is limited, so you can take advantage of that.”



2022-11-02 11:26:00

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Semi-Retired at 30 Thanks to One Year’s Worth of Real Estate Investing

If early retirement seems out of reach right now, try semi-retirement. Once you get there, you’ll only be halfway to early retirement, just like today’s guest, Jessie Dillion. At only thirty years old, she is semi-retired and has scaled her real estate portfolio to almost two million dollars in nine months, with five properties total!

When people think about high returns, they often think about a high unit count—but why have a lot when you can do the same with a few? Jessie is strategic about each property purchase she makes and has made a goal to make one smart investment each quarter. She currently has a single-family home and two duplexes. One of her duplexes is a house hack, and her portfolio sports a mix of long-term, short-term, and mid-term tenants.

Jessie’s success is due to how responsible she is with her finances. To finance her first property, she built up her savings to ensure she had enough to cover any surprises. As Jessie continues to scale, she has gotten more creative with her financing. She has formed great relationships with her lenders because of her ability to ask questions and carefully choose where and how she gets her funding. Now she is semi-retired at thirty years old and pays a measly fifty dollars a month towards her mortgage!

Ashley:
This is Real Estate Rookie episode 231.

Jessie:
So an FHA loan is a low down payment loan. You can often put down just 3.5%, or most often you can put that down and it’s intended for a property that you are going to live in. You can actually use the FHA loan multiple times in your life. You can just only have one at a time. So, we got into this with the FHA loan, but a fun fact that in all my 365 days of research somehow never came is that there are FHA loan limits.

Ashley:
My name is Ashley Kehr, and I’m here with my co-host, Tony Robinson.

Tony:
And welcome to the Real Estate Rookie Podcast, where every week, twice a week, we’re bringing the inspiration, motivation, and stories you need to hear to kickstart your investing journey. I’d love to start the podcast off by shouting out folks in our rookie audience who have left us a review on the Apple Podcast platform. This week’s review comes from Ellie0303, and Ellie says, “This is the best podcast out there. Tony and Ashley provide a great base for rookies to get started that keep it light and interesting throughout the episodes. Highly, highly recommend.” Ellie, we appreciate you. If you haven’t yet left us an honest rating review on Apple Podcast, whatever platform it is you’re listening to, look yourself in the mirror, ask yourself what you’re doing with your life and go do what you’re supposed to do. So Ash Kehr, what’s up? How are things going in Buffalo?

Ashley:
Well, this is the first that we have talked since we both got back from BPCon. So you guys missed an amazing time. Tony and I had three speaking engagements we had to do, and we ended up going above and beyond for you, guys. We actually recorded six podcasts too.

Tony:
Was there? I lost track. I couldn’t even keep track at a certain point.

Ashley:
We had no plans to even do this, and we just kept finding people like, “We want to interview them. We want to interview them.” It turned out to be amazing. So coming up, we have Jamil from On the Market Podcast. We have Pace Morby, who is the Subto and seller finance guru. I hate to word the use the word guru, but master, whatever you want to call him.

Tony:
Right.

Ashley:
We have Investor Girl, Brit, and we also have Ashley Hamilton, who I think maybe had the biggest downloads or the most downloads for the Bigger Pockets OG podcast, too, when she was first originally on several years ago and then they just had her on again too. So that was our first time meeting her in person, but what a whirlwind it was.

Tony:
It was a stacked day, a few days of recording. What I really love, because we are the Rookie Podcast, we wanted to make sure that even though all those guests were experts, we brought them in to break down very specific things that they’re experts in this space so that you as rookies can follow along and implement what it is. So it’s not necessarily about their backstories, it’s more so, “Hey, here are some tactical things you can do as a rookie to implement the things that those guys and girls are world class at.”

Ashley:
Yeah. We also did an Instagram giveaway that we just all of a sudden decided to do Monday on the conference and then picking a winner on Tuesday. We got super lucky because we hit a rookie rockstar with the winners completely random draw as to who led it. And so, we will also have Ethan Wilson on episode 240, and he is going to talk about his experience. He’s fresh out of college, and he already has his own house hack, and he has a six unit and an eight unit under contract, I think, it was, just amazing.

Tony:
Yeah. He’s just been on some amazing things.

Ashley:
Yeah. So make sure you guys watch out, and we definitely have to get him back on to do his own full episode too, but yeah.

Tony:
Well, today, we got Jessie Dillon on the podcast. Jessie, she actually took Ashley’s rookie bootcamp earlier this year, and she’s gone on to do some absolutely amazing things. Man, we just really enjoyed this episode, and I feel like we could have kept going on and on and on, but Jessie talks about how she scaled from zero to almost $2 million in less than a year, and just all the kind of things that went into that. She talks about getting her spouse on board and what that process looks like. She talks about some creative financing strategies that she use to scale. So overall, I think this will be one of our top performing episodes because she’s got such an amazing story.

Ashley:
And I love the personal finance piece too of it, that she really built that strong foundation that we always harp onto. So if you need help with that, this is a great episode to listen to.
Jessie, welcome to the show. Thank you so much for joining us. Can you start off with just telling us a little bit about yourself and how you got started in real estate?

Jessie:
Yeah. So, my name is Jessie Dillon. I’m 30 years old. I live in Central Mass. Aside from real estate, I’m a wife, a stepmom. I own two businesses. I’m semi-retired now, which is so fun to say. I brought my portfolio from $0 to a million and a half in nine months with five doors. So I’m excited to talk about that. Yeah, that’s a little bit about me. Outside of all the real estate stuff, I’m a yoga fanatic and that’s about it.

Ashley:
So I’m curious, what are your two other businesses?

Jessie:
One of my businesses that I’ve had for about five years is a permanent makeup studio. So we do permanent makeup and beauty services. There’s also a side of it where I do business mentoring for other permanent makeup artists and that side came about when we had to close the salon due to COVID. And then also I have the real estate investing business.

Ashley:
Okay. Let me ask you this real quick before we get into your portfolio and your real estate investing is with that experience as an entrepreneur already, how do you think that has helped you? What skill sets have you brought from your other business into being a real estate investor? Even though they’re two completely different businesses, how have things correlated and help you that you already have some kind of entrepreneurial background?

Jessie:
I think there’s three big things that I just thought of as you were saying that. So one is that the people in my life have already seen me build something from nothing. So a lot of times getting started in real estate, if you came from a W-2, the people in your life might be a little hesitant to support you, but I’ve already proven to my network that if I want to do something, I can start it from nothing on my own. And then another thing too is, and there’s definitely a tipping point where this isn’t a good thing anymore, but I’m not afraid of making investments. I’m not afraid of just jumping in and learning how to swim once I get in. You know what I mean? So the fear wasn’t really there for me when I was getting started. And then the third thing is that I know how to hire and delegate. If I didn’t have the help that I have and wasn’t able to delegate to people, I definitely could not have made all three of these purchases this year.

Tony:
Yeah, I love that, Jessie. Ash, I’m so glad you asked that question because I feel like so many rookies, they miss that they have these transferable skills. They’re like, “I do this thing for my day job,” which has nothing to do with real estate investing, but if you really take the time to think about the skills and the abilities that you’ve developed, a lot of those are transferable. I mean, Ashley, what do you think? I know your career as an accountant was short lived, but what do you feel you learned in that? It was what? Eight months ago. What are some things you feel you picked up in that time that helped you as a real estate investor? I’ll share mine afterwards.

Ashley:
Yeah. Well, definitely just how to do bookkeeping. Also, how to sit at a desk for eight hours staring at a computer screen, that gave me some discipline, I guess. But also, even besides that job, I’ve done a ton of different side hustles. I sewed baby clothes for a year in my basement and sold them on Instagram and I made $16,000 off of doing that in one year as a side hustle, but I learned social media skills. I learned how to grow an Instagram, how to market myself. And so, I think no matter, any kind of business or side hustle or even a hobby you do, those things can definitely correlate over somehow.

Tony:
I had no idea that you know how to sew. I just learned something new about you. I’m offended I haven’t gotten a hand-sewn black T-shirt from you yet, so we got to change it.

Ashley:
I said baby clothes.

Tony:
So six foot one, 200 pounds, you don’t make them. You don’t them that big.

Ashley:
Yeah.

Tony:
But no, I mean, like I said, it’s a really good point, Ash. I’m glad you brought it up because for me, in my day job, before I went full-time in real estate, I was a manager for a network of warehouses, like distribution centers. At surface level, there’s no correlation between running a supply chain network and being a real estate investor, but much like you said, Jessie, I got really good at finding and managing talent in that job. I got really good at building systems, and I got really good at solving complex problems. I got really good at managing budgets. All of these things, even though they’re not necessarily related to real estate investing, they are things that are important if you want to be a successful real estate business owner. I mean, I feel like we don’t talk about that enough, Ash, about how those skills translate, and we should probably ask our rookies those questions more often.

Ashley:
Well, think about when we did the meet and greet right at BPCon recently, where someone said, “I have this job now, but I don’t know how any of the skill sets I have in it can help me get started in real estate investing. Should I switch careers or what?” And then we ask them the question, “Well, what is your job?” They’re like, “I’m a project manager in the tech industry,” I think it was. We’re like, “Right there, the first two words, project manager. Everybody, who here is looking for somebody to manage their rehab project and put in those systemic process?”

Tony:
Everyone’s paying for that.

Ashley:
Yeah.

Tony:
Right.

Ashley:
That was too easy for us to answer that one. But yeah, I think there’s always some kind of skill set or something in your job. Even leadership, maybe if you’re a manager or like my business partner, Darrell, he was a foreman. So having people work under him is a skill set that he has that he brought to the table.

Jessie:
Yeah. I mean, the more we’ve talked about it, I feel like there are more skills that have translated from one business to another than skills that have not. Obviously, I’m not going out tattooing eyebrows on my rental properties. I could do a great job of that, but I think the social media and like you had said, learning how to use social media, learning how to hire and manage people and building the systems, those are things that I was already doing, so I feel like I didn’t have that many new skills to learn.

Ashley:
And then, Jessie, you already had these two successful business models going. What made you decide, “Okay. I’m going to take on another business. I want to get into real estate”? What was that moment like for you?

Jessie:
Well, so leading up to those three months that we had to close when the pandemic started, I was working probably four full days a week, but I was putting in 40 hours in that time, and that was just behind the chair, so to speak, or with clients. Plus, I was doing all the office work behind the scenes. So then when I was forced to take a three-month vacation, which was a lot nicer than it sounds like it would’ve been, I was like, “You know what, I can’t keep that up. That wasn’t sustainable.” I can’t see myself doing that until the traditional retirement age, right? So that’s when I developed my business mentoring program and when I was like, “You know what, I’m going to scale back with clients and just figure out how to make up that income somehow.”
It wasn’t long after that, actually, all of this came about because of a Facebook clickbait article. I saw this article from Business Insider and it said that a 26-year-old girl was retiring, and I’m like, “Wait a minute, I want to retire too.” So I read it and I connected with her and I discovered FIRE, this whole movement, and then a FIRE podcast led me to your podcast, and I just totally binged it. This was last fall, so this was only a year ago. I knew I had to get in on this because the work that you do in the beauty industry is so physical, you wouldn’t really think so, but most people I know in the industry have neck problems and back problems and wrist problems. I was at the point, because of those issues, where I was going to so many different physical health appointments every week, like twice a week, if not more, and it just wasn’t getting better. So I knew that I couldn’t keep doing that physical work forever.

Ashley:
Plus, that’s also you, you are the person that’s making money. I always give the example of a chiropractor. A chiropractor can own his own business, but he’s only making money if he’s there cracking your back and that’s sounds the same as your position, too, is that you have to give up your time. There’s no way to outsource that unless you hire people under you, but I’m assuming a lot of the people are paying for you to do their makeup and everything and not someone else. So yeah, I can see how that can correlate. So after you’ve done your research, you started binging these podcasts. What was it like with your spouse, getting your spouse on board with us? How did you approach him?

Jessie:
So my husband, Pat, and everyone else in real estate will be so jealous of this, he’s an electrician, so I have that in the bag whenever something goes wrong with the electrical, but I got so excited about it. At first, I didn’t really think to share that with him because we each have our separate passions and interests and hobbies. If you look at my books and then his books, they couldn’t be more different. So I didn’t really think to share it with him at first until it actually came time to use our savings for this, but by that time, he knew how much of a student I had become in all of this. He saw the time I was putting into reading the books and doing the research and everything.
Just five years prior, he saw me say, “You know what, I’m going to quit my full time job and I’m going to go off on my own doing this beauty stuff. How do you feel about that?” Of course, he was a little nervous, but he saw what I did with that over the five years and he was like, “If you really want to do this real estate thing, I have no doubt in my mind, go ahead.” So I’m just very lucky that I had such a supportive partner.

Ashley:
Okay. So you talked about your life savings a little bit. How was the initial funding? Because that is usually the hardest hurdle for somebody getting started is the deal analysis and also how are they actually going to pay for the property. So, what were the first steps you took? Okay. You and your husband decided you’re going to go through and do this. Did you line up your funding first? Did you find the deal first? Did you start to build a team? What were the steps that you took?

Jessie:
I think we lined up the funding first. So, we had a pretty decent savings already. Once I started with the whole FIRE thing and reading the books and watching the documentaries and stuff, I jacked my savings rate way up. I was fortunate to be a high-income person, so it was a little bit easier for me. So I jacked my savings right way up. Initially, I was going to start investing aggressively in index funds until I realized that was still going to take me 11 years to achieve early retirement and I’m like, “I can’t keep breaking my neck for another 11 years. There’s going to be another way.” So we built up a lot of savings that we were going to invest that way. I had done my research on what it was actually going to cost to get into a property. So once we had that plus a buffer, plus our personal savings, we felt good about making offers.

