Rental House # 3 Details

We were so excited to have our renters move in last week, and we will be receiving $1100 a month in rent for this one. I thought it would be a good time to walk through what we learned on our first BRRRR and full interior remodel. We picked up the Indy Beauty from a wholesaler right before Christmas for $37,500. It was full of junk, a few squatters and smelled terrible, but was also full of potential, and we couldn’t be happier with the end results.

Here’s the before walk through video as a reminder of how dark and dingy it was.

Here’s a few after pictures from our rental listing

The whole renovation took about 60 days, if you take holidays and bad weather into account. We used a General Contractor to manage the interior renovation and oversee any work, and we used our own subs for the exterior work. There is no way we would have been able to handle a project of this scale on that timeline, so we were happy we hired it out.

Not only was this our first time purchasing off market from a wholesaler, it was also our first time using a hard money loan. Total renovation and holding costs for the hard money loan we used came out to be a little under $50k. This covered a six person three day clean out project, complete interior remodel including new flooring in kitchen/bath, refinishing the existing hardwood and cabinets, exterior painted, new windows, new appliances, HVAC, and electric panel (sure I’m forgetting something). We also did some extras to help reduce any maintenance or expenses in the foreseeable future, such as replacing sections of the fence, trimming all trees, removing several, and installing automatic garage door openers.

Since this was our first time working with a hard money loan, I wasn’t sure what to expect, but it was pretty easy. We closed on the home in under two weeks of looking at it and it was easy to get the renovation money. We had to put 10% of our own money down for the hard money loan, so right around $8,000. We had a 50/40/10 arrangement with our contractor, so our lender needed a statement of work upfront and then did a walk through at the 50% mark and we received the funds wired to our account same day. I will say the hard money lenders definitely make a profit, so we will also do a better job next time looking at a few options and seeing if we can find one with better rates or look at private lending options. Luckily, even with the high fees, the numbers still made sense on this house, even with us going a little over our initial renovation budget.

So, if you’re keeping track of the BRRRR, I’ve covered the buy, rehab and rent piece so far. We were using a private lender to do our 30 year cash out refi, and had completed all of the paperwork, jumped through all the hoops, and were just waiting on the appraisal, which was scheduled for this past Tuesday. Well, the appraiser didn’t let us know he wasn’t coming and just didn’t show, and then an hour later, we got an email from our lender that they are pausing their 30 year cash out lending program due to COVID-19. So, well, that was a really really frustrating email to receive. BUT, it means we now just have to wait until June, when we have owned the home for 6 months, and will use our traditional lender and look to be approved based on us as borrowers opposed to off the asset. (as long as they are still doing investment property loans..who knows with all the craziness going on right now what the world will be like in June)

So we have two things that are currently out of our control left on this one. 1) The appraisal-we need it to appraise at $120-125k for us to be at a 75% LTV to pull all of our money out and pay off the hard money loan. This is in line with other homes in the area, and ours has some extras, such as a huge corner lot, unfinished basement, and a detached garage. Worst case scenario, if it appraised below or the housing market crashes between now and June, then we would just end up keeping some of our own money in, right around $10,000 of our own or possibly more if it appraises super low, which we are comfortable with doing if needed. 2) Being able to even get financing. I’m just not sure how the current state of the market and the pandemic will impact cash out refinancing for investors 90 days from now. Assuming they may tighten up their requirements or may want to steer clear of cash out refis all together..who knows. So all we can do at this point is just wait and see and be prepared for a worst case scenario. This will put a hold on our goals of buying a few more houses using the BRRRR method for the time being, but we will be ready to purchase again when it makes sense.

In summary: Purchase Price of $37,500 and Renovation/Holding Costs around $50,000 for a total of $87,500. Hoping for an appraisal around $125,000 and currently getting $1,100 a month in rent.

How do you think we did or what questions do you have for me about the process?

