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Mortgaging a Rental Property
Now that we’re down to the last ten grand on our mortgage, we’re starting to look into getting another rental property. The one we’ve got has worked out pretty well over the last two years, giving us about $800 extra each month. We broke even on all of the repairs we had to sometime in the spring. That’s almost $5000 in pure, almost-passive income.
With numbers like that, if we can get a similar property and keep the mortgage under $800, we should be golden for getting another property and avoiding having it as a new drain on the budget.
However…
There’s always a however.
Our current tenants are moving out at the end of the month, which means the passive part of the income is over while we either find a renter or hire a property manager to do that for us. Since that came at the same time I got the opportunity to be unemployed, there was a bit of panic at my house.
The idea of having a mortgage, no job, and no renter scared us into waiting to buy another property.
It’s not stopping us from getting ready for the next property, though.
We live in a fairly high-cost area. Our house is on an eighth of an acre and is valued at around $250,000. Our rental is on a slightly larger lot, but is a smaller house valued at around $200,000. We don’t have a quarter of a million dollars laying around waiting to hatch into a new house, so we’ll be getting a mortgage. A mortgage for a business property is a bit different than one for a home you’re planning to live in.
First major difference? You need a 20% down payment, with a 25% down payment getting you a much better rate. We don’t quite have that, but if we pushed, we could have it in 6 months, I think. And then we’d have no cushion if anything bad happened in our lives.
The next thing is that we’ll need a reserve that covers all of our expenses–personal and investment–for 6 months. That can be home equity, savings, cash, or retirement accounts. We’ve got this one covered.
We don’t qualify for a standard mortgage plan right now, but there are options:
- Live poor and save hard for a year. We could make it happen in 6 months, but I will still want an emergency cushion just in case a job or tenant go away.
- Buy as an owner occupant. This would mean we buy a new house, then move into it and rent out our current house. We’d have to stay there a year before we’d be allowed to rent out the new property.
- Compare mortgages online. The internet is a wonderful thing, full of the complete knowledge of the human race. There is no better way to try to find an affordable mortgage than hopping on the net. Just make sure you’re looking at a reputable site and dealing with a legit mortgage company.
- Live comfortably and save slower, then buy the property in 2 or 3 years.
Honestly, of all of the options, we’re probably going to do a combination of 3 and 5, but 2 is a serious consideration, since we’ve talked about moving out of the suburbs a bit anyway.
Did I miss anything? How would you fund a rental property?
Time vs Money
In this corner, weighing in at the only thing you have in this life that you can’t possibly get more of: Time!
And in this corner, weighing in at the thing people think they need to be happy: Money!
Keep it clean. No biting, scratching or hitting your opponents with a chair unless my back is turned. Fight!
Yesterday was Jimmy John’s customer appreciation day. They had subs for $1, but you had to go there in person to get it. At noon, there were more than 50 people standing in line. If it takes 1 minute to make a sandwich, that’s almost an hour in line. To save $5.
Good for Jimmy John’s. They brought thousands of extra people into the restaurant and had a huge line running down the sidewalk. That makes them look great to everyone driving by.
But, the people? Really? Would you work, at any job, for anyone(excluding charitable work) for $5 per hour?
Round 1: Time!
My mother-in-law regularly drive 6 miles out of her way to save 5 cent per gallon on gas. If usually takes 10-15 minutes to get there, if the stoplights behave and traffic is decent. If she arrive with her gas gauge on “E”, she gets to put 15 gallons of gas in her car, for a savings of 75 cents. That’s an effective rate of $2.25 per hour, not counting the gas used to drive there. However, if I ask her to give her $2 to stand in her driveway doing nothing for an hour, she looks at me like I’m nuts!
Round 2: Time!
My wife will occasionally make a shopping list that includes coupons and items spanning three grocery stores. If that were to happen, there would be an extra hour wasted, just traveling between the stores, minimum. Then another hour wasted walking past the items in the first store that were slated to be purchased at the second, or third store. Add another 15 minutes per store to check out, and we’re looking at 2 and a half hours down the tubes to save a possible $20?
No freaking way.
Round 3: Time!
My time is valuable. No matter what I do, or how hard I work, I can never get more than my allotment. Why would I waste it to save a fraction of what I can earn by using it in other ways?
And the winner is….Time!
What’s the craziest thing you’ve done to save a few bucks?
Time vs Money Redux
Saving money is a good thing
Saving time is a good thing.
Somewhere in between, there has to be a balance. It’s possible to spend far too much time to save very little money.