Tony:
So, Jessie, I just want to go back before we drew a little bit deeper into the financing piece, because you talked about getting your spouse on board, and I know that that’s a question that comes up so often for new investors because they listen to the podcast or they watch the YouTube channel, or they read that book and now they’re hooked and they’re going down the rabbit hole, but their spouse isn’t going on this journey with them. I just want to highlight what I heard you say, because I think it’s important for our rookies to really let that sink in.
So the first thing you said is that you became a student, right? Your husband saw you going on that journey of educating yourself and whether it was reading the books or whatever you were doing, but he saw you go on that journey of educating yourself. So at least he knew that this wasn’t some… You’re not going in blind to doing this, which I think is important. And then the second thing, and you didn’t really say this, but it is what happened is that you had built trust in that relationship over time. You said that he had already saw you have success with this original business venture that you had, so he already had the confidence in you to go out and try this new thing.
So for our rookies that are listening, if you are the kind of person that has a different hair brain idea every other week and you never commit to any of those things, then when you bring up real estate to your spouse, they might be a little bit questionable about how serious you are about that thing. But if you can prove to your spouse maybe in a lower risk setting that you are committed, that you can do this for the long term, that you aren’t going to change your mind in a week and you’re going to take your whole life savings and actually make it profitable, then I think that’s important. So just building that trust, and I’ve never really said that out loud, but after you said that, I realized just how important that is.

Ashley:
Tony, are you thinking of how your music career took off and told Sarah how well your first-

Tony:
That’s exactly what-

Ashley:
… bet your hood off that she trusted you in short-term rental?

Tony:
That was the juice that started it all. So if you guys want to get your spouse on board, drop two mix tapes in your early 20s, and that’s how it goes.

Ashley:
You know what, I think the trust was really built when Sarah stood on the side of the road with you handing out mix tapes to people that walk in ice.

Tony:
That’s when I was CDs, that’s how it goes.

Ashley:
Yeah. Yeah.

Tony:
That’s how it goes.

Ashley:
That right there is some of it. Yeah.

Tony:
That was trust. But one other thing I want to hit on, Jessie, you also… Actually, before we go too far, I know you touched on this already, but just what’s the current portfolio look like today? How many units and where are those units at?

Jessie:
Yeah. So first, we purchased a two family home, a duplex about 20 minutes away and that we have two long-term rental tenants in. So we closed on that this past January. And then next we purchased a single family home, which is up in the Lakes Region in New Hampshire, and we use that as a short-term rental and we closed on that in the spring. And then lastly, we closed on our house hack, which is also in Central Mass. It’s a two-family. So we have a long-term renter in the other side, and we actually have a midterm renter within our unit too, because our unit is more space than we need. So that’s what it’s looking like now. I am hoping to keep up the pace of making one smart purchase a quarter.

Tony:
You did this in what span of time?

Jessie:
Nine months.

Tony:
That’s amazing, right? But I think people here, “Oh, I went from zero to…” I think you said 1.5 million in nine months, and you’re like, “Oh, man, that’s amazing,” but they gloss over the fact of what you said about rapidly increasing your savings rate and really going hard in your business and building that thing out so you would have the funds to go out there and buy all these units in nine months time. So if there’s a lesson for our rookie audience, it’s that if you have a really clear plan around what you want to do and you pursue that plan aggressively, a lot of good things can happen in a relatively short period of time. I think you’re a great example of that, Jessie.

Jessie:
Thanks. Obviously, it’s a privilege though being someone who can save any money at all. Not everybody can save money from their weekly or monthly income. So it’s worth noting that there are so many ways to do this. Even if you can’t save money, that’s just the way that we happen to do it.

Ashley:
I think earlier when you were talking about this too, you discounted yourself in saying you’re lucky to be high income, so it was easier, but think about how many other people are high income and they live paycheck to paycheck or barely meet their bills. No matter what your income level is, if you are disciplined to save, that is a great achievement on itself, no matter what your income is to be able to save. And then also something cool that I noticed here is that… So, you are house hacking now. So you also picked up your life of where you were living previously, moved to a house hack. So, what did that situation look like? Were you renting an apartment? Did you have your dream home and you decided to move to a house hack? Paint that picture for us.

Jessie:
Yeah. So we were renting up until we moved into the house hack. So we bought the first two investment properties while we were still renting. The reason was, A, we lived across the street from my parents, which we loved. It was so convenient and I love being close with family. B, our rent was just so good. It was too good to be true. So I’m like, “We’re only going to rock the boat for the perfect situation.” I refuse to raise our cost of living just to splurge on a house that we like. But from going from renting, and again, we had really cheap rent for the area that we live in, Mass is definitely a higher cost of living, but from going from the apartment to the house hack, we actually lowered our monthly cost of living by five to $600 and that’s including saving for repairs and maintenance, vacancy and CapEx.

Tony:
You’re so impressive, Jessie. That’s so cool, right? How many people can go from renting an apartment to buying a house and spending less money doing that while also getting all these other benefits to come along with home ownership? So, the house hack I think is one example of how you’ve been able to increase your savings rate. Would you mind maybe sharing some other tips and strategies that you and Pat, your husband, employed to save more money as you went on this journey?

Jessie:
Yeah. I mean, increasing the savings rate, obviously the one big thing is that’s not just cutting your expenses, it’s also increasing your income. There’s an unbelievable… There’s a limitless number of ways that you can do that, it’s just a matter of are you going to get creative or not? So while we were at BPCon, I saw Rachel Richards’ presentation, so I immediately got both her books and I’m halfway through them already. In one of the books, there’s a list of like, “Here are really simple ways that you can increase your income.” So people forget about that, but as far as reducing your expenses to bump up that savings rate, it’s easy things. Just thinking about every dollar you spend, are you spending it intentionally? If I DoorDash dinner when I don’t really have to, that’s not intentional. It’s not something I would feel good about a week from now. So am I really being intentional in spending in ways that I actually really want to spend?

Tony:
Yeah. Just one quick shout out for Rachel Richards, she’s MoneyHoneyRachel on Instagram. I actually met her with the first time at BPCon as well, and she’s got a pretty incredible story. So if you guys aren’t following Rachel, definitely go check her out. Ashley, I know you talk about this a lot too, about having the right kind of financial foundation before you get started. Jessie, you mentioned that you guys saved up enough money for your rental investment, but you also saved up enough money for your own nest egg to make sure that if things went south that you had that. Ashley, I think that ties in so perfectly with what you always say about building that foundation first.

Ashley:
Yeah. I feel like not that it’s been easy for you, but for somebody that hasn’t built that foundation, you’re going to struggle a lot harder getting three deals in nine months than if you have that cash in place for those down payments, where you don’t have to go and find a private money lender. You don’t have to go and use hard money. You can still definitely do it having no money, but when you have the money for the down payment, you have the cash reserve saved up, it’s easier to propel yourself without having to rely on other resources to get that done. One thing that I’ve been noticing a lot is people are asking the question, “Do I find the deal first or do I get the money first?” If you get the deal first, if it’s a great deal, the money will come, but it is so much easier when you already have the money to take down that deal, so much easier.

Tony:
Totally, right? Because it’s like you find a good deal, you just pay the money, right?

Ashley:
Yeah. You just buy it. Go.

Tony:
You just buy it, right? We’ve talked about this before too, right? It’s like when you have the money to solve a problem, you don’t really have a problem. You just write the check, you do the thing and then it’s done. I feel like that’s such a mindset shift that new investors have to make. It’s like money, it doesn’t solve every problem, but money solves a whole heck of a lot of problems in most people’s situations.

Ashley:
Yeah. So real quick, I just want to go onto a rant real quick about money and stuff, what’s the [inaudible 00:25:12]-

Tony:
Rant away. Let’s do it.

Ashley:
… and financial freedom. So if you are sitting there listening right now and you are thinking, “There is no way I can save money. I have expenses. I have a family. I have things to do,” first thing I challenge you to do is sit down, grow through your bank statement, go through your credit card charges, any cash you used. Do you have receipts from the cash that you spend? But pretty much nobody uses cash. So you should be able to see all of your expenses through your checkbook, your credit cards, your bank account. Okay. Look at where those expenses are going. Okay. Are they going to streaming devices? Are they going to Monsters at the gas station? Are they going to eating out? Are they random splurges at Target?
Write them down and I think you might be astonished as to how much you are actually spending in different categories. And then think about how much do you really want that first property? Is it worth giving up some of those things to get that first property? If you’re going to look at everything, just be like, “No, I don’t want to give that up. I want to enjoy my life,” okay, fine, it’s going to be longer and harder to get to what you want. Obviously, giving up your chai tea latte every day is going to not be enough to get you there, but if you can find somewhere to save even a couple hundred dollars every month, that is definitely going to make a big difference.
Once you start to see those savings build, you’re just going to want to propel yourself faster and you’re just going to want to put more and more money once you get that momentum going. So, those are just some things that you guys can try and look at that I feel like has helped me and other people, too, when trying to figure out where your money is actually going and get a hold onto your money, because if you can’t sit here right now and tell me where exactly your money goes, it’s just gone, then that’s where you need to sit down and really look at your expenses.

Jessie:
You had mentioned, too, giving up the chai tea lattes, and I feel like a lot of people think of that stuff as a sacrifice, but it’s really not a sacrifice. What are you sacrificing instead by buying it? If you’re spending money so frivolously and delaying when you can retire and have that time freedom, you’re sacrificing that every time you spend money unintentionally. You’re not sacrificing anything, it’s just trade-offs that you’re making. You know what I mean?

Ashley:
That is such a good point.

Tony:
Yeah. So I don’t want to make this sound counter what you guys were saying because I totally agree with what you guys are talking about in terms of managing your spend, but I also think there’s a fine line between doing yourself a disservice by not hiring certain things out. Like me, I feel like my time is better spent podcasting, analyzing deals, creating content for YouTube, talking to our private money lenders, all these different things related to the business. We almost never cook at home. We have a meal prep company that we use that delivers 80% of what we eat. If we’re not eating that, we’re DoorDashing something from the local food.
But for us, it’s made more sense from a business perspective to not spend four hours every other day prepping meals for the entire week. For us, it makes more sense to source those things out. So I think as you’re building your business, and obviously everyone’s financial situation is going to be a little bit different, but if there are, I think, things that you can delegate out to other people so that you can focus on moving those big levers in your business, sometimes it might be worthwhile to just pay this person to do it so you can go out and focus on that more, I don’t know, income-producing activity in your business.

Jessie:
Yeah, definitely. Agreed.

Tony:
I want to talk a little bit more about the funding side because you talked a little bit through, I think, the first one. So you have the duplex, the short-term rental, and then the second duplex. So, did you use just your cash savings for all three of those purchases or were you doing some other kind of creative financing to fund those?

Jessie:
Oh, I definitely had to get creative. I feel like as you go, you have to get more and more creative. So with the first one, we did use our savings, but fortunately, we were able to put down only about 11%, which is kind of crazy for an investment property. The reason we could put down less was because I got the property under contract for significantly less than an appraised at. So with that lender that we were using, they said, “If you get it 10% below appraisal, you can put down just 10%.” So I really pulled out all the stops to get it under contract for less. Yeah. So that worked out around here. So that property, even getting it undervalued, we paid 357. And so, having to put down 20%, that would’ve been a huge difference.

Tony:
Was this a small local bank or was this Wells Fargo or Bank of America?

Jessie:
This was Civic Financial, and they’re based in California. I just really liked the guy that I was talking with. So I had talked to a ton of different lenders and I really wanted to go with somebody who was personable and just seemed like they were really on my team.

Tony:
Can we pull on that thread a little bit, Jessie? So you said you talked to a bunch of different lenders and you were looking for that… What kind of questions were you actually asking those lenders to see if they were going to be a good fit to work with you?

Jessie:
So I asked questions like, “What are you going to need to see from me? What does the property need to be doing for monthly cash flow? What are you going to be looking for from me? And then how long does it take to close?” But honestly, I wasn’t getting super into all the details like that. I was really just feeling for who is someone that I feel like is going to be easy to work with. Whose personality do I jive with? With all three of my deals, I didn’t go for the lender that gave the best interest rate or the lender who had the lowest closing costs. I went with the person who I really felt like was pulling for me and was going to get it done and was easy to work with.

Tony:
So just a couple things, right? I love that you spoke to a bunch of different lenders because I think for a lot of new investors, they get somewhat tunnel-visioned or pigeonholed than just talking to the ones that they already know, but it sounds like you really did a lot of research around, “Who is the right person for me to deal with?” The second thing I want to call out is that by going with the bank that’s a little bit smaller and has some more flexibility, a lot of times you can get better loan products than going to the Bank of America or the Wells Fargo, because this bank said, “As long as you can get it,” whatever you said, “10% below appraised value, then we can reduce your down payment.” A big bank might not have that same level of flexibility, but the small bank, they don’t have to worry about the same policies, procedures, et cetera. All they’ll want to make sure is are you getting a good deal?
Ashley’s had amazing lending options from those small local banks. My first four properties I bought with zero money out of pocket because the bank offered a really great loan product. So for all of our rookies that are listening, if you find the right bank, it can literally change your entire life. As a quick side note, Henry Washington and I from On the Market Podcast, we were chatting during BPCon and he’s got a bank out where he’s at in Arkansas and they offer amazing financing options to him, where he’s able to refi really quickly without a seasoning period and just do all these other crazy things, but it’s all because he found the right lending partner. So I think for a new investor, one of the most important things they can do at the beginning of their career is spend the time to find the right bank because it can make all the difference. So you’ve got this duplex that you got with your savings at 11% down. Walk me through that single family home you guys turn into a short-term rental. How did that lending come about?

Jessie:
Yeah. So the single family home, we started making offers in January or February. So right after we closed on the first duplex, I took maybe a week to relax and then I was like, “We’re paused. We need to keep going.” So we started making offers. I probably made 10 offers and I did use a realtor for this one because it’s about two and a half hours away, whereas I did not use a buyer’s agent for either of the other two properties. So for this one, we made about 10 offers. We actually got one under contract and I was so excited about it.
During the due diligence period, I spent probably $1,500, maybe $2,000 in all sorts of inspections and a lot of issues came up and we weren’t able to come to an agreement. So I actually had to lose out on that. But in retrospect, that was really smart because two days after I lost out on that, I got this one under contract, which is way better, way better deal. So for this one, we used a second home loan, also known as a vacation home loan. So I put down 10%. Because vacation home loans are tied to you as a person, my DTI had to support that, so my debt-to-income between myself and my husband.