6 quick tips on budgeting

Man..it’s crazy to me that it’s 2020 and there are still folks running around rogue with their finances, thinking it’s not going to catch up with them. Several recent studies show that only about 40% of people are living that budget life. 😱

I have personally been living with a budget for over a decade, and I can promise you that this is one of, if not the biggest contributing factor to my current debt free and wealth building chapter of my life. I would definitely still be living beyond my means without a budget.

There is no better time then right now to put the money you make to work..and that money isn’t going to get to work without your help. So do me a favor, and if you are in the 60% of people who don’t currently budget, then make a pinky swear to yourself to start ASAP…after reading my quick tips of course. 😉

Tip 1-Live off of a zero budget. That’s a fancy way of saying that every single penny you have incoming should have a home for where it needs to go. The key to this is to assign your money jobs BEFORE you’re eyeballing that delivery menu on an empty stomach or you’re clicking on that BOGO sales ad that just landed in your inbox. So a few days before the month starts, you can sit down and map out your incoming vs outgoing. Mind that gap with some investing and savings. Which brings me to my next point.

Tip 2-Have a goal you are working towards. Whether it’s building your savings up, paying off debt, or investing in index funds to work towards financial freedom..you will be more successful minding the gap if you have short term and long term financial goals in place. Don’t let lack of planning cause you to live with a YOLO mentality..it’s true..you only live once..so get your shit together already. Nobody wants to keep hearing your “I’m broke and just barely getting by because they don’t pay me enough” talk, yet you’re driving a new car, eating out, constantly getting new clothes/AmazonPrime packages and texting your money problems on the latest IPhone. (sorry for being a little harsh..but seriously..someone had to say it)

Tip 3-Speaking of planning..plan for the unexpected. I’m talking about having enough in your savings to cover a bigger item, like a new transmission, your HVAC suddenly breaking down, your car insurance deductible from an accident, or taking your dog to the vet after they ate something crazy again. I don’t have time to get into details here on what’s considered unexpected, but if you have to ask if it’s an emergency..it’s not. Also, stuff that is recurring, like personal property taxes or Christmas gifts are NOT unexpected. You knew all damn year they were coming up..you should have separate money you’re putting back to plan for these annual recurring expenses.

Tip 4-Check for trends and opportunities. For example, if you are noticing a large chunk of your money is going towards gas, then it might be time to explore a more fuel efficient ride. If you are spending over $100 each time you hit up Target, then it might be time to keep your ass out the store. Luckily, there are other ways to shop now, including carryout or delivery, so that could possibly help keep you to the items you need vs want. Also, if you find yourself doing a great job, like going two weeks without eating out..then celebrate. Rewarding yourself (within reason) for good behavior is a great way to train yourself on new spending habits.

Tip 5-Give yourself a cash allowance. Let’s be honest..little things come up and having some cash on hand is a great way to take care of these little things. For example, if you slept like crap and really NEED a Starbucks latte..go get yourself one. Or the neighbor kid hits you up for buying some Girl Scout cookies, and nobody can say no to those Caramel Delights, nor should they say no. Much like crash diets, budgets don’t work if they are so strict that you feel deprived, week after week, month after month. This will make you more likely to fall off the budgeting bandwagon, so plan to allow a little flexibility sometimes.

Tip 6-Make it easy. Budgeting is a long term wealth building strategy..not a get rich quick scheme..remember that as you set things up. Keep it simple and keep evolving as you and your needs change. Setting up autopay on everything is about as easy as it gets for your fixed expenses. Also, for tracking, I used a paper check register up until last year..lol. BUT it was easy and worked for me. Now I have a word doc that lists out all my recurring expenses, along with an app called Spending that tracks all incoming/outgoing expenses. Don’t get so caught up in trying to figure out the details to a point where you don’t ever start. Any way you track is better than not tracking at all..so get to it already.

You know I am happy to share my tracker if interested and answer questions, so ask away.

