The average 30-year-fixed mortgage rate averaged 3.89% for the week ending Feb. 24, down three basis points from the prior week, according to Freddie Mac‘s PMMS Mortgage Survey.

“Even with this week’s decline, mortgage rates have increased more than a full percent over the last six months,” said Sam Khater, Freddie Mac’s chief economist. “Overall economic growth remains strong, but rising inflation is already impacting consumer sentiment, which has markedly declined in recent months. As we enter the spring homebuying season with higher mortgage rates and continued low inventory, we expect home price growth to remain firm before cooling off later this year.”

At this time last year, the 30-year fixed-rate mortgage averaged 2.97% and originators were pumping out near-record volume, largely due to the strength of refinancings. Today, refis have largely dried up and originators are desperately slashing costs to rescue falling margins.

Mortgage rates typically move in concert with the 10-year Treasury yield, which notched 1.94% on Wednesday, down from reached 2.03% the prior week. The 15-year-fixed-rate mortgage averaged 3.15% last week, up from 2.93% the week prior. A year ago at this time, it averaged 2.21%.

Mortgage applications decreased 13.1% for the week ending Feb. 18 to the lowest level since December 2019, as mortgage rates eclipsed the 4% mark.

The Mortgage Bankers Association‘s seasonally adjusted refi index fell 15.6% from the previous week, bringing its share of total applications to almost equal the purchases share at 50%. Meanwhile, the purchase index dropped 10.1%, falling again for the third straight week.

Compared to the same week one year ago, mortgage apps overall dropped 41%, with a sharp decline in refi (-56.4%) compared to purchase (-5.4%). The survey, conducted weekly since 1990, covers over 75% of all U.S. retail residential mortgage applications.

Economists had predicted rates would gradually increase in 2022 as the overall economy stabilized – but would still be below 4% for much of the year. However, rates rose faster than expected.

Rates, however, could quickly head in the other direction given Russia’s invasion of Ukraine this week.

“Bad news for the general economy is paradoxically good for the housing market in so far as rates would decline,” Len Kiefer, deputy chief economist of Freddie Mac, told HousingWire last week.

The post Just before Ukraine invasion, mortgage rates fall to 3.89% appeared first on HousingWire.



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Mortgage applications decreased 13.1% for the week ending Feb. 18 to the lowest level since December 2019, as mortgage rates eclipsed the 4% mark.

The Mortgage Bankers Association‘s seasonally adjusted refi index fell 15.6% from the previous week, bringing its share of total applications to almost equal the purchases share at 50%. Meanwhile, the purchase index dropped 10.1%, falling again for the third straight week.

Compared to the same week one year ago, mortgage apps overall dropped 41%, with a sharp decline in refi (-56.4%) compared to purchase (-5.4%). The survey, conducted weekly since 1990, covers over 75% of all U.S. retail residential mortgage applications.   

According to Joel Kan, MBA’s associate vice president of economic and industry forecasting, the 30-year fixed rate increased almost a full percentage point in comparison to one year ago. 

The trade group estimates that the average contract 30-year fixed-rate mortgage for conforming loans ($647,200 or less) increased to 4.06% from 4.05% the week prior. For jumbo mortgage loans (greater than $647,200), rates rose to 3.84% from 3.81% the week prior. 

“Mortgage applications dropped to their lowest level since December 2019 last week, as mortgage rates continued to inch higher,” Kan said. “Higher mortgage rates have quickly shut off refinances, with activity down in six of the first seven weeks of 2022.”

The survey showed that the refi share of mortgage activity decreased to 50.1% of total applications last week, from 52.8% the previous week. VA apps rose to 9.9% from 9.3% in the same period.

The FHA share of total applications increased to 8.7% from 8.3% the prior week. Meanwhile, the adjustable-rate mortgage share of activity increased from 5% to 5.1% and the USDA held steady at 0.4%.   

Purchases applications, already constrained by elevated sales prices and tight inventory, have also been impacted by higher rates, Kan said. “While the average loan size did not increase this week, it remained close to the survey’s record high.” The average loan size was at $453,000. 

Economists had predicted rates would rise in 2022 as the overall economy stabilized, reducing mortgage applications.

For the coming weeks, Kan told HousingWire that If conditions stay in the current state, we’ll certainly see higher rates. However, rates could quickly head in the other direction, “if something abroad rocks the boat,” such as an armed conflict with Russia and Ukraine, an emergent Covid variant, or a sudden change in certain commodity prices. 

The post Mortgage apps continue downward trend appeared first on HousingWire.



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Hustle culture” has been a term for the past decade or so. It somehow became a badge of honor to prove that you’re working the hardest, longest, and most stressful job around. You can handle it, you’re making money, putting in the hours, but what do you have left at the end of the day? This constant grind is what Mindy likes to call the “death race to FI” due to its unnecessary harshness on your free time, relationships, and mental health.

Pete McPherson foresaw this “hustle culture” taking over his life when he quit his sixty-hour week accounting job and decided to start his own business. This wasn’t the first, or second, or fiftieth time Pete had started a business, and he was driven to never set foot in an office again. He wasn’t making phenomenal money the first year, but he made enough to provide for his family, and that was enough for him.