Ashley:
So, what about the house hack then? What kind of financing did you do for that? Did you do FHA or-

Jessie:
Yeah, for the house hack, we did FHA.

Ashley:
Can you just explain what FHA is in case maybe someone doesn’t know just what the difference is from the other types of lending you did?

Jessie:
Yeah. So an FHA loan is a low down payment loan. You can often put down just 3.5% or most often you can put that down and it’s intended for a property that you are going to live in. You can actually use the FHA loan multiple times in your life. You can just only have one at a time. So we got into this with the FHA loan, but a fun fact that in all my 365 days of research somehow never came up is that there are FHA loan limits. So for each county, there’s a limit to how high you can go with the FHA loan. So because this property was on the pricier side, we actually had to come to closing with more like 8%. So that kind of threw us for a loop, but I think in real estate, there’s nothing but surprises, so we made it work.

Ashley:
So when did you find that out during the loan process, once had already committed to the loan or when did that surprise happen?

Jessie:
So that was maybe a week after we had the signed offer by both parties.

Ashley:
So that’s something right there is there’s always going to be those surprises that come up that you may not expect to and that’s why I think listening to podcasts like this, you get an idea of things you should be asking your lender so that these surprises don’t come up as to… There’s so many different moving pieces no matter what type of loan or what kind of lender you’re going with that even today still, I worked with a hard money lender and I had a surprise come up, where I couldn’t refinance out of the hard money loan unless there was five properties or five units in total on that loan. I would have to refinance with a different product, and so that one built in and all these things, and that was like, “Man, I never even asked that question because I just didn’t even think that there would be a limit as to how many there could be.”
And so, I always try to find out as much information up front as to what that loan product is actually going to be and any obstacles that are going to come up. So Jessie, do you have one particular property where you want to kind of walk us through the process of purchasing it and what the numbers kind of look like today?

Jessie:
Oh, yes. Definitely.

Ashley:
Okay. Which one did you want to do?

Jessie:
I’d like to do the house hack that we’re in right now. I think that one is most exciting because I think a lot of people start with house hacking, or if they don’t, they should. So, I’d like to go through that one.

Ashley:
Where did you find this deal? What market is it in?

Jessie:
It’s in Central Massachusetts.

Ashley:
How did you find the deal?

Jessie:
On Zillow, I found them all on Zillow.

Ashley:
Okay. How much was the asking price and what did you purchase it for?

Jessie:
The asking price was 590 and that’s what I purchased it for.

Ashley:
How did you finance this deal? I know we already talked about that, but…

Jessie:
Yeah. The FHA loan, and we did about the 8% down, but I actually got 12,000 in closing costs covered, so that offset some of the down payment.

Ashley:
Can you explain that a little bit further as to how would somebody else be able to do that?

Tony:
Yeah.

Jessie:
Right. So, one thing that I think was in our favor is that I went straight to the listing agent, which I did for three out of my five accepted offers. I think building relationships, we can’t say it enough, is so important. So I went straight to the listing agent and we really built rapport and he actually was also the owner who flipped the house. So we had very few cooks in the kitchen here and that really helped me just build a relationship directly with him.
I just said, “I’m happy to give you the asking price. I think it’s totally worth it and it will be for me because the value really is what someone’s willing to pay for it. I don’t care what other homes are selling for around here. If my bank will give me the loan and the numbers work for me, then I’m not trying to just get a deal to get a deal, right?” So I was like, “I’ll pay the asking price. We’re comfortable doing no inspection, but can you cover 12,000 of the closing costs?” Like I had mentioned, I don’t go for the cheapest lender, I go for the person who believes in me and is really on my team and is hustling to get the loan closed. So yeah, my closing costs were high. I had a $7,500 lender fee, but I didn’t pay for it, so that was fine.

Tony:
So Jessie, first, I loved the idea of going straight to the listing agent and asking them to represent you because now that agent is almost more incentivized to work with you because they get a chance to maybe double in that deal, right? But one of the things you mentioned as a leverage point between you and the seller was that you agreed to wave your inspections. So you mentioned earlier that you had some issues pop up around your short-term rental, or at least one that you were trying to purchase that made you walk away from that deal. What made you comfortable and confident to waive the inspection for this house hack, knowing you had just walked away from a deal because of the inspection on that property?

Jessie:
Yeah, I think because the other property was going to be a short-term rental and so far away, if issues were to come up, it was going to be devastating to us. Let’s say the septic failed, because there was a septic tank at that house where the inspection didn’t go very well, that would be devastating for a short-term rental business. Whereas this being our primary home, there wasn’t a septic. There wasn’t a well. It was recently flipped. We learned so much from going through the walkthroughs on our other inspections that we knew a lot of stuff to look out for and we knew that we’re going to be in this home for the long term. This isn’t something that we’re going to try and turn around right away or sell in a couple years. We planned to hold it forever. So we were just more willing to deal with things if and when they come up.

Ashley:
Okay. So now that you’ve moved into the property and you have tenants in place, can you talk about what your rental income is from the long-term tenant and the midterm rental?

Jessie:
Yeah. So for our long term tenant on the other side of the duplex, the rent is 2,100 a month and that includes heat. And then our midterm renter in our unit, in our furnished guest room pays 1,700 a month and that includes all the utilities, but I made it a little bit juicier to get that higher rate by saying that I will do laundry service because the laundry room is actually through my daughter’s room. So it just makes more sense for me to do it anyways. Since we allow pets, since I’m lavishly semi-retired at 30, I’m home all the time, so I was like, “If you bring a pet, I will help with pet care while you are at work,” because I know a lot of these people work really long shifts, so that made it juicier.

Ashley:
So you are almost getting the amount that the long-term tenant is paying for this unit in your house.

Tony:
In one room.

Ashley:
Yeah.

Jessie:
Yeah.

Ashley:
So, how does that interaction work? I mean, do they even come out and hang out with you guys or what’s it like at the cabin areas? Yeah.

Jessie:
So we moved in at the end of August. Our long-term tenant, we already had lined up. She moved in September 1st. Our midterm renter, she actually just moved in four days ago and this is our first time doing that. So far, it’s working out great. I mean, because our midterm tenant is in our unit, I really went above and beyond to vet her and make sure we vibed when we were on FaceTime and we did a credit and background check and a full application, a full lease, but just for three months and it’s worked out really well. I think the benefit to us is just so worth it.

Ashley:
I think this is the first time we’ve had somebody come on talking about renting by the room as a midterm rental. Usually, it’s a short-term rental or it’s a long-term tenant and I really, really like this because if a long term tenant, you’re stuck with them for a while. You have them probably in a six month or a one year lease, so if things are not going well, it’s going to be harder to get rid of them. A short-term tenant, even though you can shut it off whenever you want and not have somebody in your house, you’re having so much turnover that it’s so many different people coming in and out of your house. Also, you don’t have the time to vet and FaceTime and credit and background check to make sure they’re not a serial killer when you choose somebody for three months. I think that is such a happy medium is that you get to live with somebody for a while, but it’s not a super long commitment too, but you can also go through the appropriate steps to vet the person that’s actually moving into your home.

Jessie:
We can always try it this one time and if we don’t love it, we can not do it again, but at least then we’ll have had the experience.

Tony:
We’ve got to coin that strategy somehow, the rent by the room, medium-term rental. I don’t even know. I’m trying to bur that, but I don’t know what sound that would be, RBTR, MTR. I don’t know. We’ll figure it out, but you got to coin that one because I think that’s such a cool strategy. Like I said, Ash, I haven’t really heard of many people combining the midterm stay with the rent by the room, but it’s like, oh my God, if you do that in the right market, that could be so exceptionally profitable without the work that comes along with managing a short term. So one question for you, Jessie, how did you find this tenant? Was it like Furnished Finder? Were you on Airbnb or some Craigslist, Facebook groups? What method did you use to find this person?

Jessie:
A combination of all of those. So I listed on Airbnb, which I already had experience with because of our short-term rental, so that was easy. I also listed on Furnished Finder and I posted in all of the travel nurse Facebook groups. I also had my assistant go in and search for posts from travel nurses with the words Boston, Worcester, Providence, close by cities so that she could comment on the post with the Airbnb listing. Ultimately, I found this tenant through Airbnb.

Ashley:
That’s awesome. That’s really cool. Yeah. Well, Jessie, congratulations on that house hack and thank you so much for sharing that with us. That’s really cool. I think we all learned a lot right there.

Tony:
Yeah. Just one last follow-up question, Jessie, I know you said that you decrease your living expenses by a several hundred dollars, but what’s your mortgage on that 590 purchase?

Jessie:
So the principal interest taxes and insurance is 38.50, and we have left over to pay out of our pockets 50.

Tony:
Wow. That is amazing. How many people can say that they live for 50 bucks a month, right? That’s so amazing.

Jessie:
And in a $600,000 house too.

Tony:
House, right? Yeah.

Jessie:
Yeah, I wanted to make that point too. I feel like a lot of people house hacking, if they’re just lowering their cost of living and not zeroing it out, they don’t really feel like it’s an amazing house hack. But I’m also investing for the long term, for the future. So every month, let’s look at this 590 purchase price, right? If I look back 20 years, the average annual appreciation in Mass is 4.6% a year. So in my mind, I’m like, “Okay. Over $2,000 a month is going into this invisible savings account for later, plus the debt pay down, so whatever is going towards principal every month.” So even though it feels like I still have to pay to live, I’m paying for the utilities and the 50 a month and stuff and whatever goes wrong, but I also have all that money going into this invisible retirement account. So even when it feels like it’s not a gigantic home run win, when I remember that, I’m like, “Oh, wait. Yeah, it is actually a pretty big one.”

Ashley:
It is a gigantic big home run win. I think too that, yep, you are so right, people get caught up in that they should be cash flowing or that they should be living for free, but you can’t compare yourself to other people. I mean, there’s people living in $50,000 duplexes that maybe they’re living for free, but you are living in a $600,000 house that’s getting equity built into it by mortgage pay down appreciation, and you’re only paying $50. So it’s so hard to compare apple to apples. It’s kind of like when people shot out their units or whatever to how many units they have, that is not a status symbol. That doesn’t tell you what their cash flow is or how much they’ve invested into the property. There’s no way you can compare each other to that.
But yeah, Jessie, congratulations. That is a gigantic home run, that house hack. So I want to continue having you share your wisdom. We’re going to move to the rookie request line. This is where you can leave a voicemail at 1-888-5-ROOKIE. Tony and I will get your voicemail and we may play your question on the show for a guest to answer. Today’s question is from Erica Albert.

Erica Albert:
Hi, my name is Erica Albert. I have a question. I was just listening to the podcast and it was all about you have to run the numbers, which I 100% agree with. And then Tony said you have to trust the numbers. My question is in regards to that. I’ve begun to not trust the numbers after using five different algorithms to predict rental revenue for short-term rental properties. How can you quickly assess these and really trust what AirDNA or Data.rabbu or PriceLabs is giving you? That’s all.

Jessie:
You could only trust them so much. It’s not as much a way to predict what the investment is going to do, how it’s going to perform. I think looking at all those numbers, and she’s right to use five different data sources or calculators, but I think getting those numbers is a better way to just compare different potential short-term rental purchases, compare them to each other. There’s not going to be a guarantee. There’s not a perfect data source. If you use five and take the average, that’s probably the best indicator that you’re going to get. So at a certain point, you just need to take the leap of faith. If everything is saying that it’s probably a good idea, I think maybe she’s just getting analysis paralysis and just running numbers till she’s blue in the face and it’s freaking her out and making her go backwards, but it sounds like she’s doing her homework. At a certain point, you just have to trust that you are making a good investment, that you know what you’re doing.

Ashley:
I think, too, is if there are different numbers, go with the lowest.

Jessie:
Oh, yeah.

Ashley:
Be conservative, pick the lowest one. And then if you get more than that, that’s great. That’s bonus money. But if you are feeling that there is a wide range of those numbers that you’re getting from these different softwares and platforms, then take the lowest and use that as your number to analyze the deal.

Tony:
Awesome. All right. Well, Jessie, I want to move us on to our rookie exam. These are the three most important questions you’ll ever be asked in your entire life. So, are you ready for the exam?

Jessie:
Oh, yeah. I’m ready.

Tony:
So question number one, Jessie, what is one actionable thing a rookie should do after listening to your episode?

Jessie:
I think they should pick the person on the Rookie Podcast that they felt like they could relate to most and just message them on Instagram and start a conversation. I did that with guests that I had heard on the podcast, and I feel like the trajectory of my career with investing has totally blown up because of just reaching out to those people. So if you feel like there’s someone on the podcast that you learned a lot from, mine was Amelia and Grace, I reached out to them. Otherwise, I wouldn’t have even known what midterm rentals are. So because of them, I only pay $50 towards my mortgage. So making a connection with somebody that’s just a couple steps ahead of you is my biggest action step.

Ashley:
Jessie, can you script that out? What do you say when you first messaged somebody?

Jessie:
I’ve messaged a bunch of people from the podcast.

Ashley:
Yeah. Do you have a question of mind that usually asks them, or are you just saying, “I love the episode you were on. You did a great job. I found this interesting”? How are you making that connection to engage them back into a conversation with you?

Jessie:
I think for social media in general, it’s a good best practice to always do an open-ended question, but it should probably be based on what they were talking about on the podcast. For example, when I first read that Business Insider article about the girl who is 26 and retiring, I messaged her and she had spoke to a couple books that she read. I messaged her. I explained where I’m at in three sentences, and I was like, “If you could recommend only one book to me, what would it be?” She recommended the Simple Path to Wealth and that book-

Ashley:
I love that book so much.

Jessie:
That’s a favorite of mine. I loved it. And that led to the next thing that led to the next thing. So that DM really is responsible for a lot of what I’ve done in the last year.

Ashley:
Awesome. Okay. The next question is what is one tool, software, app or system in your business that you use?