My 2020 Vision

When you stop and reflect..only to realize you went through the all the previous decades you’ve been in existence without goals, you decide to make up for lost time by going BIG.  Not that I have ever really gone small at anything ever, but it’s different.  Something about this year reminds me that whatever I think, whatever I envision, and whatever I write down is mine.  I don’t have that “one day” or “maybe next year” or “I wish” or “must be nice” mentality any more.  I know who I am and what I am capable of and create the shit out of some positive energy.  I am not locked and loaded with excuses that “I don’t have time” or I can’t afford it” either.  I know that I have time for the things that I make time for and I am in control of my money and tell it where to go.

Last year was just a tiny taste, a sip of what my life can really be like and I’m back for more.  I have decided that this will be the BEST DECADE EVER!!  I came up with my goals back in December, but since I’m an ever-evolving person..lol..I wanted to give them a few weeks to simmer before I put them out into the world.  I am now ready to share, and I have decided that 20 goals for 2020 is only appropriate.  My list is below and you know the drill..ask me questions and would love to hear your 2020 goals!!

20 SMART GOALS FOR 2020

  1. Get tenants placed in Indy Beauty by 3/1 and cash out refi by 6/20
  2. Use Self Directed IRA to put 25% down on a multi-family by 9/1
  3. Take childless trips to both the beach and the mountains by 11/1 and let the kids plan spring break trip location and agenda
  4. Hike our first mountain
  5. Obtain my real estate license or shadow and do my first wholesale deal by 12/15
  6. Build-up/Maintain 6 months liquid reserves for all rentals owned by 12/1
  7. Set up LLC by 3/1
  8. Acquire next BRRRR deal by 6/1 to be ready to close by 6/21 (or earlier if the deal finds me..lol)
  9. Have private money lending capital self-funded at 10% of goal to be our own bank by 11/1
  10. Max out family HSA contributions by 12/15
  11. Read 25 books this year
  12. Once I hit 10k followers, give away $1,000 to help someone else towards their financial goals
  13. Coach 2-3 people to become debt free and/or get started in real estate by 7/1
  14. Start researching markets for out of state investments to start 2021 off with a bang
  15. Work towards dinner at the table Mon-Thur (on activity free nights) and at least 1 hour screen free family time Fri-Sun
  16. Expand my meditation practice from 15 minutes up to 1 hour
  17. Learn 3 new skills/hobbies, enough to be dangerous..lol
  18. Cashflow new carpet and exterior paint for primary residence
  19. Analyze food budget and meal prep to find areas to improve health and decrease costs
  20. No Spend Year again!!! (clothes, shoes, accessories, purses, makeup, haircuts/dye)

 

 

Fighting the urge to splurge in 2020 with another No Spend Year

Because I mean..what’s better than a full damn year of doing a No Spend?! I can’t think of anything except for doing it for a second year in a row!!

Yes you read that right..another No Spend Year for 2020!! If you’ve been busy shopping at the latest BOGO sale or living that AmazonPrime “what’s in this new box” lifestyle, then you may have missed my multiple posts about not buying certain things for all of 2019, along with my updates and all the ups and downs of the journey. I encourage you to look back at my previous No Spend posts to catch up, but I will also summarize here.

I banned buying any of the following items for all of 2019:

Clothes, shoes, accessories, purses, makeup, haircuts/dye/waxing (undergarments and socks can be replaced as needed). I think I added household decor items to my banned list, but I hate throw pillows anyway, so I don’t really need to ban them..lol.