Mindy and guest host Sarah Putt from OT 4 Lyfe talk with Pete about the rarely discussed downsides of chasing early retirement and financial independence. Make no mistake, even if you decided to work twenty hours a week, like Pete, you can still make plenty of money all while being able to watch your favorite movies in the middle of the day or spend time with your kids!

Mindy:
Welcome to the Bigger Pockets Money Podcast show number 277, where we interview Pete McPherson from Do You Even Blog and talk about leaving your job and jumping into entrepreneurship with both feet.

Pete:
I talk to my wife and I tell her, “I just need to change. I really want to try entrepreneurship. I really want to try starting my own business.” I mean, I started 50 plus blogs and online businesses and stuff like that over the past decade, and none of them worked, right? I didn’t make that much money, but I wanted to do it so badly, and I was like, “I got to figure out a way out of this.”

Mindy:
Hello, hello, hello. My name is Mindy Jensen, and from time to time, Scott schedule just doesn’t have any room for me. Rather than let my listeners down, I’m calling on my friends to join me. Today, Sarah Putt from OT for Life is joining me with a rather unique perspective on Pete’s story. Pete helped Sarah launch her podcast, which is all about occupational therapy for OTs, by OTs, all about OT. Sarah, thank you for coming on the show today to help me out.

Sarah:
Thanks, Mindy, for having me. I am super excited to be here, and honestly, I cannot wait to jump into this conversation with Pete. He has been such an inspiration to me, and I know so many others, and also a wealth of knowledge. Money pun, totally intended, even though Scott is not here, it doesn’t mean that the puns don’t have to be, too.

Mindy:
I love it. I love it. Thank you for taking over as Scott. We’ll call you Scott Lite because he’s a lot bigger than you. Sarah and I are here to make financial independence less scary, less just for somebody else to introduce you to every money’s story because we truly believe financial freedom is attainable for everyone no matter when or where you’re starting.

Sarah:
Whether you want to retire early and travel the world, go on to make big time investments in assets like real estate or maybe 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 your dreams.

Mindy:
Sarah, I am so excited to bring Pete McPherson in from Do You Even Blog. He is a very interesting story of entrepreneurship. He started and stopped more than 50 blogs and podcasts, all of which failed, and then when he lost his job, he decided, “Oh, I’m going to do it again,” without having another job. I think that’s very interesting. I don’t recommend it, he doesn’t recommend it, but it worked for him. Today, he’s here to share his story of exactly how he did it.

Sarah:
Yeah. I think whole journey into entrepreneurship or even the idea of entrepreneurship can really be glorified a lot. I do think it takes sitting down with somebody who has been in the weeds, and Pete’s been doing this for years. Like you said, he started a lot of different endeavors, and it’s going to be great to just hear his insights and just hash out all that happened, and hear really how this intertwines with his money story.

Mindy:
Yeah. Also, we coin a new phrase today, hulture. You’ll have to listen to find out. Pete McPherson is a tall drink of water with a silky smooth podcast voice and a flaming hot passion for digital media and online business. What? He was an accountant, a CPA with an amazing salary, and he walked away from all of that to start his own business because you can’t keep an entrepreneur locked up working for the man. Pete, welcome to the Bigger Pockets Money Podcast.

Pete:
Thank you so much for having me here. This is absolutely without a doubt the number one podcast I’ve ever been on. So I am honored to be here as a guest. Thanks for having me on.

Mindy:
I told Pete to say that.

Pete:
She did, literally word for word.

Mindy:
Yes, literally word for word. I wrote it down for him. So Pete, I am really excited to tell your story to our listeners because you did leave a very lucrative CPA job to start your own business, and I know that there’s a lot of people who may have at age 18 we are expected to make these lifelong choices on what we’re going to do for the rest of our lives, and let me tell you, 18-year-old Mindy did not know what she wanted to do. I didn’t even go and get a CPA license, but it sounds like CPA-ing is not what makes your heart sing.

Pete:
That would be correct. You want me to start at the beginning, the most-

Mindy:
Well, skip the whole “I was born in a small town in Southern Illinois” part, but yes, I want you to start-