Jessie:
The one that we use the most is Monday.com. So it’s like a task tracking software. I’m in Tony’s short-term rental Facebook group and I shared our list for everything that we do on a repeating basis for our short-term rental in there. We could never keep track of everything in both businesses without Monday.com. I live by it.

Ashley:
Tony and I use that too.

Tony:
That post you put in the Facebook group, I love that one. That’s one of my favorite things I’ve seen in there, so I appreciate you doing that. Also, your answers to that first question about reaching out to guests, I think that might be one of the best answers that we’ve had to that question so far. So far, you’re passing this exam with flying colors, just to sum that up.

Jessie:
Nice.

Tony:
So last question, Jessie, where do you plan on being in five years?

Jessie:
In five years, I definitely plan to be fully retired from working in my beauty business. I plan to be location independent, but probably still in Central Mass because obviously I don’t like to go that far. I plan to continue, at least for the next year and a half, making one smart purchase a quarter, but now I’m transitioning to hoping to make those purchases with silent equity partners. That’s the shift that I realized I need to make and BPCon really helped me come to that realization that that’s what’s next for me.

Tony:
Again, the power of networking and surrounding yourself with the right people, right? So before we close out today, Jessie, I just want to highlight this week’s rookie rockstar. This week’s rockstar is Paul Bettencourt and Paul says, “I closed escrow on my first ever triplex. Such a blessing to be able to accomplish that.” Paul says, “This time two years ago, I didn’t have any rentals.” He had $20,000 in credit card debt, had two car loans, and they had a three-month-old baby with no financial plan and whatsoever. In the last 18 months, they’ve acquired five duplexes, a single family house, and this triplex all in California. So Paul, congratulations to you, brother. It sounds like an amazing journey.

Ashley:
Well, Jessie, thank you so much for joining us on the podcast. You did an awesome job and we loved getting to speak with you and to get all your advice and knowledge that you’re sharing with everyone. Can you let everyone know where they can find out some more information about you and reach out to you? Just slide into your DMs.

Jessie:
Yep, slide into my DMs on Instagram. I’m JessieDillon_ with an underscore at the end and I’m very active on there. So if you message me, I will definitely get back to you.

Ashley:
Tony, you know what I think the editor should do one time is go through our podcast and do the top five phrases we say, and I bet slide them to DM-

Tony:
Slide them to the DMs.

Ashley:
… is one of them.

Tony:
[inaudible 00:55:02].

Ashley:
Well, everybody, thank you guys so much for listening. Make sure you slide into Jessie’s DMs if you guys have a question or just want to connect with her. I’m Ashley @wealthfromrentals and he’s Tony @TonyJRobinson on Instagram and we’ll be back on Saturday with a Rookie Reply.(singing)

 

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Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.

2022-11-02 06:02:45

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When to Buy New vs. Used and is That Car Repair Worth the Cash?

The new vs. used car debate has been going on for as long as automobiles have existed. For almost the entirety of time when cars were being bought and sold, it seemed like a responsible, frugal decision to buy used, save up some money, and take the repairs with the deal. But inflation has changed this debate in 2022 (and beyond). Used car prices are high—sometimes even higher than new cars—prompting shoppers to reconsider what makes the most financial sense.

In the first half of this show, we talk to Liz Frugalwoods, financial blogger and borderline professional at buying and selling cars. She recently made the bold decision to buy new—a shock to many of her readers. How could Liz, a financial independence expert, do something as careless as buying a brand-new car? Had she given up on the path to frugality? Not exactly. Liz shares some good reasons why buying new instead of used makes more sense, especially today.

To close out the episode, we bring on local mechanic Jesse Johnson, who gives a brief masterclass on buying, selling, and maintaining cars. As a mechanic with decades of experience, he knows exactly what car owners do to slowly destroy their daily drivers. He also knows how to get the most bang for your buck and when it’s the right time to sell that clunker sitting in your driveway.

Mindy:
Welcome to the BiggerPockets Money Podcast where we interview Liz Frugalwoods with special guest, my friend Jesse Johnson, and debate buying a new car versus fixing up your old one.

Liz:
All right, so we had this 2010 Toyota Prius. We bought it in 2016 for $8,995. We sold it in August, 2022 for $8,200. What is that? That’s a 16% depreciation rate. That’s absurd, but that’s what the market will bear. I’m in rural Vermont. This is not exactly a big market. If you have an extra car that you don’t need, this is a great time to sell it.

Mindy:
Hello, hello, hello. My name is Mindy Jensen and with me as always is my non mechanically inclined co-host, Scott Trench. But a little bit later, Carl Hobson to talk shop with Jesse. Scott and I are here to make financial independence less scary, less just for somebody else, to introduce you to every money story because we truly believe financial freedom is attainable for everyone, no matter when or where you’re starting or even if you’re buying a brand new car.

Scott:
That’s right. Whether you want to retire early and travel the world, going to make big time investments in assets like real estate or start your own business, we’ll help you reach your financial goals and get money out of the way so you can launch yourself towards those dreams.

Mindy:
Scott, I am excited to talk today to Liz and to Jesse about new cars. We have had so many people on this show whose biggest money mistake was buying a brand new car, but Liz Frugalwoods is here to talk about doing just that, consciously making a decision based on a lot of research and a real need, not just a want or I deserve it, but she is here to defend her choice.

Scott:
Yeah, I think it’s a great discussion. There’s a lot… buying car is challenging. It’s not buying a house, but it’s probably the second thing to second hardest of these life financial decisions that we got to make after your home purchase. So much research goes into it. So many different puts and takes. There’s transaction costs to buying and selling cars just like there are with housing. You’ve got to think through things like buying new versus used and risk factors, safety. The fact that in Colorado, if you buy a new car, the registration and the purchase price really makes a huge difference in the amount of taxes and fees that you pay to the county, for example, on an annual basis. So, there’s a ton of different points here. It’s a really hard decision. And hopefully, today’s episode will leave us all with a little bit more clarity on how to handle it if we have to make a decision on the vehicle front in the next year or two.

Mindy:
Today, we’re talking with Liz Frugalwoods, who first joined us way back on episode 10, where she talked about designing a frugal but luxurious lifestyle. Liz Frugalwoods, welcome back to the Bigger Pockets Money podcast or actually, should I say Liz Spendywoods since you just bought yourself a brand new car. Let me clarify, quoting you exactly, not a new to us car, not a nearly new car, an actual, factual brand new 2022 Subaru Outback. So, Liz Spendypants, welcome back to the show. What do you have to say for yourself?

Liz:
Thank you so much, Mindy. I’m honored and delighted.

Mindy:
So, you bought yourself a car even though, Scott, what is the number one biggest money mistake that people make on our podcast?

Scott:
Buying a new car. Is that right?

Mindy:
Liz, from episode 350, you are wrong, wrong, wrong. I’m just kidding. Okay, it’s actually episode 349. However, Liz, I actually approve of your purchase and there are a lot of reasons why. Let’s talk about why you even felt a need to buy a brand new car, a car at all.

Liz:
We live in the rural woods of Vermont. We live on 66 acres in the middle of nowhere. There is no public transportation. Mindy’s been to my house so she can well attest to this. There’s no public transportation. You’re not walking anywhere, you are not biking. It is the biggest downside to me. We used to live in the city, took the bus, took transit, my husband biked to work every day. That was fantastic. The tradeoffs are worth it, but we have a car bound lifestyle and we have to have two cars because we have two adults and two kids and you cannot have one parent stuck at home with the kids without a vehicle, which actually happened to us accidentally one time and was absolutely terrifying because we also don’t have cell service, don’t have great phone service. Anyway, we need to have two cars.
When we moved here initially, we started out with a Subaru Outback and a Prius. This was a 2010 Subaru Outback and a Prius. We tried to make that Subaru Outback work as a truck. It’s not a truck. It will not haul things. You cannot put things in the back in the way that you might want to, especially now when you have two car seats in the back seat. So, we sold that out back and we bought a used truck, a Toyota Tundra. This was back in, I want to say 2017 or 2018. So, we had the biggest and the smallest that Toyota offers. We had the Prius, it was as little tiny Prius, and we had the enormous Tundra.
The Tundra is a work truck. It is for hauling stuff, it is for farm equipment. It is for when we get huge loads of mulch or manure. It is for when you need to move a chicken coop around. It is for hauling tires, snowplows, I don’t know. Think of something else big, we’ve probably hauled it. Maple sugaring equipment, stuff that you got to get in the back of the truck. The Prius was the daily driver, which was fantastic because as I mentioned, we have to drive. So, having that 46 miles per gallon was ideal. What was the problem? You want me to stop talking so you can ask another question? Go ahead.

Mindy:
So, what was the problem?

Liz:
We love the Prius. I think it is a fantastic car. If we still lived in the city, I would absolutely keep that. However, we have to have all-wheel drive. We have to have ground clearance. I didn’t even know what ground clearance was. This is the distance that your car is off the ground. Literally, the space between your car and the ground. The Prius is so low to the ground that anytime there was an inch of snow or a little branch or a rock, it would get stuck on the underside of the Prius and the bottom of it kept falling off. We had to zip tie the bottom of the Prius back up there. It is not a rural car. It does not do off-roading, it does not do dirt roads. There are paved roads out here, but there are many more dirt roads.
We were constantly in a situation where we wouldn’t drive the Prius because we were afraid it would get stuck, so we were driving the truck. The truck gets four miles a gallon. This is completely defeats the purpose of having a Prius when you’re driving the truck all the time.

Mindy:
It sounds like this was a well thought out decision, which I think is a very important distinction that separates you from the people who have said over the course of 350 episodes, my biggest money mistake was buying a brand new car. When they bought the brand new car, they were buying a brand new car right out of high school, right out of college with no money, with no thought. Oh, I got a new job, I deserve it. This was much more, I need it. And I’ve done some research into what I’ve got now and it’s not working for me.

Scott:
That’s true except for the new car piece. She needed a new to her car piece, but you bought a brand new in general car. That, I think is really the interesting part here. It’s completely understandable. You need a four-wheel drive vehicle with some ground clearance in Vermont to make it through the snow and the dirt and the mud and whatever else you have out there in the woods with the Frugalwoods. But why did you pick a new car instead of a used four-wheel drive vehicle?

Liz:
I would’ve loved to buy a used four-wheel drive vehicle. And in fact, we tried for two years to buy a used four-wheel drive vehicle. However, thanks to my buddy COVID and my other buddy inflation, used car prices were up 42% at the time that we were looking. So, we were seeing 2017s, 2018s, 2019s that cost as much as a new car or in some cases they actually cost more. Due to these supply chain issues, if you need a car right away, you cannot actually get a brand new car in most cases. You cannot just drive it off the lot. You’re waiting a month, two months, six months for this car, hence the demand for used cars has risen precipitously. If you need a car today, you might end up paying the price of a 2022 for something like a 2017, with I don’t know how many miles on it.
So, we looked at that. We did a lot of considerations about the value of saving maybe a $1,000, maybe $1,500 on something used and said that that calculation just doesn’t make sense anymore. This financial wisdom that I have said, I’ve said it a million times, never buy a new car. No matter what you do, don’t buy a new car. It’s the stupidest thing you can do. I have said these words. But the problem is that when you’ve got this unusual market where used cars cost as much as new cars, you are not getting a warranty with a used car, you have mileage, you have wear and tear, you have unknown substances spilled inside of the car. Point being, the financial calculation is out the window. Then, we started looking for a new car that would really check all of our boxes and that would be reasonable financially. We didn’t buy a Tesla, we did not buy the most expensive thing we could find. We tried to find something that we thought would last us for a long time, but that would also serve the needs that we have.

Scott:
I am actually going through something very similar right now. In 2014, I bought a brand new Toyota Corolla, which is now eight years old and it’s been phenomenal. I’m probably going to have this car for another 15 years. My biggest complaint is that at some point, I would like to get a Tesla but I can’t get it until my Corolla is spent. That might be a very long time in the future off, in a general sense. It’s just that reliable. My wife, we want to get a four-wheel drive vehicle for similar reasons, but that’s because we want it for leisure in the mountains and to be able to go and enjoy Colorado year round and have that option available to us in a general sense. And we’re going through the exact same issue. The lot price is… we’re looking at a RAV4, for example. It’s 29, $27,000 depending on how you shop around.
We’re getting very clear on the price point for a new RAV4 right now. A used one can go for 36 or 30 or 32. 3 years old can go for the same price as a brand new one with 30, 40,000 miles. 10 years old, you start getting into lower price points like the $18,000 range of it has reasonably low miles and those kinds of things. That calculation is really hard for me to figure out what is the right choice here? I might as well just go new at that point. And there’s so many advantages, like you said. Now, there are some tradeoffs I have some questions about. When I bought my brand new Corolla 2014 or I guess, yeah 2013. It was a 2014 model. That’s how new it was.
I was shocked at how much it cost to register the car in Colorado. There was a $1,000 registration fee for taxes because it’s a new car and that price went… it was still high the second year but dramatically went down. It was 130 bucks for example to register it this year. I understand that, that is similarly going to be the case with a brand new model as well. But are there other considerations that are going into that calculation that we should be aware of besides the lot price, taxes and fees or registration items or anything like that?

Liz:
I think a lot of that is going to vary by state. For us, it is actually cheaper to ensure the brand new Outback than it was to ensure the Prius. So, cost less money because the brand new Outback has so many safety features that the Prius lacked, that you are so much less likely to be in an accident, that it is less expensive to insure. In terms of registration taxes, Vermont gives you a rebate for any difference between your old car and your new car, so I think it’s a wash. I think the consideration is opportunity cost of that money. What else could you have done with that money? What could I have done with that money other than sink it into this likely depreciating illiquid asset? I think it’s really the opportunity cost. But in my mind, if you have the cash to buy a new car, I don’t really see the point of buying like a 10 year old car, particularly because of the safety features that are now standard in cars.
The number of airbags, the backup camera. When I started learning the statistics on how much less likely you are to be in a crash, I was like, “This is worth a lot of money to me.” I have two little kids. This goes beyond the financial for me. But it really begs the question of again, why buy such an old car if you can afford something newer? Because I also think with an old car, it may have already hit its depreciation curve so it may not lose a whole lot of money. But it’s also… I’m not sure that you’re necessarily solving the problem that you need to solve. These cars are keeping their value at a tremendous rate. It was a great time to sell the Prius. We sold the Prius for not a whole lot less than what we had bought it for, which is unbelievable.