For example, on September 30th, I left for the Financial Blogger’s Conference. Thinking I’d be frugal and save a little money, I told my GPS to avoid the toll roads. According to Google maps, the cheap route should have added 20 minutes to my trip. Coming into Illinois from Wisconsin on the toll roads, it’s easy to spend that much time waiting to pay the toll, since I don’t own an Illinois magic toll-paying box.
Unfortunately, the little smart-a** suction-cupped to my windshield sent mebthrough every construction zone between Wisconsin and Schaumberg, Illinois.
That sucks.
I went through a series of little towns with speed limits that randomly changed from block to block. Road construction had half of the roads down to just one lane. All told, I saved $3.40, judging by the tolls heading home, but the horrible detour cost me well over an hour and a half of time.
I saved $3.40, but lost 90 minutes. That’s not a good return on investment.
Just a month ago, I was ripping into my mother-in-law for wasting half an hour to save 75 cents. Then I have to go and demonstrate how horrible I am at making that save time vs money judgement.
I need to work on that.
What’s the most time you’ve spent to save a small amount of money?
Cooking Poor
Frugal cooking can be an intimidating concept. It’s easy to turn a meal into a huge expense, but it’s not that hard to trim your grocery budget without sacrificing variety and flavor. It just takes some planning and a few money-saving techniques. We usually feed our family of five, often with guests, for about $100 per week.
Schedule your meals. Find or make a weekly meal planner. I recommend this or this. Cross out the meals you don’t need to worry about due to your schedule that week. If you won’t be home, you don’t have to cook that meal. Fill in the meals in the remaining slots. Keep your schedule in mind. If you get home from work at 5:30 and have to be somewhere by 6:30, dinner needs to be something quick. Also, make sure you include every side dish you will be serving. Now, look at the recipe for each dish in every meal. Write down everything you need to make all of the food you plan to eat that week. While planning your meals, think about how to use your leftovers. If you cook chicken breasts one day, the leftovers can be chicken nuggets the next.
Take inventory. Take your meal plan and a pen while you look through all of your cabinets and your refrigerator. Why buy what you already have? If you already have steaks in the freezer, don’t waste your money buying more. If you have it, cross it off of your meal plan shopping list. Whatever is left is your shopping list. Review it. Is there anything that can be combined or eliminated? Is there a key ingredient for a sauce that’s missing?
Don’t forget the staples. If flour or sugar is on sale, stock up. Anything you use on a regular basis is a staple, buy it when it’s cheap.
Build a shopping list from your meal plan. When you are in the store, stick to your list. It’s hard, but avoid impulse purchases at all costs. Don’t shop hungry, don’t buy things just because they are on sale, and don’t dawdle. Get what you need and get out.
Avoid pre-processed food. We slice and shred our own cheese. Buying the pre-shredded cheese costs an extra $5 and saves just 5 minutes. Don’t buy pre-sliced apples or anything that will only save a few minutes for several dollars of cost.
Every couple of weeks, I cook a large pot of either beans or rice and keep it in the refrigerator. Almost every meal that we cook gets a cup or two of beans or rice added to it. It doesn’t alter the flavor much, but it adds a few extra servings for pennies. It’s a healthy way to stretch any meal on the cheap.
We have a large bowl in the refrigerator filled with mixed greens. We buy whatever salad-like greens are on sale and prepare the large salad all at once. Most meals start with a salad, which makes it easier to fill up without relying on the protein dish, which is generally the most expensive part of a meal. As a dedicated meat-eater, it took some getting used to, but it’s a good meal–cheap and healthy.
Cook enough for at least 3 meals. That will eliminate 2/3 of the work involved in cooking. Plan ahead to make your meals simple and easy.
Freeze the leftovers in usable sizes. Stock up on semi-disposable meal-sized containers. Freeze some in single-serving sizes for work, and others in family-size servings for last minute meals at home. Preparing for last minute meals keeps you from serving garbage or takeout when life gets in the way of your plans.
Avoid wasting leftovers. Wasted food is wasted money.
When you are done cooking meat, take any drippings or scraps and throw them into the slow-cooker along with any vegetable scraps laying around. Cook it overnight, then strain it into an ice cube tray. You now have stock/broth ready to be added to any recipe.
Plan for serial meals. Chicken breast leftover from today’s meal can become chicken nuggets tomorrow, to be shredded into chicken salad the next day.