Pete:
Oh, man! That’s where I was going. I was going back from my lineage long term. No. Let’s start with a piece of paper because this is the very beginning of my money story, not a piece of paper like a piece of money, but a piece of paper. I still remember this clear as day. I remember exactly where I was. I was crossing a street in downtown Rome, Georgia. I was going to work as a barista. My coffee shop was across the street. I was holding this piece of paper and I literally stopped dead in my tracks. There’s no cars around, really, but I was right in the middle of a road just looking at this sheet of paper that would undoubtedly change my life, which it did.
To spoil it for you, the piece of paper was an offer letter from my first big grownup job, $52,000 a year, and I didn’t necessarily grow up poor, but I was looking at that number just like, “There’s been some sort of mistake. They’re going to offer me a job.” I’ve worked 50 plus odd jobs, part-time jobs. Never had a full-time job offer. It was in accounting, which we’ll get to, and $52,000 a year. I was just mind blown, right?
So of course, I accepted the job, moved to Atlanta, CPA. I got my CPA license over the next two years, and pretty standard corporate America, 50-60 hours a week to begin with, just accounting work. It’s not that I hated it. I didn’t love it either. I didn’t really know what I was doing. It was just they’re paying me money. This is great. It’s the only money I’ve ever made really in my entire life. So I do that for a year. I do that for two years.
I ended up getting another job in accounting, corporate America. There’s nothing exciting happening during these years except for the fact that they keep paying me more money. I’m a good employee. I’m not a great employee. I’m a good accountant. I’m not a great accountant, but that’s just the way the corporate America world works for me. They’re giving me more money and more money and more money and more money.
So four years in, I got to tell you, I’m board to tears. I am starting blogs and podcasts and trying to start side hustles while I’m at work. My boss knows this. I mean, I’m just doing everything and I’m bored, bored to tears. I don’t see customers. It’s not forward-facing. I commute two hours a day to my job. It’s a typical story of people getting burnt out of their career, and that was me. So I was getting bored.
So the story transitions when I talk to my wife and I tell her, “I just need a change. I really want to try entrepreneurship. I really want to try starting my own business.” I mean, I started 50 plus blogs and online businesses and stuff like that over the past decade, and none of them worked, right? I didn’t make the out much money, but I wanted to do it so badly, and I was like, “I got to figure out a way out of this.”
So here was my solution. I took a job with a startup back in my hometown, Rome, Georgia. I was living in Atlanta at the time, and they were going to pay me a salary, a much lower salary than accounting, but still a salary with benefits and health insurance and the whole nine yards, and I only had to work 20 hours a week. So in my head I’m thinking like, “This is it. I’m going to start side hustles more. I’m going to grow my own business. I’m going to jump into halftime entrepreneurship while still having the nice, cozy comfort blanket of a full-time job,” right?
So I quit my accounting career. I took the startup job. We moved my family of four. Actually, my wife was pregnant with our second child at the time. She also stopped her work to stay at home with the kids. We sold our house in Atlanta. We moved back to Rome, moved into my grandmother’s house because it was vacant at the time. I was like, “Cool. Life change. This is awesome.”
Well, I went to work. I got the job. I was pretty happy with it. They gave me one paycheck and I got laid off. So to sum this up, we moved across the street. We sold our house. My wife quit her work. I quit my job. I took this other startup job. I got one paycheck and then they laid me off. They did not have any money.
So at this point where we had a decision to make, it took us about a month. We cried a little bit. I drank some whiskey here and there, and I ultimately decided that I think I have enough of a safety net, which I want to talk about here in a little while to try this just for three months, six months to see if I can make something work so I don’t have to go back to commuting two hours a day, accounting work that’s unfulfilling, all this sort of stuff, right?
That was when Do You Even Blog, my current business for four and a half, almost five years now, that’s when it was born. We can talk about building that if you really want to dive in further, but that is my money story in a nutshell.

Mindy:
Okay. I want to dive into a lot of these things. First of all, you moved across the state, you quit your job, your wife quit her job, you had one kid and one on the way, you sold your house, and you moved into your grandmother’s house. So your cost of living I’m assuming is lower because you don’t have a house payment.

Pete:
Correct.

Mindy:
Your income is lower because you’re working part-time and then your income’s even lower when you’re working no time.

Pete:
Zero was our income.

Mindy:
Zero.

Pete:
Yes, zero.

Mindy:
So did you make money sell … Oh, what year is this, by the way?

Pete:
October 2016 is when I quit the job and moved back. Yup.

Mindy:
Okay, and then you lost your job in November, December?

Pete:
Correct. Well, I got my last paycheck in November 2016.

Mindy:
Nice. Okay. So did you make money on the sale of your house in Atlanta?

Pete:
Yes. Yes.

Mindy:
Okay. Yes. Let’s talk about that.

Pete:
Yeah. So I also told Mindy this off air. I got a little lucky, and not even a little. I think I got a lot lucky when it came to being able to survive long enough to make something else happen. Number one, the house. So my wife and I, we’re into real estate and we fixed up the house, we renovated it in our time that we were living there. When we sold it, we did have a chunk of change. I’m just going to be frank with you. It was $20,000 extra that we just had. After we sold the house, we had moved, we had $20,000-ish. It’s not a ton. It’s not enough to live off a family of four for years or whatever, but it was money in the bank so we weren’t going to go hungry. That’s part one.
Then I mentioned my grandmother’s house. So when we moved in, it was a temporary thing, right? We’re like, “Oh, we’re going to do here, and we’re going to buy a house.” We’re thinking about buying a duplex in the town where we moved, et cetera. Then November happened and I didn’t get another paycheck or whatnot. I have a loving grandmother who just let us stay there. She was in the nursing home, by the way. Her home was vacant. There’s nothing there. It was just sitting there. She let us stay there without rent and without a mortgage payment. There’s absolutely no way we could have gone any further than that if we had had to go find a rental right then. I would’ve been looking for an accounting job straight up.
The only other piece of that puzzle was we also had an emergency fund that we had been saving up. It was not massive. I don’t know the exact number, but it was less than 20,000, more than 10,000, somewhere in that ballpark. We just had as an emergency fund saved up that we could also use. So right there, and given the fact that we knew we had to forget budget, we couldn’t spend any money on anything frugal, just food to survive, we at least had several months worth of figuring it out, looking for more jobs, figuring out what we need to do.
That little three month buffer right there, if we didn’t sell the house and make a little bit there, if we didn’t have the 10K, 15K emergency fund, if we didn’t have my grandmother’s house to fall back on, yeah, I don’t know. I’d be the world’s most boring accountant somewhere in corporate America. Hopefully, that answered your question.