Scott:
I bought my Corolla for 17,000 in 2014. It is now worth 12,500, 8 years later. So, it’s pretty remarkable.

Mindy:
One of the big arguments against buying a used car in the past was, oh, I’m buying somebody else’s problem, which was mitigated by the fact that it came at such a reduced price. Well, I might be buying somebody else’s problem, but three years ago, that that car was 17,000 and now I’m buying it for 5,000, that’s a lot of money that I can gamble on fixing and repairing the car. But now with prices so close… in your article, Liz wrote an article at Frugalwoods.com called, Why We Bought A New Car. In the article you say the difference was $2,000. At that point, that is nothing. I absolutely would’ve done the same thing if I had all of the same scenarios that you do. I don’t. And I am stuck with my 2010 and my 2003 and it’s okay because they get the job done. I’m not really stuck. Carl wants a Tesla, but I’m like then go buy it.

Scott:
But let’s also acknowledge something here. The three of us talking about this issue, we are all millionaires. We have a luxury of being able to make a calculated financial choice with this scenario in a non-emergency setting. How do we think about the ramifications of this market and this choice for other folks that are looking to make a good decision here and need to get a car for whatever reason in a short period of time? I think you have three choices there. Buy used, buy new or lease. And maybe I’ll add in fourth one, a creative option that I’m not thinking of with this. What do you do in that position right now, if you don’t have 30 grand to drop on a new car or ability to finance 30 grand?

Liz:
I just helped some of our closest friends who all of a sudden needed to get a car and it was not optional. I took them through the process that I do when I work with people and their finances, which is like, okay, start at first principles. Do you need a car? Because there are people who live in circumstances, in cities, in places where you do not need a car. I lived in New York City, the car is more trouble than it’s worth. Out here, as I said, two cars are absolutely mandatory. So, think about your lifestyle. Is this something that you could delay for a year and hope that inflation and the supply chain settles out? If you can’t delay it, I think that in a lot of cases and where my friends ended up going is financing a brand new car, because I looked at used cars with them and again it was like, this is absurd.
You’re going to be pouring so much money into this used car that is not going to last you that long, doesn’t have the safety features you want, doesn’t have four-wheel drive versus finding a reasonably priced, a modestly priced new car and then doing the financing through the dealership. I don’t think that’s ideal. Anytime we finance something, we are incurring the interest rate. But if you have to have a car and you have to have it now, I do tend to think that, that’s probably your best option, which is so bizarre to say. Because in the past, I would’ve said, well obviously, buy a used car. But the thing is I don’t even know that you can find a say $2,000 used car that’s actually going to run. I’m not even sure what’s even available out there at that much lower price point.

Scott:
This is a market timing issue because there are used cars for sale that are cheaper than new cars. That is not a question. I can go out and I can buy a 2010 RAV4 for $15,000 with 125,000 miles. That is an option for me, but it’s just very unattractive because it doesn’t make sense that a new car would depreciate to that level and in the next 10 years. That’s a market timing issue is really what it feels like at its core. It feels like that cannot sustain. There will not be a future where Toyota is making new cars and selling them for 27,000. And the used version of it that’s one year old is selling for seven, eight, $9,000 more because of its inventory availability. That cannot continue. To your point, this did continue. It has continued for two years and forced your hand. How do you react to that scenario or that positioning of the problem?

Liz:
Again, that’s where I landed with my friends, is what I think financing a new car is going to make the most sense. I think that’s probably not the choice that a lot of people want to make. That’s not what we feel like is necessarily the right thing. But if you are looking at, like Scott’s saying, really overspending the value on a used car, that’s a tough proposition because with the new car you are at least hopefully locking in what’s a reasonable value for it. Because Scott, like you’re saying that 2010 RAV4, it’s not really worth that. So, if the market normalizes, then you’re stuck with something that essentially you’re underwater on versus the new car where… Toyota’s not going to reduce the price of the RAV4 next year. So, if you buy a 2022, it’s hopefully going to hold at least that value commensurate with the cost of a new RAV4. If you needed to resell it, you’d probably be able to sell it for more.

Scott:
This will obviously depend on the price. But I guess I would ask then, is there a way to bridge that gap? I think that the market’s going to change and it’s going to be much more favorable used car market in a year or two. Now, we don’t time the market here, so I’m going to make a decision based on what’s presently the case, probably doing what you’ve said there and just buy a new car and hold onto it for 15, 20 years. I know there’s a lot of problems with that. There’re a lot of inventory or whatever. And I’ll probably finance it because the dealer rates are much better than for example, mortgage rates. Why would I not finance something at a lower rate than the mortgages that I have in my rental properties. Is there a bridge that you can do, a short term rental, other options for using a car when you need it, like Zipcar? Are there any things that you’re aware of that would allow you if you wanted to time the market and just wait and see if this market comes crashing down in a year or two?

Liz:
Right. I think those are all great options and it goes back to how badly do you need this car? In terms of timing the market, that’s what we did. We’ve waited a year and then we waited another year, surely this will go down. This is one of two ways. Eventually, it goes down and it quote-unquote normalizes or it just continues going up and you’re wishing that you had bought a car last year, which is how I feel. I’m like, “Ah, I just wish we bought it last year.” But it-

Scott:
Like the stock market.

Liz:
Yeah, I think that, that’s our fool’s errand. I think you’ll make yourself crazy. Again, how badly do you need the car? What are the priorities for this vehicle? Was the cheapest vehicle that you can get into that’s going to meet the needs that you have?

Mindy:
How does the Cash for Clunkers Program from 2009 play into the current issues that we’re having? It was like 11 years ago, so it seems like that wouldn’t play into this. But again, back when I was buying crappy old cars, they were not brand new. They were 11 years old and 15 years old and they were two or $3,000. But then the government came in 2009 and said, we’ll buy all these old cars and now there’s no old cars that you can put a couple 100 bucks into and get them running for another three months, and then a couple 100 more dollars and get them running for another three months. That, coupled with the chip shortage which is… the chip shortage is not going to go away. I keep reading articles about how it’s going to go away next year. And then the next year I read an article, it’s going to go away next year, it’s going to go away next year.
Biden just signed something into law, he’s allocating… I’m sorry, he signed something. I shouldn’t say he signed it into law. I don’t know if it’s a law, but he allocated 54 billion dollars to do research and maybe build a chip factory or something. 54 billion dollars is nothing when it comes to building a chip factory. But a chip factory is even… to build it is so expensive and takes years to build. You can’t just fast track it. I don’t see, and obviously I’m not a chip expert, but I don’t see this ending anytime soon. To your point, Liz, oh I should have bought it last year. You bought it this year and next year you’re going to be like, wow, I really am glad I bought it last year because the Fed is, I mean what was it? The CPI, the number just came out today when we’re recording this and it is better than expected, yay, which means that the rate is most likely going to be increased at the [inaudible 00:23:54].

Scott:
The CII report came in higher than expected, which is not a yay.

Mindy:
Well, it’s got to be good some way right?

Scott:
It’s great if you own a used car that you’re trying to sell.

Liz:
Yes. And I will tell you from experience. I looked up the numbers. All right, so we had this 2010 Toyota Prius. We bought it in 2016 for $8,995. We sold it in August, 2022 for $8,200. What is that? That’s a 16% depreciation rate. That’s absurd. But that’s what the market will bear. I’m in rural Vermont, this is not exactly a big market. If you have an extra car that you don’t need, this is a great time to sell it.

Scott:
It seems like the decision point is, do I really need a car? And that’s a long-term decision. Do I really need this car or a new one? Do I need a second car, one car, any cars, whatever? I got to make that decision. The best answer is no, I don’t need that. I can survive indefinitely because I live in New York or San Francisco or… in a place that doesn’t really require that. And I have other options the few times I do need the car around the year. The second best one is, okay, if I need one then right now, probably the best value play is buying a new car from a dealership and probably financing it, if you’re an investor and think you can arbitrage the 3.9% interest rate ish, that you’re going to be able to get if you have good credit and are a qualified buyer on a lot of these cars. That’s better than a mortgage I’m going to get on rental property right now. I can arbitrage that return with that.
If you’re going to buy on the used market, you’re going to need cash anyways to buy that because you’re going to have to pay the person in cash. You’re certainly not going to get financing from a Craigslist seller on their used 10 year old RAV4.

Liz:
Confirmed. I did not offer financing on the Prius.

Scott:
Really, everyone is going to be bottleneck, or not everyone, but a lot of people I think, are going to come to a similar conclusion and there’s going to be a bottleneck around these new cars pretty shortly here. I think to your point, what’s that going to do that’s going to increase prices in the future? And it’s very conceivable that new car prices just go up over the course of the next year or two. It’s very conceivable that used car prices stay flat. If you buy a used car, you’re not really winning in that scenario. I think you’re right. I think all the science point to buying a new car if you need a car right now in 2022, and I think it’s a big departure from the way I’ve thought about the world. I would’ve said that I should have bought a used Corolla when I bought my first one. But that ended up not being a very large high stakes decision over the last 10 years for me in a real sense. Today, I think that is the move, is to buy it new.

Liz:
I think the other thing, you mentioned supply. And that was something that we really bumped up against because we needed to have this new car in place before the winter and the winter starts September 20th, so we needed to… no, it starts in November and people do not really buy and sell during the winter here. So, we needed to have the new car, have the Prius sold before the fall and so we started looking. In the post, I include all the different cars that we looked at. But the wait time on, for example, a RAV4 was six months. And we said this is not tenable because then we’re looking at October, November, it’s getting dicey. What if there’s another delay? Then we looked at the Subaru Forester, it was like five months. The Outback was one month. And so I said, “Oh, I really like the Outback.”
In this way, I think there’s a lot of advantage to planning ahead because if your car dies and you’re in an emergency situation where you have to have a car right away, you’re probably going to have to buy something used. Like Scott’s saying, if your next best option right now is to buy new, I would plan ahead honestly. See if you can leverage your old used car, if there’s any value there and plan ahead so that you’re not stuck buying something used because you need a car right away or getting something that isn’t really what you want because you can’t handle the wait time for a new car.

Mindy:
That’s a really great point. The last thing I want to cover are your excellent tips for selling a used car. I thought these were… this whole article is amazing. If you’re in the market for a new car, if you’re thinking about selling your used car, you need to go read this article that Liz wrote on Frugalwoods, which we’ll include in our show notes. It’s really well reasoned and well thought out, but you have some great tips for selling a used car that I didn’t even know about.

Liz:
All right. Do your research on pricing. Not just Kelley Blue Book, not just what you Google. You need to look at what similar used cars are selling for in your area because your local market is going to dictate really what price you can expect. I always list at the very top of the market. You can always reduce the price, it’s really awkward to try and increase the price after somebody’s interested. People like to bargain. They love to feel like they’re getting a deal. So, when we listed the Prius, we listed it at $8,900, which as you may recall, is what we paid for it. We did not expect to get that. List the top. We then dropped the price to 8,400. A mechanic came, he wanted to buy it for his sister-in-law and he said, “Would you take 8,000?” And we said, how about 8,200? And he said, “Great.”
He felt like he got a deal. We felt good about it because we had priced it as such that we were ready to negotiate, willing to bargain. List at the top, you can always lower the price. Be really transparent about the condition of the car when you list it. I have the full list of all the little Prius’ problems that we included on the Craigslist and on the Facebook marketplace listing because it really engenders trust. It’s a used car. Everybody knows it’s a used car. I don’t know what people put nearly new condition, only 200,000 miles. It’s come on, be honest about what you can expect. I think that that helps the buyer to feel like, okay, I know what I’m getting. I can understand what the known issues are. It had a little bit of body damage. I included the pictures of the body damage. I pointed to the rust and included that photo.
So, when the person came to look at, he was like, “This is exactly what you said. I’m perfectly comfortable with this. I totally understood the rust issues ahead of time and I’m ready to pay cash.” Because he wasn’t coming on a fishing expedition. I need to try to figure out what might be wrong with this. We said, you’re a mechanic, do you want to look it over? He’s like, “No, it’s fine. You listed everything.” I think you’re not really doing yourself any favors if you try to conceal any of those issues. It’s like dating. I think you could probably deceive someone for a couple dates, but then they’re going to know. So, you might as well just tell them.

Scott:
What was your most embarrassing spill?

Liz:
In the car?

Scott:
Yeah.

Liz:
Oh gosh. You’re not a parent yet, so I don’t know if you want to know, but there were some… kids are just awesome. There’s a lot of issues. Car seats are washable. Also, you need to have a cover on your car.

Scott:
I actually am a parent at this point. We’re recording this on September 13th, but we have a baby girl due October 6th. So, by the time this releases, I think on Halloween, I will be a dad, fingers crossed, to a wonderful baby girl.

Liz:
Oh, you will have watched that car seat three times by then. Yeah, you’ll understand.

Scott:
Awesome. So, you recommend that little mats, the rubber mats at the bottom of the car necessary?

Liz:
Oh yeah, yeah, yeah, yeah, yeah, yeah, yeah. I include in the article a link to everything we got. And my kids are way older. They’re four and six. Still, the car is entirely childproof. There is mattage, every open surface. If you do not want it stained, cover it up. We had done that in the Prius, and so the interior actually looked really good. I washed it, I vacuumed it, I cleaned it very well before we listed it. I think one of the last things is, do not do a trade in with a dealership. Do not do a trade in with a dealership, pretty much no matter what. When we bought the Subaru, I was like, “Oh, can you tell us the trade in price?” And my husband was like, “Why are you asking that? We’re not going to trade in.” I was like, shut up, shut up, shut up, Nate.” Because I wanted the number to really illustrate my point, and Nate the whole time was like, “I don’t understand why you’re doing this.” I was like, “Because I write a blog and I need material.”
The poor dealership. They looked at it and they were like, well, for this Prius we will give you $3,000, which is a great price for a car so old. As you will recall, I then sold it for $8,200. People do not want to go through the hassle of private sale. That was worth $5,200 to me, to spend a couple hours… The kids and I washed it, we vacuumed it. I took some photos, wrote up a description. So, I made $5,200 in an afternoon essentially. That works for me because it was also a child activity. They had a great time. I think it’s very tempting to do the dealership trade in because you just…

Scott:
Yeah, to undo all their damage.