I DID fail and buy a pair of sunglasses, along with a new nail polish, so I wasn’t 100% successful, but I have come a LONG way from who I was before my No Spend Year. I will take the under $15 total for the year versus the $3,000-$4,000 total I was likely spending before per year. It’s also changing my lifetime expenses, which the average woman now spends around half a million dollars in their lifetime on vanity items. 😳 (more to come in a future post on this topic)

I have to say, I was certain I would die when I started this. Well, if you haven’t picked up on it from the fact I’m writing this..I actually did not die. I in fact LIVED..lived like I never have before..completely free of others opinions about my same old clothes, about my hair showing grey or being “slightly” uneven from cutting it myself, or showing my makeup free wrinkly face for a year straight. Damn that shit was freeing and turns out most people didn’t even care or notice the clothes or makeup free face, or at least they didn’t say anything. Now the hair, people had very strong opinions either supporting me and saying they do their own hair also, or telling me to leave it to the professionals. Overall, it wasn’t as drastic of a change for me to ban these items as I anticipated.

I really haven’t lost anything except for the weight of worrying what others might think..and turns out I really don’t give a shit, which honestly surprised me a little (keeping it real..after 35 years of caring to some extent about impressing others, it’s been a big change). What I gained was a LOT..more money in my account, more time since I am no longer shopping or putting makeup on every morning, and a lot of inner reflection on my values and getting comfortable in my own skin. I can truly say that I have never felt prettier or happier with who I am and what I look like, inside and out.

I encourage everyone to try a No Spend, even if it’s for one day or week or even a month. If you can commit for a year, I promise it will change you as a person. One of the joys of a No Spend is that you get to customize it to fit your life and determine your own banned items list. Also, I have a ton of quick tips that helped me and can help you also. First, stay out of the stores all together and keep emails about deals out of your inbox by hitting that unsubscribe button. Clean out your closet to donate unworn items and organize it so you can easily find the items you do love to wear. Take care of your appearance in other ways..drink more water, eat a healthier diet, exercise, and stop damaging your hair with heat and product and let it dry naturally and embrace whatever your natural appearance is. I fought my wavy brown hair for years trying to straighten it, curl it, make it blonder, etc. and turns out my natural hair is pretty awesome once I stopped damaging it. Find friends to swap clothes with for those times you get bored or have an event and nothing to wear. Find a friend or two to join you and help keep you accountable. Learn to fall in love with yourself and embrace your flaws as perfect imperfections rather than trying to cover them up. Finally, make a goal of what you will do with the money you save and put it towards making a big dream a reality and share your progress.

Now I just need to know..who is ready to join me this year?!

Reflecting on 2019

There will be a whole 365 days in 2019 for us to have set goals, have taken action, worked hard, and to have crushed those goals. Year end is a great time to throw modesty out the door and recognize how great your year was and how awesome you are for all that was accomplished.   If you did the work, then I don’t care who you are, you deserve to celebrate, so go on..brush your shoulders off.

If you instead stayed on the couch all year again, and your biggest accomplishment was only gaining 10 lbs from all the junk you ate while binge watching all the Netflix original series..well then..might be good to reflect on that also.   Still playing the “victim of your situation” game and convincing yourself that you can’t change or grow because “insert your excuse here”.  Did that binge or pity party help you or hurt you?

Not trying to brag below I promise you..just trying to prove that you CAN do big things if you set big goals and are ready to take action and put in the work.   You can and should think differently about life and the pursuit of happiness..question things and don’t just do what everyone else is doing because it’s easy.  Also, I’m sharing some stuff that makes me feel vulnerable and gives a private look into some events in my life over the past year.

If you’re not ready to grow and celebrate success, then please stop reading this and head back to your latest Netflix binge. If you are ready, but not sure where to start, start by grabbing a pen and paper and write down everything you accomplished this year that makes you feel proud to tell others and makes you feel like you have grown as a person.  Then go share it with the world!!