Mindy:
Well, that is a feat to be the most boring accountant. Sorry to all of our accountants who listen. Some of you are exciting.

Sarah:
So Pete, I want to know, I feel like most people don’t just jump into entrepreneurship. They go from getting laid off or losing a job to like, “I’m going to start something on my own.” I feel like most people are going to be like, “I’ll go get another job and figure out the side hustle, figure out something that I’m doing in conjunction of that.” Also, because you said you had started 50 plus blogs and podcasts at that point, what gave you the idea that, “I’m going to into entrepreneurship right now,” and also, why did you think that this one was going to stick? Why now? Why this whole thing at this moment? Why did it happen?

Pete:
Yeah. So there’s two questions there. Number one being, what makes me tick that I might want to do this instead of going and getting another job? This is going to sound like I’m floating my own boat a little bit, which I suppose I am, but I swear this is the truth. I have always been this rebellious person who just wants to do what he wants to do. I’ve always been this person.
I don’t like taking orders. I mean this from tennis coaches in middle school and high school to teachers, to parents, to bosses in corporate America. I just like doing my own thing. Freedom is my number one value in life over money, over time per se, freedom. I love being able to do my own thing. I’ve known that well before I went into accounting, which is we could talk about this separately, but the number one reason is I did not want to go back to a “real job”. I just didn’t want to do it.
In fact, I really, really, really, really, really did not want to do it. This is a big takeaway I think for those who listen to this podcast, and that is, I would not recommend anybody do what I did. I can’t make that recommendation. I got really lucky in a lot of different ways, and I’m one of these people who just I really truly don’t think I was cut out for being an employee of any sort, and I think a lot of people think that when they first discover entrepreneurship, and I don’t know if they’re actually correct. I think it takes people a while to realize like, “Oh, maybe entrepreneurship is not for me. Maybe being my own boss is actually way harder and less fulfilling and less happy in life than yada, yada.”
I’m the opposite of that. I actually feel like I was not cut out to be an employee. So I was passionate. I really did not want to go back to a job. That’s the answer to the first part of your question.
There’s a metaphor that best explains the second part of your question about what made me think this was going to stick. Well, the truth is I had no idea and I was absolutely terrified that nothing was going to work out and that would last three months and then I’d be back on the job market for accounting. Number one, I got lucky. Number two, the metaphor I was referring to is set fire to your ships, burn your ships, burn your bridges. Are you guys familiar with this concept?

Sarah:
Yes.

Pete:
The metaphor is lost to me, but I had no choice but to make money and survive. If I didn’t, I was going back to corporate America and I really desperately did not want that. So I worked my tail off. I hustled in the real sense of the word. I don’t like hustle culture, which we could talk about later, but at that point I had no other option. So I was emailing. I was hustling. I was staying up late. I was really working my tail off because it had to work. I did not have any choice. I did not have any time. I had to make money in month one from something, and I had no idea what it was, which again, we could talk about Do You Even Blog later if you want to, but I had no idea if it was going to work or not. In fact, I doubted it was ever going to work, but I didn’t have any other choice. I was working 70-80 hours for a couple of months because I really, really, really, really, really wanted it, if that makes sense.

Mindy:
So I just want to point out that you said, “I like to do my own thing,” and then you choose a job where there’s literally no creativity. These are the laws, these are the CPA rules, and do this. Okay. So when you sat down-

Pete:
You get fired for being creative in accounting, by the way.

Mindy:
Yeah, and then you go to jail. When you sat down and said, “Okay. I just got my last paycheck. I lost my job,” did you set any parameters like, “I’m going to do this for X number of months and if it doesn’t generate any income, then I’ll go get a job,” or did you just wing it?

Pete:
Yes, yes, absolutely. I’m going to be really honest with you. I don’t think my wife is going to listen to this podcast episode. So I feel comfortable saying this right now. We did have those parameters and I never told her this, but my one goal, it was never to make X amount of dollars in X amount of months or see X amount of success. It was never any of that. My true goal was to make enough revenues to keep postponing going back to accounting.
My wife would be like, “Okay. Three months, so we need to make this happen,” and I was like, “Yes, sweetheart. I totally agree with you. I’m 100% onboard.” My only goal was to extend that three months to six months, and then at six months, my only goal was to be able to tell my wife, “We can go another six months. We could work this out,” until eventually, she started to believe in me and there’s no more parameters, but yes, we absolutely set pretty strict, I would just call them deadlines, right?
We need to see the future after three months, six months or something. I have no idea what those numbers were, but we did have those conversations where, “We’re going to try this for a while. We’re also going to analyze our expenses and budget.” We also want to retire before we’re 120 years old. So we’ll come back and have discussions about these things. Yes, we did that. No numbers, but I know we had those conversations.