Liz:
Oh, yeah. They had to. They were like, wow, this car is dirty. I was like, “In fact, I wonder why?” I think those are my used car selling. My husband and I have sold three used cars over the years I think. And we’ve always done it in private sale like this and it works out.

Scott:
I hope to never sell a used car. We’ll see if that’s true.

Liz:
You’re just going to have a little car graveyard?

Scott:
I’ll sell it when it is totally done. To a-

Liz:
See, I don’t know.

Scott:
For parts [inaudible 00:33:55].

Liz:
I don’t know because I think there is some value, and somebody needs to make a chart and a graph. I think there’s some value in capitalizing on the remaining years of an older car that you no longer want to drive, a higher mileage older car. But-

Scott:
That’s true.

Liz:
… going ahead and cashing out on it versus having a true clunker, which we’ve had in the past and is really annoying and very hard to get rid of a car that no one wants.

Mindy:
Yeah, I’ve got one that will eventually just go to the graveyard because nobody wants it. This is the problem driving a stick, which is one of my tips. But I want to highlight that you sold it by yourself for $5,000 more. Most people don’t want to go through the hassle of selling their car, but I think also most people don’t take your tip to be honest with the condition of the car. Barely used, only 200,000 miles. And then people come out and they’re like, what about all the rust and the front end damage and it smells like gasoline on the inside and all of these things.
When you are super honest, the people who want to brand new car are going to be like, I don’t want to drive that car. They’re not going to come. It’s way less hassle because then you’re just getting the mechanic who wants to come out and buy it for his sister-in-law. He sees all the stuff that you listed and he’s like, they listed everything. There’s no way that there’s anything else that’s wrong because why would you show all of this? What else could you be hiding?

Liz:
I had the full folder of all the maintenance records. I keep everything. My husband made a spreadsheet of everything. The guy didn’t even want it. I was crushed. I was like, “I have this whole… ” He’s like, “No, I’m a mechanic, I don’t need it.” I was like, “But I have its little birth certificate, I have it all” Because I do feel like it’s like, what am I trying to hide from you? I’d for you to be able to see all the work we’ve done so that if you have an issue in the future, your future mechanic can refer back. Again, I just see no reason to not be transparent in this interaction.

Mindy:
Yep. My last tip is, because I drive a stick, it is a stick shift car. My husband once advertised a manual car. Do you know how many people know what a manual is? Only people who drive manual cars. So, he put manual in there and all these people are coming over and they’re like, it’s a stick. And I’m like, “Did you not put stick in the car?” He’s like, “Yeah.” Or in the ad. He’s like, “I said it was a manual.” I’m like, “Nobody knows what that means.” So, I made him write stick shift in there and we still got a couple of people. But if we’re giving you all that information, then that’s on you, but nobody knows what a manual is. If you’re trying to sell a stick shift car, sell a stick shift car, don’t sell a manual car.

Liz:
That’s right. That’s right.

Scott:
Awesome. I love it. The takeaways from today are if you need to buy a new to you car, probably unfortunately, you’re going to need to think about buying new. And you’re going to have to wait a few months, but it’s going to probably be a better bargain, all things considered, than buying used unless you really get a smoking deal in the used market or get lucky. But Liz was not successful in her trials. I have not seen anything come close in my shopping the last couple of months. I just generally agree with that assessment. If you’re going to buy a new car, consider getting financing because the interest rates are much lower for that than they are for a lot of other types of purchases, especially if you’re into real estate. You’re going to get a six or 7% interest mortgage on a rental property. You can get a three or 4% mortgage on a new car.
Crazy financial advice coming out of us today in the context of the last 10 years, but I think it’s the right move on that. I am going to put out an audience shout out because in spite of myself, and I think in spite of many folks listening to this ourselves, advice to not to try to time the market. I think some people are going to try to put off the decision to buy a car in the craziness of the current car market and try to combat it even longer than Liz did for two years. I would like audience help. If you have any ideas, how can you bridge the next year, two, six months, 18 months, whatever you think it is in order to have access to a car that you need for your family without having to buy new, buy used or lease.
We’d love to hear it. Are there Zipcar things? Are there other creative avenues to bridge things? You can delay the need for a car purchase, if you think that the market’s going to come crashing down. I’d love to hear your opinions. And we’ll post that into the BP Money Facebook group. Liz, thank you so much for coming on today. This was a fascinating discussion.

Liz:
Thank you for having me.

Mindy:
Thank you, Liz. It’s always lovely to see you and I was just kidding about the Spendywoods part, if anybody has any complaints.

Liz:
Oh, I think it’s [inaudible 00:38:30].

Mindy:
If anybody has any complaints about that, you can email [email protected] Liz, where can people find out more about you?

Liz:
You can find me at frugalwoods.com. I am on Facebook, Instagram and Twitter, @Frugalwoods.

Mindy:
Awesome. Thank you so much Liz, and we’ll talk to you soon.

Liz:
Thank you. Bye.

Mindy:
Okay. We just heard from Liz Frugalwoods about why she chose to buy a brand new car. Now, I’m about to bring in my friend Jesse, who is a mechanic of more than 20 years to talk about getting the most for your car. When it’s time to repair, when it’s time to throw in the towel, how to find a good mechanic, et cetera? Joining me is my co-host Carl Jensen, my husband, who knows more about cars than I do, but less than Jesse does. Carl, welcome.

Carl:
Thank you.

Mindy:
Jesse. Welcome to the BiggerPockets Money podcast.

Jesse:
Thanks for having me.

Mindy:
I am super excited to talk to you. I have a quote really quick, from my producer, Kaylin’s boyfriend Tom. He says, “The cheapest car you’ll ever own is the car you already own.” I really like this quote because it’s true. You already own the car. If it’s a paid off car, you don’t have a car payment. You might have car repairs, but you don’t have a car payment. If you do have a car payment, you probably don’t have car repairs because it’s a brand new car. Hopefully, it’s a brand new car. But let’s get back to Liz. I know Liz personally. I know that her decision did not come lightly, and I also know that her husband is very mechanically inclined. So, they did all the research and they decided that they didn’t they didn’t want to own this car anymore. It wasn’t working for them.
They ran all the numbers, they did all this stuff. They’re super huge nerds. If you know the Frugalwoods, you know that they are spreadsheet nerds. But not everyone has someone in their life who is mechanically inclined. This is where Jesse comes in. Jesse, I have heard, as I am sure you have cringy comments from people who are like, my car needs $800 in repairs, I’m just going to buy a new car. Sometimes, that $800 in repairs is going to get you to five more years of driving on this car. But sometimes, that $800 is going to get you to next week’s $800 repair. Let’s talk about some issues that are worth repairing and some issues that are not worth repairing.

Jesse:
I think when it comes to repairing a car, it’s going to come down to safety and reliability, I think are the two biggest repairs that probably should be done. If you can’t safely drive your car, that’s going to be the top thing that needs to be repaired. If your car is safe but can’t move, that’s going to be the other side of it. Those are the two big ones. Brakes, suspension, steering, that’s all safety stuff. Depending on your comfort level, whether you not you want your airbags to work or not. That’s a pricey repair, if an airbag breaks, which all modern cars have many airbags and many different devices that can fail, but that doesn’t make your car technically unsafe. Some people, it’s a must. Other people, I see they don’t care and will drive their car that works just fine, but have airbag light on.
If your car’s not moving, that’s where it could get expensive. You could have everything from a fuel pump that’s going to be expensive but worth repairing, or if you have an engine that fails, that’s going to be where you’re probably going to have the biggest debate on doing cost comparison and figuring out if it’s going to be worth fixing or not because there’s no way around that. The engine and transmission are the two biggest repairs that you could possibly have mechanically on the car. It’s going to vary widely, between brands, and between cars, even in the same brand, whether it’s a gas engine or a diesel engine. I think that’s where people are going to have to start making the biggest choices on repair versus replace.

Mindy:
What kind of warranty comes with a repair like this? If I replace my whole engine, I would assume that I would be getting more than a five day warranty on this.

Jesse:
That’s going to very widely depending on what engine you get. If you get a new engine or new reman, you’ll never get a new engine let’s just… there’s no such thing as a brand new engine. If your car that’s a 2022 comes into a dealer and the engine has to be replaced, it’s getting a reman, which is a engine that is pretty much brand new, that’s been completely overhauled by some company that the manufacturer uses to rebuild the engines and then they get resold as remans. They usually come with pretty decent warranties on them. I think from GM, a lot of them are three year, 100,000 mile warranties. That’s a pretty good chunk of time and miles. If you are getting a junkyard engine, which is a cheaper option, which I have… my current vehicle I bought, I put a junkyard engine in. It came with a 60 or 90-day warranty. There’s different grades of used engines in the market. There’s different ways you can find them. Some will have warranties and some will be like, this is just an engine, you can take it. We’re not responsible for anything.

Mindy:
Okay. That’s interesting. Okay. That’s a good bit of information to know. If I don’t know what I’m doing and I want a warranty, then I need to ask the question, does this come with a warranty? Nope. This is just an engine. We’re not responsible for it. If I want a warranty, that’s not the engine that I should be buying. If I do want a warranty, then I need to go… It sounds like I should go to a dealership if I want some sort of warranty with an engine replacement.

Jesse:
Yes and no. Besides the new remaned from a manufacturer and the junkyard ones, there are companies, they take engines and rebuild them and sell them and they actually have good warranties on them as well. They’re technically remans, but they’re not made by a manufacturer. I don’t know. There’s a big company called Jasper, they’re nationwide. A lot of aftermarket or independents have access to Jasper engines. If you have a Jasper engine put in, you can have a warranty at that independent or any independent that is certified to put Jaspers in.

Mindy:
Okay.

Jesse:
That’s another way to go if… for a big item, they do engines, transmissions, and some driveline components. They’re probably one of the biggest players in the market for engines and transmissions that are remanufactured like new, that also hold pretty decent warranties on them. Sometimes there’re… it depends on the engine again, but they have different packages. They’re usually a couple years and they’re usually 100,000 miles as well.

Carl:
I have a question for you, Jesse. I’m curious because our Mazda just passed 200,000 miles two days ago, which is amazing and it’s never had an issue. I want to pose this question to you. If I drive a car and I drive it, generally I’m not going to drive aggressively. And if I follow the maintenance, how many miles should I expect out of a modern engine?

Jesse:
I would say a gas engine, two to 300 thousand’s pretty common.

Carl:
Okay.

Mindy:
Wow, that’s common. I thought I was doing good. Just common.

Jesse:
We have multiple customers that have… they’re not Ubers, but they have transport companies. They have Yukons and some of the bigger Cadillac sedans and they drive those things 24/7. Most of have over 300,000 on them. And they’re 20 sixteens and newer. Most of them are on… they have the original engine in them still, but they do maintenance like crazy. They change their oil once a month because they put 6,000 miles a month on their vehicle sometimes. That’s not uncommon.

Mindy:
That leads me to a very interesting story. Carl’s sister who shall remain nameless because he has two, once went something like what, 20 or 40,000 miles without an oil change. When his dad finally caught up with her, he is like, “We have to change your oil.” He opens up the oil pan and it’s just like, it’s just so sludgy and gross. How frequently should you be changing your oil for those of you who are not changing your oil frequently?

Jesse:
I will tell people, follow the owner’s manual. Your owner’s manual will tell you how many miles or how long to go between oil changes. Bare minimum is once a year. Almost every manufacturer will tell you once a year. It’s changed so much in the market since I started. When I started it was 3000 miles, three months. That was the standard. But the oils have changed. Those are all conventional non-synthetic oils. The engines were very basic. They were the same technology they’ve been using forever. Engines have drastically changed in the last 15 years and 10 years mainly due to emissions. It’s become even more important to keep up on your oil changes. But these oil changes have now gone quite a bit longer. On average, I think most of our oil changes are around 7,000 miles, but they’re also using a full synthetic oil, which costs three times as much as a convention oil change.
So, you’re spending $90, $100 to have your oil changed at a dealership, but it’s not going to be that much cheaper even if you do it on your own. Oil has gone up in price so much as well. But that’s the biggest thing that’s changed I think, in the last 10, 15 years, is the complications inside of engines that people don’t understand. Besides just changing oil, is checking your oil regularly. Everyone should be checking it 1,000 miles because engines are using oil. Just because you have a new car does not mean it’s not using oil at all. And you need to check it because oil level and oil pressure is so important always. But it’s even more critical because they’re using oil to control things for emission purposes inside of your engine. Now, that’s become that… it’s critical.

Carl:
You would say that’s probably the most important thing to pay attention to, to [inaudible 00:49:28]?

Jesse:
Yeah. So many places or lube places are pushing… they’ll just put a mileage on their stickers or whatever. Follow your owner’s manual. Almost every new car now has an oil life index where it starts to count down and it’s based off an algorithm that, I have no idea how it works, but it’s based on engine run time. They can detect how you drive. So, you can get two people the same car. And that oil index life may change between the two people driving it, because if one’s person’s towing and it’s always being used for towing and in the mountains like it is in Colorado and one person’s just driving around town, you’re going to have those two oil lifes go down at different rates. But GM tells people, once it hits 20%, you need to start scheduling your oil change.

Mindy:
You’ve mentioned owner’s manual a couple of times. Is that, that book that I’ve never opened that came with a car in the glove box?

Jesse:
No one who’s ever bought in a car has ever opened that thing before.

Mindy:
He has.

Carl:
I love to read that. It’s great. Yeah, all the chapters. I love it.