See my list below:  My 2019 Accomplishments

  1. Started MySemiBasicLife.com blog and InstaGram account
  2. Grew organically from 150 followers to 1250 followers
  3. Helped teaching my youngest to read and my oldest to read and rehearse lines for a major part in a play
  4. Bought 1st rental property end of March 2019
  5. Bought 2nd rental property in August 2019
  6. Bought 3rd rental property in December 2019 (this one with a full cosmetic rehab)
  7. Was a guest on not one, but two podcasts, and submitted an idea to one of my favorite podcasts, and got to speak with the producer and provide input on a new series (can’t share any more info..sworn to secrecy..lol)
  8. Became debt free after selling our cars and paying off the remaining of our $165,000 in consumer debt. Nobody to impress now that I’ve changed my value system and if I don’t have the cash for it, then I’m not buying it.
  9. Completed a No Spend Year of no clothes, shoes, accessories, purses, makeup, haircuts/dye. Turns out I don’t give a shit what others think of me after all, and I don’t need makeup or new clothes to try and impress anyone.  “Letting myself go” in the eyes of society by not wearing makeup, rocking my grey hair, and not buying the latest clothing trends feels a lot more like getting comfortable in my own skin.  I’ve never felt prettier on the inside and out then I do right now.  I also learned to cut my own hair..not getting accepted into cosmetology school anytime soon..lol, but I can do it and it’s fun and free.
  10. Joined a real estate mastermind group and joined a local real estate investors group and have networked and made several great connections in the industry
  11. Attempted my first seller finance deal (didn’t work out but was a great learning experience and made some new connections in the process)
  12. Helped land a few really big accounts at work that required a lot of work and were out of my comfort zone
  13. Was matched with a little sister through Big Brothers/Big Sisters and continued to volunteer on the family selection committee for Habitat for Humanity
  14. Survived a lot of loss including losing a good friend to glioblastoma, losing my dog of 17 years, losing a terminal puppy we adopted, a dwarf hamster, and a pet rat. Lastly, there was an advanced stage breast cancer diagnosis for my mom with lots of biopsies, dr visits, chemo rounds, lots of soups/casseroles and will be leading in to surgery/radiation/hormone replacement in 2020.
  15. Started a gratitude journal that I write in every night.
  16. Started a daily morning meditation and manifesting the life I want practice.
  17. After my leg injury finally healed, was back up to running over 5 miles until I got bit by the neighbor’s dog..lol
  18. Stopped two nasty habits that I have battled on/off for years, smoking and drinking.  I still occasionally have a beer or drink, but not like I used to and have been smoke free since 6/1/19!!  I’m now focused on enjoying my current situation more and building a life I don’t need to escape from.  No judgment to my friends that are still doing these things..just doesn’t fit in my life any longer.
  19. I read 45 books this year!!
  20. Experienced 6 figure net worth growth through all of the above focus, hustle and sacrifice

Wow..I DID ALL OF THAT IN ONE YEAR??!!  I did notice that I didn’t have as much of a focus on my marriage or kids this past year, and plan to make sure I am placing more focus on those areas of my life in 2020.  Of all of those accomplishments, I am most proud of the self love and belief that I can do anything..because clearly I can after seeing my list!!  Also, with the belief in myself, I have noticed my risk tolerance is completely different.  I am ready to take on risks instead of turning away from them, because I know I will learn and grow from any mistakes, so bring them on!

Did you write a list of goals at the beginning of 2019 that you can compare your end of 2019 accomplishments to?  If not, no worries, because  I didn’t write any goals out at the beginning of the year either.  2020 marks the beginning of a new decade and new opportunities to start fresh for all of us.  Make it the year you stop saying “someday” and finally replace it with today.

Anyone else brave enough to share their year in review??!!

BRRRR it’s getting cold in here 🥶

I know I know..I’m sure everyone is thinking there must be some Toros in the atmosphere comes next?! Or maybe I’m the only old ass nerd still out here quoting Bring It On, which by the way, happens to be a classic cheerleading movie. 📣 🎥

Ok focus..it IS super cold and snowing hard here in Kansas City today, so it’s perfectly timed to talk about BRRRR, which is why we are all here (not from the cheerleaders movie or cold weather, but the real estate investing version). The strategy has been around for a minute, but the guys from BiggerPockets hold the clever naming rights I believe.