Mindy:
Okay. I think you basically had the same goal. She wanted you to earn enough money to keep living and you wanted to earn enough money to keep pushing that goal out. So same goal, different ways of coming about it.

Pete:
Totally.

Sarah:
Do you think that your wife at any point was like, “I think I’m going to have to go back and get a job,” and here you are dragging it out and she’s like, “All right. I’ll step up and I’m going to have to do it.” Or was she like, “No. He’s got this”?

Pete:
So well, that’s an interesting question because my wife wanted to work. She’s in music. She’s a world class musician. She’s performed all over the world. She’s taught at really nice private schools. She’s a chorus or a choir director, a choral director. So she wanted to go back to work eventually. So that conversation has been had. She does now, by the way. She’s been at a job for two and a half years, almost three years now. She always wanted to do that, anyways. So it was just a question of when.
Another thing, and to be honest with you, I don’t feel like this subject gets talked about enough in personal finance, and that is location, small town versus big town, job opportunities, cost of living, all of this little mishmash equation of how to make your life work, where you want it to work. I don’t think we talk about this enough. Our conversations always revolved around, “We’re going to have to move.” We’re living in my grandmother’s house, which is rent-free and mortgage-free, by the way, and we can get by on $1,000 a month in a lot of different scenarios. “If you want to go get a job, if I want to go get a job, we’re going to have to move.”
So we’re looking at renting. We’re looking at purchasing a house, probably just renting, and all these other factors like cost of living. Also, my parents were next door to us, right? My grandmother lived next door to my parents. So we had babysitting there for our two kids and I like being near my family. So I loved that. So to answer your question, there were definitely freak out moments where we were like, “Okay. One of us has to go get a job sooner rather than later,” but surprisingly, they were few and far between because we knew that a big component of that equation, that question, that answer, if you will, was we are going to have to move.
So it took us three years before we were comfortable moving, again, renting and changing our cost of living, our budget, our expenses because my wife did find another job that she really wanted, and so we took that. That’s skipping ahead a little bit in the money story, but I hope that answers your question.

Sarah:
Well, now, I want to take it back a little bit because you’ve said so much, and I feel like there’s been a lot about luck and how things have lined up and how things just presented themselves throughout your entire journey, but I want to go back to that moment with the piece of paper, with you standing in the middle of the street dodging the cars, holding that piece of paper, and if you could tell yourself one thing at that moment now with all these years of everything that’s happened since then, what would you say to yourself?

Pete:
This is always one of those crazy questions. The real answer, the truthful answer is that I wouldn’t say anything. I would let those mistakes. I wouldn’t say taking that job was a mistake, but it led to some turmoil in the life and so on and so forth. I wouldn’t say anything because I’m happy with where I’m at now, but, man, you know what? That’s actually my only answer. Really, I don’t regret going into accounting. It’s worth talking about why I went into accounting, by the way, because Mindy was asking earlier, a career with zero creativity, not customer-facing. You never see the results of anything you work on. It’s all spreadsheets and sitting alone in an office, and yada, yada.
I like where I’m at now, and I have accounting to thank for that. I would not be doing what I’m doing now if it weren’t for taking those jobs and learning what it is I value in life. I did not know that freedom was my number one value until I took those jobs. I had no idea. I was working as a barista, right? I had zero experience working a full-time job, commuting, living in a big city, all the things. So truthfully, I wouldn’t tell myself anything. I know that’s a cop out answer that you hear when you ask these questions, but that’s the truth.

Mindy:
No, no. I love that answer. I think it’s a really powerful answer because I went to college in Chicago and there was one night, I’m sorry, one day where the temperature, this is unreal, the temperature was 30 below zero and windshield was 70 below zero. A few years later, I don’t know why it didn’t occur to me that Hawaii had colleges, but a few years later, somebody said, “University of Hawaii,” and I’m like, “I should have gone there.”
Well, if I went there, my life would be very different. I like the life that I have now, and the struggles that you go through help shape who are now, and that’s relationships, that’s schooling, that’s classes you choose to take, that’s your money experiences. Everything that you have had in the past is shaping the person you are today. So I would’ve loved to have gone to the beach in Hawaii, but that’s not going to actually make my life that much better by attending school in Hawaii. It would just make it different, and maybe it would be better, but I wouldn’t know. I also discovered that they have colleges up in the mountains and you could go snowboarding on powder days and then have class later. That would’ve been really cool, too, but that would not make me who I am today.