Mindy:
Okay. It’s super boring. But what Jessie is saying is you need to open up that book that came with your car. It’s in the glove box that you’ve never used. Open it up and find out where the oil change frequency is and do that. Also, check your oil pressure, check your oil levels every 1,000 miles. If you haven’t done that, stop this podcast, put it on pause, go outside and check your oil levels. If you’re not in the right… there’s a little gauge, right? Does your owner’s manual tell you what it’s supposed to be?

Jesse:
Yeah, it should tell you how to check your oil. It also will tell you all the maintenance that is recommended by the manufacturer. This is an important point, what the manufacturer says for that vehicle, not what any independent, even dealers, because everyone tries to upsell everything. So, there may be services that are being recommended to you that you may not technically need or are being done prematurely. There is maintenance schedules in every manual that I’ve seen. It’ll lay out at these miles or time that these either needed to be replaced or checked.

Mindy:
Okay. Let’s look at this for a minute. This is a 20, 30, 50, 80, $120,000 purchase that you have made. Invest a little bit of time and figure out when you need to put in $100 into an oil change so that you don’t have to then buy another 20, 30, 50, 80, $120,000 vehicle because your engine blew up because you never changed the oil ever.

Carl:
I’ve got one other thing to ask you, Jesse. I mentioned our Mazda five, I call it the Mindy van, because it’s like a micro minivan. And our Honda Element both have… I think the Element has like 196,000 miles on it. Both of them are stick shifts and both of them are still on the original clutch, and with no sign of that clutch dying because we drive them gently. How much value… You always hear about highway miles versus city miles. And you alluded to maybe an aggressive driver needing oil changes more frequently. I liked it and I’m going from my own bias and perspective, but we drive our cars pretty gently and I like to think that, that extends their life. Do you think there’s any value to that or am I deluding myself?

Jesse:
I think, how you drive your vehicle does impact the way that it wears. If you’re aggressive on it, if you don’t keep up on maintenance, you don’t check your tire pressures, you can… That’s the one thing I now understand is just the simple things that people can do. Tire pressures are super easy, especially on pretty much every new car in the last 10 years has a tire pressure monitor. You can usually scroll through on the screen and see all your pressures. But an old car, you have to get out a gage and check them, but tires aren’t cheap. Even a cheap set of tires is 500 bucks. If it’s a decent set, you’re spending almost $1,000 and checking tire pressures is just as important as checking your oil pressure or your oil level.

Mindy:
How much is the tire pressure gauge? Five bucks.

Jesse:
Yeah, but most people don’t have a compressor. But this is another thing, is building a relationship with a shop can be very beneficial. At our shop, any customer, even if you’re not a customer, you just know you can come into our service drive, they will check your oil level, top off your tire pressures or check them for no costs, right there on the drive, takes five, 10 minutes. And then they’ll wash your car. Lots of places will do this. It’s customer retention is what they’re trying to get. They want you to keep coming back. But if you don’t know how or can’t, if you have a relationship with a shop, it can be very beneficial in getting stuff easily checked if you don’t know how to do it.

Mindy:
That’s interesting. I didn’t know that. Okay. Let’s talk about finding a good shop or a good mechanic. What are some tips that you have for finding somebody? There’s always this… I know you’re very honest, Jessie, but you can’t be everywhere to everyone. You want to sleep. How does somebody find a good mechanic when they don’t know, Jessie?

Jesse:
This has been a very tough issue across the industry. It’s always had a negative connotation, but what’s gotten worse lately is so many technicians have left the industry. Most have been aging out. They’re retiring and no one’s coming in. There’s shops that are just shutting down because they just don’t have the personality keep them staffed or they’re just filling it with a lot of younger people that aren’t being trained properly and don’t know how to do everything properly. It is hard to find shops. The only thing I can say is look. The app, Nextdoor Neighbor, seems to be really good about calling out people when they’re not doing things right. But also, they recommend shops that do very good jobs and take care of people. At least locally, I’ve seen it happen.
There’s a number shops in Longmont where we live, that get high praise because they seem to take care of their customers, but there’re also shops that have been around for 20 plus years. I think longevity, finding a shop that’s been around for a while is probably the number one thing, because if a shop is not doing the right thing, they’re not going to be around very long because especially now with social media and Facebook, they are going to be hit pretty hard if they’re not doing the right thing.

Carl:
Have you ever looked at the… there was that show, I think it might have been on public radio called Car Talk and I think they had a mechanic finder on there or something like that. Are you familiar with that? Have you ever [inaudible 00:56:31]?

Jesse:
I’m not familiar with that. I’ve heard of people talk about it, but I have not heard anything about it or used it.

Mindy:
Didn’t we find one in Monona there, around the corner from our house?

Carl:
Yeah, we did. Yeah, it was right by our house, but I’m not sure how good they were. They were very expensive.

Jesse:
Yeah, word of mouth is probably the next biggest thing is just talking to people who’ve had their car service somewhere that have had a good experience.

Mindy:
That is a really good point. Ask your friends, ask your neighbors. Honestly, if you had a really bad experience with the mechanic, you’re going to let your neighbor know, hey, do you know any place where I can get an oil change? Don’t go to Bob’s mechanic shop on Main Street because they ripped me off, or you should go to Bob’s mechanic on Main Street because they were amazing. They checked my tire pressure, they checked my oil and they washed my car after they did my oil service. People will talk about what they really love and people will also let you know when they didn’t really love somebody. That’s a really good point.

Carl:
Yeah. One point I want to make, and this surprised me. We bought a car and it needed a timing belt and I got a bunch of quotes and by far the cheapest one was the dealership. I’ve always thought in my mind, don’t go to the dealer because they’re going to charge you more. But they were probably, I think they were like 25% cheaper than the next highest quote. My advice to that would be don’t discount them immediately. They might be okay.

Mindy:
Okay.

Carl:
They were great. Jesse, I’m curious. We have ancient cars. I think our oldest car now… what is our oldest car? From 2000, right?

Mindy:
That doesn’t really count because we got that from somebody. Our oldest car is a 2010 that we have… No, the element is a 2003. We bought it brand new, which is a sin in the personal finance world although you just heard Liz Frugalwoods talking about buying a new car. But this was way back when you know could get a used car for super, super cheap. We bought a brand new 2003 Honda Element and we have driven all 196,000 miles combined. It’s running great. I would never consider trading it out. When should you consider trading out a car?

Jesse:
I think it comes down to your… Honestly. I read the article you sent me from Frugalwoods and I think that was more… their decision was more than just mechanical. I think that if they lived in a city, I think they would’ve fixed their car on they’d still be driving it. But the picture of their driveway, that is not a Prius driveway.

Mindy:
We’ve been to that house, that driveway never ends and it is like lumpy, bumpy. It’s Vermont, they get a thousand feet of snow every year.

Jesse:
Honest, it’s going to come down to your personal preference on repair versus replace. But I think you got to be smart about it. Some people just don’t like their car and they’re just like, ah, I don’t want to pay this anymore. So, they just want a new car. That’s a gut preference. Not probably the smartest money preference. Even if you have a car and you can replace it with that exact same car, say the engine goes out and you find the exact same model you have, same year and you buy that car. It was probably more beneficial to replace the engine than it would be to buy that other car because you know the history of the car that you have.
If you’re going to spend $8,000 replace an engine or $8,000 to replace it’s, probably worth it to replace the engine. If it’s a car that you had for a long time because the history of that car, you do not know the history of another used car. That’s going to change if you’re going to a brand new 2022. There’s not really a comparison but then you need to add another zero to that $8,000 and make it 80,000.

Mindy:
That’s a really good point. In the past, not in the last couple of years, but in the past it made sense to buy a used car because you were getting such a deep discount that it was okay to quote, take on somebody else’s problem. But right now, like we just heard Liz say she was going to get what? A $2,000 discount to take on somebody else’s problem versus buying a brand new car. So, she opted for the brand new car because you’re not getting a discount on used cars right now.

Jesse:
No. The market has completely flipped right now. Most people are still fixing their cars not because they want to, because they have to, because there is no available option to replace that car with even at a reasonable price, whether it’s new or used. One, we can’t get new cars. It’s been two years and our dealer usually stocked like 60 to 80 new cars. I think we’ve had 10 new cars on a lot, is the most we’ve had on the lot for new cars because every car that’s coming in is already sold. If you want a car, it’s taking six to nine months, a lot of the time if you want something specific. And used car prices are just outrageous right now and that’s why a lot of people are forcing themselves to fix their car, I guess, and keep it a little bit longer. It’s not a good time for anything right now, buying or selling or fixing.

Carl:
Sounds like a good time to buy a bicycle or walk or take a bus.

Mindy:
Delivery time was one of the reasons why Liz chose the car that she chose because there was another car she wanted a little bit more but the delivery time was six or nine months and she said, “No, forget it. I need it now.”

Jesse:
We have a lot of customers who have been waiting months for cars that they ordered. I don’t understand exactly how new cars come to the dealership, but sales can see when they’re put on trucks and are heading to the dealership. And then they start calling customers saying, hey, these cars that are on their way do you want them? Most people are just buying them before they even see them. If you want a truck or a large full size truck or an SUV, which is what we sell the most at our dealer, you’re paying full price and you’re waiting… one guy waiting nine months for his truck to show up. People are just getting in line and just putting deposits down just so they can have that vehicle.

Carl:
Have you seen excitement with electric vehicles? I know the brand you work for produces EVs. We just ordered one actually. But the new tax credit, I think there’s going to be a $7,500 tax credit in 2023. That’s why we ordered one actually because of that. Have you seen excitement around that segment?

Jesse:
Yeah. We still don’t have… a lot of EVs are in the pipeline coming. The Hummer was the first big one. We’ve had two of them. They were already sold before they even got to our dealership. It’s hit and miss, I think. There’re some people that are all about it. There’s still a lot of people are like, I will never have an EV ever. I don’t know if that’s going to play out, but it seems to be a mixed market.

Carl:
How do you feel about warranties? This is something I’ve never bought into. I never buy an extended warranty for everything. I’d rather buy a quality product and take care of it. But I know some people… there’s a lot of value to them in knowing that they’ll be covered if something goes wrong, like an extended warranty. How do you feel about those?

Jesse:
The market for extended warranties is also another whole genre. You can buy really bad warranties. A lot of these, when you get those phone calls or emails about your car’s warranty is about to expire, those are the ones who do not want to buy from.

Carl:
I get those five times a day, those robocalls.

Jesse:
We sell, I think, a few extended warranties that you can buy. Most of the ones you buy through a dealership are usually pretty good, meaning the coverage is good. Some are very specific, only internally lubricated parts and that’s very, very narrow in what they’re going to cover. Those are a lot of the third-party ones you’re not buying at a dealer. Dealer ones usually cover very similar to whatever the original manufacturer’s warranty covered. Some are actually sold by the manufacturers as certified pre-owned, which is technically an extension of the warranty, which is also a pretty decent way to get a car with a warranty that has good coverage. You can take to pretty much any dealer in the United States to have it fixed. But as for whether you should buy an extended one or not, it’s hard to say. If you have the money, because they’re pricey to begin with and people just roll them into their loans thinking they’re just getting these warranties but they’re costing… most of them are thousands of dollars now.
Unless you have a big repair, it’s probably not going to pay for itself. The other thing is, the warranties on a lot… You’re usually getting a warranty on a newer car anyways, which most of the newer cars have pretty good, long warranties. If anything major’s going to happen, it’s usually going to happen in that time period. I think Cadillac is seven years, 60,000 or 70,000 miles. They’ve changed them up a lot lately. But you’re usually getting at minimum five years, 60,000 miles, which is pretty decent coverage. If there’s an issue, you’re going to have it in that timeframe.

Carl:
Jesse, I know you through the financial independent space. What would you say… I’m coming up to you and I say, I’m 22, I just graduated from college. I really want to minimize… the two things you hear about that screw up people money wise are housing and cars and we’re not talking about housing here, so we’ll talk about cars. I’m 22 years old, I need to drive to work. I definitely need a car, a bike and a bus is not an option. What should I do to minimize my transportation expense? I want to become financial independent as soon as possible. Financially independent as soon as possible. So, I want to minimize my transportation costs, even though I need a car. What would you tell someone? What kind of car to buy and how to take care of them? I realize this is a very broad and general question, but yeah.

Jesse:
I would definitely say buy used, pay cash if you can. I’ve worked for a General Motors brand dealership, so Chevy for a number of years, then Cadillac, GMC Buick. I’m biased because I know how to work on them. But if I wasn’t at a dealer, I would probably look at Toyota or Honda because they have a very good reputation. They also have very good selection of cars that usually last a long time are easy to maintain. Lots of people, independents and how to work on them. Try to look for that entry level car. I did the wrong thing. I bought a BMW when I was 22.

Carl:
Which on did you buy? I’m a car person so I’m curious.

Jesse:
I had a 330i back in 2004. I moved out on my own to my first apartment. My car got stolen the first week I lived there and turned around and bought a BMW because that’s what I wanted. It wasn’t a good financial decision whatsoever.

Mindy:
Okay. Let’s say I have decided to sell my car. What do you have to disclose when you sell your old car? What do you have to disclose if you’re selling to a dealership and what do you have to disclose when you’re selling to a person?

Jesse:
Nothing.

Mindy:
Nothing? Okay.

Jesse:
I don’t believe there’s any law that says you have to disclose anything whatsoever.

Mindy:
Okay. I am going to give a suggestion. If you know something is wrong with the car, tell the person that you’re selling it to. If it’s a dealership, maybe I’m going to get in trouble for saying this, but if you’re selling it to a dealership, they have mechanics. It’s not like they’re going to be like, oh, it’s perfect of course. We’re just going to put it on the lot. I bet they have a mechanic look it over and be like, it’s not perfect.

Jesse:
I’ve had a customer find out he had something very serious wrong with his car, but it was still drivable. And turned around and went to another dealer that didn’t know about it, so he could trade it off and get rid of it as quick as possible for it failed.

Mindy:
That happens.

Jesse:
It does.