When there isn’t enough left for a full serving, we put the remains in a resealable bag in the freezer. When we accumulate enough to fill our slow-cooker, we dump in all of the bags with a couple cups of water. I look through the refrigerator for any leftovers that have been overlooked that week or any vegetables getting close to being too old. It all gets cut up and added to the cooker to cook on low all day. I rarely add seasoning because everything going in the pot tastes good. We never get the same meal twice and our “free soup” is never bland.
That’s how we cook cheap, without sacrificing too much time. How do you save money cooking?
This post is a blast from the past. Originally posted here in January 2010.
My Mortgage is Smaller Than My Credit Card Balance
It’s been one heck of a spring summer for my family, financially speaking, and it turned out to be a bit more than we had budgeted for.
Here’s what we’ve done on top of our regular spending, so far:
- Remodeled both of our bathrooms(at the same time!) ($6000-ish)
- Summer camp for two kids ($500)
- Swimming lessons for three kids ($350)
- Replaced the entire air conditioning system in my car ($1600)
- Finished paying for our current round of ballroom dancing lessons($400)
- New mattress on our bed($1200)
- My wife is off work for the summer. Part time and sporadic hours when it’s not the school year.
Taken in reverse order…
Mattress
The wire frame on our mattress broke. I wish that was a complement to my prowess, but nothing was happening when it snapped. Sleeping with a jagged piece of steel poking you sucks, to say the least.
Dancing
Ballroom dancing is something my wife and I both enjoy, and it’s good exercise, so we decided to keep it up. We are officially in training for competition-level dancing, but now that our favorite place to dance is closed, we may not continue. The lessons are paid for through next spring, though.
Air conditioner
My A/C system “grenaded”. Basically, the insides decided to disintegrate and go flowing through the rest of the system, mucking it all up. And making the car undriveable. On the plus side, this hard-to-find leak I’ve been ignoring in favor of annual $75 A/C recharges is fixed, now.
Swimming, not dying
My youngest kids have never had swimming lessons and my oldest isn’t a strong swimmer. Helping my kids not drown is a good thing.
Camp
We put the down payment on camp back in February, then promptly forgot about paying for the rest of it until the deadline hit. I paused while typing this to add it to my budget so I don’t forget for next year.
The remodel
We had, at one point, $9500 set aside for the remodel, but I raided that account a few times if we went over on our monthly spending. Then, when we got the estimate, we neglected to include one of the subtotals together when we agreed to it, so the job cost more than I was expecting from the start. We still got a great price, though.
Until the tub surround didn’t come in a color we liked and could get in less than 6 weeks. So, we upgraded to porcelain tile.
And the ceiling started peeling.
And we decided to get nice fixtures, so it would be a bathroom we loved enough to demonstrate physically, for years to come.
And we noticed the basement bathroom floor tiles were loose.
So much money just poured out of my credit card.
At the moment, we have approximately $8,000 on our credit cards. That’s the highest balance we’ve carried in years. This month was the first time I’ve paid interest on a credit card since August 2012.
What’s our plan for the credit cards?
- I get a $500 bonus every month. Getting this bonus is almost entirely under my control.
- We gave our renters(two of our closest friends) a good introductory rent until their current lease expires. Their rent triples at the end of the month.
- I stopped paying double mortgage payments.
- We have some money in our emergency fund.
- We should have about $1000 left in the remodel account when the job is finished.
That’s $1500 as an immediate payment, plus about $2300 per month on top of our normal spending to pay off the cards.
That means we’ll be down to about $4300 in two weeks. When my wife gets her first full paycheck at the end of September, we’ll have the cards paid off.
Then comes the challenge of catching back up on the mortgage. Until yesterday, we were projected to pay off our house on December 1. Our current balance is $4660, with a mandatory monthly payment of $470.58. That’s about 10 months of payments. We were making an extra $520 interest payment each month, which brought it down to the December payoff date. For the next 3 months, we’re only going to be paying roughly the minimum, which means we’ll have to pay a bit over triple for November and December to be done with it this year.
I think we can do it.
How do we avoid this in the future?
With our renters paying full rent now, our goal is to pretend Linda isn’t getting paid when her work picks up again in September. We want to save or invest everything she makes, on top of the current savings. Not all of that will be long-term, and not all of it will be spendable. That saving will include things like braces for the younger kids, vacations that are more than just long weekends, and maxing out both of our retirement accounts.
That should still let us pad out our emergency fund to 4 months of expenses by spring, which is a pretty good cushion for us.
I hope. I haven’t done the math.