Pete:
Yeah. There’s something so hard, and I just didn’t get this, by the way. So I don’t consider myself an expert on mindset in any sense of the word, but I do believe in this notion that we can always learn from our failures. We can always learn from our mistakes. We can always learn by making just bad decisions, for example, me figuring out that I actually don’t want to be an accountant even though I studied it for years and I worked in it for years and so on and so forth. There’s just no way I would’ve been able to figure out what I really wanted to do for a vocation, how I wanted to impact the world if I didn’t have that. It was always an unanswered question in my head, and I made bad decisions or not bad decisions, but I made decisions that I would later want to change.
I mean, if we’re being honest, the big takeaway is no matter what you’re going through, person hearing my voice right now, whether it’s not liking a job or having desperation when it comes to your finances or whatever it is, there’s always some lesson to be learned even if you don’t know what it is yet, right? I’m a firm believer on that.

Mindy:
Yeah. Well, because you’re right. Okay. So you said something that I identify with very much and is at a cross between what you’re doing now. You said, “I don’t like hustle culture,” but you quit a job that was steady to go hustle or side hustle or side job or start your own business. Why don’t you like hustle culture? I know why I hate it, but why don’t you like hustle culture, and then why did you go and do a hustle?

Pete:
Well, it’s the same thing we’re just talking about. I didn’t know I disliked hustle culture until I was in hustle culture, working my tail off, trying to grow my own business, trying to connect with anybody under the sun that I could get my emails in front of, and just working my tail off, and yada, yada. I didn’t know I didn’t like that until I did it, right?
So again, the truth is, so I am doing what I want to be doing. I’m very happy with how I work at the moment. I’m in my basement right now. I renovated my office. We bought this house. I am literally just going to go hang out with my parents because they’re in town after this. It’s going to be 11:30 AM Eastern. I make my own schedule. I answer to myself. I work 20 hours a week. This is the dream life in a lot of respects, but dot, dot, dot, but dot, dot, dot.
Once a quarter or so, I get really burnt out on working on anything. It almost doesn’t matter what it is. I get jealous of people who are still working really hard at things and seem driven and seem motivated to, for me it’s entrepreneurship, right? I look at my friends who also run online businesses or podcasts or blogs or YouTube channels. This is my world. I get super jealous of people and I’m like, “Look at how they’re growing. Look at how they’re succeeding,” and it also comes down to finances like, “Look how much money they’re making. Look how these people reached FI in two years because they just did this and this,” and I go, “Oh, I wish I could do that. I wish I wanted that,” and I get burned out, and I get depressed.
This happens every couple of months for me, personally. Inevitably, this actually happened to me last week, inevitably, I will come round to remembering what it is I value. I’m going to say that one more time because I think this has been a game-changer for me. I come back around to remembering, re-realizing what I value in life, and I’ve already said it on this podcast four times. I value freedom. Once I remember that, I feel so much better. I don’t like working. I don’t like working. I don’t like working 40 hours a week. I don’t really like working 20 hours a week.
I like watching Marvel movies on repeat. I’ve seen all of them a couple of times. I like watching Harry Potter movies on repeat. I like reading. I like mechanical keyboards. That is my hobby. I’m holding one up for those that can’t see it right now. I don’t like working. I’m on this cycle at the moment, I don’t mind being honest with you, where I’ll feel great for two months. I don’t like hustle culture. I don’t approve of people just working hard because they think they want that. I don’t know. I can’t speak for other people, but then I’ll reach desperation and depression and jealousy in my own business and in my own finances and in my own life, and I’ll have a week or two where I suffer from that, and then I’ll come back to remembering the values, and so on and so forth.
So to sum that up, it’s not that I necessarily disapprove of hulture, hustle culture. Did you see that right there?

Mindy:
Hulture.

Pete:
Hustle culture. That was impressive. It’s not that I necessarily disapprove of people who want to work a lot, but I think it’s glorified. I went along with it and I still do go along with it every year, every couple of months, and then I remember that it’s not for everybody, and more specifically, I remember that it’s not for me, right? One of the things I preach from my own brand, from my own podcast and YouTube channel is this idea of identifying what the heck your values actually are. What is it that you actually want out of your life and out of your work? Maybe it’s absolute growth. Maybe it’s becoming a billionaire, and maybe it’s not. Maybe it’s just a little bit more time freedom in your life, whatever that looks like.

Mindy:
Okay. I love that answer and completely identify with a lot of what you just said. I do actually like working, but for a long time, I didn’t. I was in your CPA job. I wasn’t a CPA. I was doing things that I didn’t particularly like and working for people that I really didn’t like, but what I don’t like about hulture, hustle culture, is that there is this perception or this push that everybody has to hustle, everybody has to be doing something productive with their time, and this whole idea that you can’t sit around and read a book or watch a movie, you need to be generating income, you need to be doing something all the time. I think that a lot of people get sucked into this and they don’t remember to enjoy their life.
It’s 100% okay to work a W-2 job, work for the man, and collect your paycheck, and go home, and have downtime, and enjoy your life. It is okay. 100% okay to read a book that doesn’t teach you anything, and trying to get my husband to get onboard with this after he retired was difficult. He’s like, “Well, this is my time now so I need to be productive. I need to be reading books that teach me things.” I’m like, “No. You can read Stephen King, 100%. Don’t leave that book face up next to the bed, but you can read Stephen King. It’s okay.”