I am SO SO SO PUMPED UP to be getting after our very first house using the BRRRR method. So I wanted to explain this strategy very high level, and how it can be a great way for investors to grow a portfolio of buy and hold properties quickly, and with little of their own money tied up in the deal long term. Clearly I’m a newbie and can only speak to what I’ve researched/read/listened to, and what real life has brought my way so far, but thought I could at least introduce the concept to other newbies.

The premise is a way to use little of your own money while growing a buy and hold portfolio. In its simplest form, it stands for buy, rehab, rent, refinance, then repeat. We are still in the “buy” phase of ours, set to close this week, and excited to move into the rehab piece and plan to share the full details once we wrap up this project. We are going to just use some rough numbers here as an example.

Let’s say you find a distressed house or a homeowner who needs to get out fast of their current home. There’s lots of ways to find these deals, which I’m not going to cover in this post, but will save for another day. The distressed home or owner is an opportunity for you to help solve their problem and to buy their house from them. You would aim to acquire low, due to current condition of the home, taking into consideration all of the repair costs, and your ability to close fast. You would also need to make sure all of the numbers truly work for a BRRRR. But let’s say you can get this house for $30k and it needs an additional $30k in renovations. You use your own money, private money or hard money for the initial purchase and rehab (also lots of funding options I will also save for another post).

You know from looking at comps in the area (not houses for sale, but comparable houses that have already sold recently) that the ARV, or “after repair value” is around $100k. You have also checked average rents in the area, and know it will rent for $1,000 a month. So, after you rehab it and rent it out, then you go to a traditional bank for a cash out refinance on the property at $75k, and you pay yourself or your private money lender back and you now have none of your own money tied up in the deal and have acquired an asset with 25% instant equity. You have a tenant placed and are now cashflowing a few hundred bucks a month after your mortgage/expenses. You also walk away with a $7,500-10,000 profit (after closing/holding costs).

You keep repeating this process until you get to your buy and hold end game number, whatever that is for you. Work until the cashflow covers your monthly expenses to live, then you can sit back and enjoy your time freedom from your rental portfolio, or you never quit…completely up to you. 🤷‍♀️

I know I’ve simplified the process, but that was my intent. There are a TON of resources out there, including lots of investors using this strategy and sharing their successes/learnings, lots of podcasts, and even some books, so go do your research and dive deeper to fully understand. I would also love to hear input from others out there who are ice cold BRRRR experts. I just love this strategy and I hope sharing from my real estate investing toolkit will help you either get interested in getting into real estate, or help you to strengthen your current investing game.

Intro time

Intro time! I want to learn more about all of you, so please share as little or as much as you want. I will get it started. 👋

My personal residence in the Kansas City area is what I call “the zoo”. Always lots of dogs and kids running in and out and if the garage is open, then let yourself in. 😉

I have two awesome kids..one who is learning to read and the other is reading lines in her latest city theater play. I have a very patient and supportive husband, with a beard, who breaks gender stereotypes by cooking, doing dishes, AND the laundry. 🧺

A few hobbies include meditating, yoga, running, reading, writing, eating but not cooking, and volunteering on the board for Habitat for Humanity and as a big for big brothers and big sisters. I work for an insuretech company and my degree is in sociology with a minor in psychology and I LOVE people watching. 👀

When I look back on what we’ve done this year since I started mysemibasiclife, it’s been a journey of finding our values, embracing minimalism, doing a No Spend Year, paying off $165,000 in debt, buying two rental properties, and continuing to build wealth through diversification. 💰

My goal is to help you take control of your mindset and financial future, so you can design a life and a legacy to leave your mark on this world. 🌎

I’m an open book, so ask me any questions and tell me about yourself. 👯‍♀️

Photo credit: my yelling and my IPhone timer