Mindy:
I would imagine that dumping garbage cars on a dealership happens frequently. Which is why you would think they would drive it to the mechanic department to be like, hey guys, check this out before they give the person some money.

Jesse:
Oh, rarely ever. I’ve never been asked to inspect a car that is being traded in.

Mindy:
Really?

Jesse:
If it gets traded in, it will get inspected. But if you come to a dealer and you’re going to trade it in, we never look at them before. They get physically looked at, they walk around, make sure there’s no dents in it. But it does not go back to the shop to be inspected first.

Mindy:
Okay. That is the most surprising thing that you have said. I am absolutely shocked that you said that. I thought for sure they would drive it to the auto repair department and have you guys look at it.

Jesse:
I’ve worked at four dealers and that’s not common practice.

Mindy:
Wow. Okay.

Jesse:
A lot of the times, if it’s an older car, it doesn’t even stay at our dealership. They turn around and sell it to an auction company and it leaves our dealership within a few days. This current dealership I work at usually doesn’t keep high miles or older vehicles. They get turned around and sold to… there’s companies out there that, that’s all they do is buy these used cars from dealers that do not want them. And they usually go to auction.

Mindy:
Buyer beware at the auction.

Carl:
I guess, one last question from me. If I’m that 22 year old person and I see you said Honda, Toyota, if I see the old Toyota Corolla on Craigslist and I go look at it, what should I do to verify that I’m not buying something that’s going to break down next week? Should I take it in for an inspection, or what specifically should I look at to make sure I’m not buying a problem?

Jesse:
That’s the number one thing that people do not do, is they just go and they look at a car on a Facebook marketplace or Craigslist or even an independent lot, drive it, pay for it, leave, and then something happens to it. There’s no guarantee that the place will stand by anything because they don’t have to. You bought it as is. I tell everyone, no matter what you’re buying, take it to have a pre-inspection done. Our dealer has… we have a menu item line in our computer for if someone wants to bring a car in for a pre-inspection, I don’t remember how much it is, around 140 or 50 dollars. We will look it over fairly well. Meaning, it gets lifted. We do scan it just to see if there’s any codes in the system. We don’t diagnose those codes just to write them down and tell you, hey, these codes are in the system. It’s something you need to be aware of. We will check break suspension, check it over for leaks, just do an overall good inspection on the vehicle.
I’ve had it come where people have brought us a vehicle, I inspected it and it’s usually two things. One, it’s like, it’s perfect, it’s great, no worries, buy it. And then I’ve had people like, you know that, there’s pieces missing from the AC system and it doesn’t work. And they’re like, what? I’m like, “Yeah.” It was used more as a bargaining chip or not to buy it at all. If you were to take it, I recommend the dealer first of the manufacturer that you’re trying to buy. If you’re buying a Toyota, call a Toyota dealer and ask them if they do pre-inspections, ask them how much it is. And then most buyers, if they’re comfortable selling you the vehicle, they will be comfortable, either… Usually, it’s the seller will drop it off at the dealer or both people will come to the dealer at the same time, like on a test drive and have it scheduled.
Dealers are going to have, I’m biased, we see these vehicles all day, every day for years. So, we know what things to look for that could be small issues that turn into bigger issues before other people even see them, or if you can find an independent that specializes in Honda or Toyota because they also, that’s all are working on day in, day out.

Mindy:
That’s a really good point. They know what issues are coming up. They know what to look for. I love that. That’s an excellent tip, Jesse.

Carl:
My other tip is, have a really good friend like Jesse, [inaudible 01:13:42] you can drive your car over to his place.

Mindy:
Hey, Jesse, Share your phone number with everybody.

Carl:
The pre, pre inspection.

Mindy:
Jesse, thank you so much for your time today. This was so much fun and this was super informative. I really appreciate you sharing your knowledge with our listeners.

Jesse:
Yep. Thank you.

Mindy:
A big thanks to Liz Frugalwoods at the top of the show for sharing her tips on buying a new car and the thought process that she used to determine that yes, despite my ridicule, a brand new car was the right choice for her. I’m teasing her of course, but I do really like how she considered her purchase. She didn’t just jump in with both feet. If you have a new purchase coming up, a new car purchase, you need to read the article that she wrote on her website. It goes into a ton of detail about her very conscious thought process into how she determined that yes, I’m going to buy a new car, not a used car. And how she compared the different cars and her different options and ultimately determined which one she was going to use or which one she was going to purchase. Her website is Frugalwoods.com.
A big thanks to Jesse for sharing tips about how to keep your current car running until our wampy supply chain issues work themselves out. Thank you so much for listening to this episode of the BiggerPockets Money Podcast. This is Mindy Jensen, signing off.

 

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Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.

2022-10-31 06:01:39

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Do You Know Where Your Money Is Coming From? Navigating Today’s Lending Market

There is no doubt that the real estate market has been a wild ride since the pandemic changed the normal course of our lives over two years ago. Lending did not escape the effects of Covid-19, and many active investors have learned more about the loan process than they ever did before the pandemic.  

In the spring of 2020, some lenders left active investors in a bind, closing their doors or halting lending while they evaluated the new risks in the marketplace. Over two years later, the market is changing again, and investors need to know how to pivot to keep their pipeline flowing. While everyone is watching rates increase, they are taking their eyes off the real question right now: Can they close this loan?

Realizing a preapproval and rate and term sheet are not set in stone will go a long way in the current lending environment. Lenders are changing underwriting criteria, not making as many or any exceptions to lending guidelines, and lowering loan-to-value midstream in the escrow process. Most investors never thought about the source of their capital before March 2020. The most concerning part of the lending process was getting through underwriting and receiving the message that you were approved and cleared to close. Whatever happened behind the scenes inside the lending machine wasn’t a concern to an active investor. As long as money made it to the closing table, they were happy. This strategy worked until the capital never made it to the closing table. 

When lenders suddenly turned off the spigot to cheap capital, investors scrambled to save deals any way they could. This pushed private lenders with their own capital to lend to the forefront in the hunt for leverage. Active investors scrambled to find funding or negotiate contract extensions to restart the lending process.

Private lenders who lend their own capital have more control. Large nationwide or even regional lenders have significant strings attached to the capital they lend out, and those strings are pulled by forces outside the lender’s control. 

For example, large institutional lenders are often funded by lines of credit from banks or even selling their loans on the secondary market. In both of those cases, there is another entity establishing what they can lend out, where they can lend it, and the pricing of those loans. These lenders require the line of credit to stay open or the capital markets to continue purchasing loans so they have enough liquidity to keep new loans coming into the pipeline. 

What does that mean for you as a borrower? It means that the rates and terms you are quoted may suddenly change, or funding, in general, may be halted at a moment’s notice. So how can you protect your real estate investing business in this period of turbulence? 

Start asking questions about how the lender acquires their capital and diversify lending sources based on where they get their capital.

Need a lender for your next deal? Find one here!

The Four Types of Lenders

For the sake of simplicity, you can think of capital in one of four buckets for alternative lending: national lenders, regional lenders, local lenders, and private loans from a lender who lends their own capital, including seller financing. While there are many flavors and options within each bucket, knowing the general purpose of each can help you decide what type of financing to use for which project. 

Alternative lending automatically means it is not going to be the conforming conventional loans you may have used to purchase your own home. Since they are non-conforming loans, the variables offered are numerous and vary greatly. Having a conversation with your lender about the types of projects they fund and general guidelines for their loan products can go a long way to choosing the right lender for the right project. 

National Lenders

National lenders are pretty easy to locate. Their brand and names are spoken widely across online platforms, forums, and even REI meetings. Their business model has the borrower and decision maker for the loan the furthest removed from each other. To these lenders, every application and, ultimately, file on their desk is a series of numbers and check marks. A business model like this shows up to the active investor (borrower) with high single-digit interest rates and lower fees, but those come at the cost of higher documentation requirements, full third-party appraisals, and a longer closing time. This group of lenders is often very sensitive to changes in the capital markets or economic outlooks. If you need a deal to close super quickly with minimal documentation, this may not be the best tool to use. On the other hand, if you have time for the closing such as a refinance into permanent debt, this may be a great option to pursue.

Regional Lenders

Regional lenders may not have the brand recognition of “the big guys,” but within their markets, they can be relatively well known. Their mid-range interest rates and somewhat higher fees often come with lower requirements for documentation and longer financing timeframes than national lenders. Depending on the lender, they may require a full appraisal or may opt to do an online valuation through a third party. These regional lenders can be a great option for borrowers that have some unique borrowing challenges, such as new employment or acquiring financing as a new business entity. 

Local Lenders

Local lenders tend to be smaller asset-backed lenders or smaller bank/credit unions in the market. They tend to lend in just a certain area of a state or the entire state if it’s small enough (such as Delaware or Rhode Island). These local lenders usually have higher rates, especially if they are asset-backed, but also usually have low or no documentation requirements. This translates through to a borrower with higher rates and usually higher fees. These asset-based lenders can often close quicker and use some sort of in-house valuation methods for the real estate securing the loan. Credit unions may also use the same valuation tools but often want a higher level of documentation to understand the lending opportunity. For investors operating in one particular market, this classification of lender tends to be the most helpful since they are local. This class of lenders understands the market they are lending in and has experience with other lending opportunities in the same area.

Individuals

Lastly, we will look at loans that come from individuals, or what we term “private lenders .”These loans come from capital that an individual or their business entity has. These individuals are often seeking to have passive income or put their retirement funds to work in real estate versus the stock market. Depending on the amount of capital they have available to them, they may not always have the liquidity to fund a loan when the capital is needed. Many of these lenders work with established networks of borrowers, sometimes rolling capital from one deal to the next with the same borrower. These lenders may have very low documentation requirements, flexibility on the type of properties they are willing to lend on, and vary in terms of interest rates, fees, and length of the loan. They also can generally close very quickly, sometimes within a few days if needed. While they won’t be the cheapest or longest-term loan out there, the flexibility this type of lender offers more than makes up for it. 

The Type of Lender Determines the Variables

As you can see, there is somewhat of a correlation between the documentation and underwriting guidelines and the rate being charged. When you, as a borrower, can show the standards a lender believes are lower risk, you can then be rewarded with a lower rate. In addition, other value-add components can also increase annualized interest rates and fees being charged. If a lender can get a deal closed in three days with minimal documentation, that can be a more expensive loan because the borrower needs to move quickly or is unable or unwilling to go through a more thorough vetting process for the loan. 

Conclusion

Understanding what your needs are for financing each property really allows you to find not just a lender but the right lender for the job. The lender’s ability to close the loan is more important than rates and terms right now. Ask questions about the lender’s access to capital and if that access is likely to change in the next several weeks. Depending on the size of the lender you are speaking with, they may not be able to answer that question, but thinking about this as a borrower can never hurt to consider. Keeping another lender in your back pocket that may be able to close quickly, even if it is a higher rate, may be the difference between closing or not.

Find a Lender in Minutes

A great deal doesn’t just sit around. Quickly find a lender who specializes in investor-friendly loans that are right for you and your investment strategy.

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Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.

2022-11-01 16:00:00

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Top Investor Edition: New Legislative Changes Attractive To Kelowna Investors

Thinking about investing in Canadian real estate? Thanks to new municipal legislation, property investors are setting their sights on the residential market in Kelowna, British Columbia.

A new piece of proposed legislation will permit the halving of existing duplex homes and allow Kelowna property owners to make properties as large as fourplexes.

But there’s a catch: “limited inventory,” says A.J Hazzi, founder and managing broker of Vantage West Realty Inc. Hazzi says that his savvy investor clients have already taken note, but there are still good properties available for the taking.

“There are 40 half-duplexes and 13 full duplexes on the Kelowna market right now,” Hazzi told CREW. “If you’re looking to get your foot on the local property ladder, you can find multi-family investment properties that pay all of your mortgage interest and then some.”

He added that even current renters who are frustrated by inflation – but have some money put away – can service their mortgage payments and still turn a monthly profit by investing in multi-family real estate.

“Over the last few years, prices have gone up significantly, and rents have as well, but not enough to keep step with interest rate increases and rising purchase prices. As a consequence, most properties aren’t cash flow positive right now.” Hazzi said. 

“This happens to be one of the last property segments you can buy that – even with a property manager – still yields positive cash flows.”

Kelowna’s population is roughly over 150,000 but the cost of owning a home can be too high for many people here. As a result, rental demand in Kelowna is at an all-time high.

 

The second piece of legislation in Kelowna will prevent landlords from renting to students between September and June.

If those landlords decide to pivot and provide short-term rental accommodations to vacationers during the summer months instead, Hazzi anticipates that the student housing supply will plummet.

“They will do Airbnbs all year long to not surrender their summer revenue so that student housing stock will disappear and there will be a shortage of student housing. It just so happens that most of the aforementioned half- and full-duplex inventory is situated near Kelowna’s post-secondary institutions – namely around Hollywood, McCurdy, and Rutland Roads.”

“Any properties off of those roads are well positioned to accommodate students. That tends to be where a lot of the duplex inventory is, so it’s a natural fit,” he said. 

But Hazzi has a happy medium up his sleeve.

In addition to owning his own brokerage, Hazzi is a 20-year investor with unparalleled knowledge of the Kelowna real estate market. For decades, Hazzi has meticulously studied local economic and demand fundamentals to building wealth in both his personal portfolio and his syndicated partnership, Cash Offer Canada.

According to his latest analysis of Kelowna’s residential real estate market, duplexes and student housing offer investors the best bang for their buck in 2023.

Hazzi has introduced his book of investor clients to what he calls house-hacking, which involves buying a property, creating additional rental units, then renting out those spaces to qualified tenants.

If you take advantage of hacking the right duplex or multi-family property, you can create four sources of rental income. In Kelowna, BC, a 3 bedroom upper floor unit can command up to $2,300 a month while a bottom floor suite commands around $1,700 a month.

“You can even house hack a residential unit into multiple rooms, which my clients have been happy to do.”

Renting out units by the bedroom can pull in $1,000 per room – especially if landlords are willing to provide certain enticements like bundled utilities, internet, and laundry.



2022-11-01 08:00:00

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