Pete:
Yeah. You want to hear something really funny and ironic?

Mindy:
I love it.

Pete:
Since we’ve been talking about my story, this has happened just the past two months. For the first time since I got laid off and stopped receiving paychecks and salaries or whatnot almost five years at this point, yeah, five years since I got laid off. That’s right. That’s crazy to me. Just the past two months, I’ve actually been feeling more okay with the idea of going back and getting a job, and you know why? It’s something you just mentioned. It’s like with the right job, not that I would want to go back to commuting and corporate America necessarily, but if I had the right job that would allow me to make not even great money like a million dollars or 250,000 a year, but just make a decent income and also just leave my work at work, meaning I work 40 hours a week, I clock out, I come home and I don’t think about it anymore, for whatever reason, that actually seems appealing to me now.
Part of it is because this idea of now I just get to absolutely do what I want to do with more freedom. In fact, that’s weird because it’s now 40 hours a week, but now, hopefully, I can think about work less, which allows me to spend more time with my kids and do more reading. I might have a little bit less time freedom, but I feel like there’s actually some leverage there financially to do more hobbies stuff, right? For example, I worked, two, three days ago, I worked after my kids go to bed. I don’t usually work at night anymore at all, but my kids went to bed, and it was 8:45, and I was like, “I really did want to finish this video tonight, and I wanted to do X, Y, Z,” yada yada.
So I went and I worked for two hours, and I don’t always do that, don’t get me wrong, but little moments like that that actually have me thinking like, “Maybe I could be an employee at the right job, right? It’s just interesting. It all comes back to defining and figuring out what exactly you want out of life in your work. I think that process takes a while, at least it does for me.

Sarah:
What I keep hearing, Pete, is that you keep going back to figuring out your why and realigning your values with your work, with your money, with everything, and being the occupational therapist that I am, I have to bring the OT perspective right now because occupational therapy, it boils down to occupations. It boils down and a lot of people think that’s your job and I say, “It’s not just your job.” It is everything that we’re talking about right now. It is what occupies your time. So yes, that could be your job if it’s a full-time job or more than full-time job if you’re working 80 hours, 100 hours, however many hours a week you’re working, but it’s also all these other things that fulfill our lives and bring meaning to our lives.
I think, at least in my perspective of what happens, especially when we’re talking about this hustle culture, is that it’s always the next thing. It’s the next bright and shiny object. It’s the next numbers, the next paycheck, the next whatever it is that we are always striving for, but we forget that playing a video game, reading that book, sitting on the beach with a drink in your hand, this is what actually can have such an influence on our health to allow us to get to that next step even if it looks like you might be taking that step back and taking some time off.
I think when we’re talking about this, this portion of it is so often overlooked because so many people are like, “I have to go. I have to go. I have to go. I have to keep going, and if I take a step, if I breathe, I’m not going to make it to where I need to get to next.”
I think this applies across the board from working say in a traditional W-2 job and also being an entrepreneur. We’re always faced with getting to that next step, but we always have to remember the why, what it is that we’re doing, why we’re showing up for our jobs, why we’re either neglecting the occupations that we should be doing that we want to be doing, and just making sure that it’s really working for us. So I love that you have really shared this because I think it’s such an important topic that really should be talked about more.

Pete:
Yeah. It’s funny. You hear this all the time. Nobody on their deathbed ever said, “Oh, I wish I had worked more.” We hear stuff like that all the time, right? We internalize it as being true like, “Yeah, that’s probably true. I’m on my deathbed. I’ll probably be thinking about family and stuff like that,” but then what do we do? Right? We’re all the time comparing ourselves to others on TikTok, and socials, and Twitters, and conferences, and the next door neighbors who drive a Tesla, and we want a Tesla, but we don’t have the Tesla yet, and we want to hustle for the Tesla, and all this other stuff, right? We lose sight of the truth, which is probably that when you’re on your deathbed, you won’t look back and care about your Tesla, right? That’s probably true. We know that, but we’d lose it. We lose it all the time.
One more thing. Oh, I don’t know if you guys read Ryan holiday or not. I’m pretty sure it’s Ryan Holiday. I could be mistaken on this. I’m pretty sure he has a tattoo that says, “Memento Mori”. You guys know what that means?

Mindy:
No.

Pete:
It means you’re going to die, essentially, right? You can go Google it, Memento Mori. It basically just means your days are numbered and you need to remember that. You are mortal. You don’t have forever to live and so make the best use of the time that you do have. I just paraphrased a bunch, but you guys can go look that up, Memento Mori. He literally has it tattooed on his arm, I believe. I could be wrong about that, but just an everyday reminder to remember that, remember what you probably should be focusing on in your life.

Mindy:
Okay. We have sidetracked a little bit and gotten into some very important things. I really like this conversation about the take time to enjoy your life, but let’s get back to your money story. Since becoming self-employed and an entrepreneur and doing the things that you love, what does your financial position look like?

Pete:
Yes. Thank you for that. Thank you for bringing me back on track.

Mindy:
No, no, no, no. This is all very interesting. This is all going to stay in the show, but I also want to talk money, too.

Pete:
Okay. So before I talk about it right now, let’s talk about the two and a half, three-year gap between having income go down to zero and then where it is now because there’s a three-year period in here that was a roller coaster of ups and downs both financially and emotionally and everything tied to that, and it was also that period in which I’m pushing the deadline back every three months and six months like, “Oh, I made this much money. Now, we can keep going.”
So during those three years, it was, well, I mean, it was a roller coaster if you looked at my revenue, too. So I started the business. I did hustle for quite a while because I had to make it work. I was able to pull in I think somewhere around $42,000 in the first year of starting this business that I do now, Do You Even Blog, which I consider fantastic. I was thrilled. I was over the moon. This is enough proof that I’m probably going to be able to make this work. Maybe it grows fast and takes off. Hint, it never did, but that’s enough to put food on the table. We can continue our current lifestyle. We didn’t spend a ton. We all had paid off cars. We were all pretty frugal, in general. When I got laid off, of course, that frugalness went to the next level.
The first six months told me that we could probably do this. We have enough. We’re not contributing a ton to retirement just yet, but this is enough to keep going. In fact, we’re able to not completely destroy ourselves living off credit card debt completely. There was a period where we went into credit card debt and it got paid off pretty fast, but that was the first three years. It was ups and downs. I’m not sure what’s happening. I’m not sure if this is going to work financially or whatnot.
Now, two things happened. Number one, my wife got a job. She wanted to go back and do music, and she did. She found a good opportunity. It’s actually where we live now in Michigan. We moved across the country. It’s where my wife is from. It’s where her family lives. So she got a job with a salary and health insurance and benefits. That right there I was like, “Okay. Cool. This is great,” and I don’t know if it’s due to luck and hard work or 50% of both, but my own business also started growing enough. Again, not exponential. I want to be completely honest here and say it’s been painstakingly slow, if I’m being real, but it was growing enough to be like, “Now, I am making what I would’ve been at accounting, anyways.” Right? An entry level, that $52,000 a year piece of paper that I was holding, that was year three of Do You Even Blog. I was right there. do you even block? I was like right there, and even a little bit more so.
Since then, it is still on the turtle’s pace of growth, but the business has been producing enough revenue to make it easily sustainable, contributing to retirement accounts, not a diehard fire like say 40% of my income, 50% of my income thing at all, but very reasonable I would argue. Again, coupled with my wife taking a salary job about two years ago, life has been pretty normal. Finances have been, well, normal for what I think is normal at least. I have no idea, of course, but it’s been pretty good. I don’t know if I answered your question at all during that period, but that’s what I got.

Mindy:
No. That’s great. That’s exactly what I wanted to know because I think that there’s, again, I don’t like the hustle culture, hulture. We’ll coin this term right here.

Pete:
We’re going to hashtag this. This is now going to be trending now, hulture.

Sarah:
I feel like people are going to think we’re talking about like horticulture every time we say that.

Mindy:
Hulture, hustle culture, but you said that people compare themselves on TikTok and Twitter and, “Oh, they have 52,000 followers, and they’re doing …” I like income articles when bloggers say, “Oh, I made this much income,” but after a while, it’s like that’s not helpful to see that you’re making $75,000 a month, $100,000 a month, a million dollars a month. That’s great for you, but that isn’t helpful to me when I’m just getting started, and I made my first month with blogging, I made 17 cents from Google AdWorks. That’s 17 whole sense.

Pete:
That’s good. You’re crushing it.

Mindy:
Thank you very much. Then you see an article where somebody made $100,000 and you’re like, “Well, I should just quit.” Comparison is the thief of joy. If you like what you do, and we did, I say we, my husband and I have a blog, it’s mostly his, but we liked what we were doing so we kept doing it, and we didn’t read these articles that said, “I made $100,000 a month,” which is good because we might have stopped. We might have just been like, “Oh, I guess there’s no room for me,” and if you have something you want to do, there’s room for you to do it.

Pete:
Yeah, 100%. I don’t know if there’s a question in there, but I agree with everything you just said.

Mindy:
No. I’m just talking. Sarah’s got a question.

Sarah:
I got one. I got one. I got one. One of the words that you’ve said a lot just in the last couple minutes that you’ve been talking about this word.

Mindy:
Hulture? Oh, sorry. Go ahead.

Sarah:
Hulture, yes, outside of that hashtag, is enough. You kept saying enough. I want to dig into this a little bit more. What is enough to you? I understand what is enough to you might not be what is enough for other people, but I don’t think this is one thing that is talked enough about. So what is enough to you?

Pete:
I see what you did just there. So this is great. Again, I always feel a little awkward saying this, but I am going to self-deprecate a second and say that I suffer from the whole comparison is the thief of joy thing. This happens to me like clockwork every couple of months. I mentioned that already. I get super jealous, and my enough is never enough, but then inevitably, I will come back to remembering my values like I discussed earlier and then remembering my enough.
So I’ll tell you what my own personal enough is right now. Number one, having enough income coming in, which for us is about between 5,000, and this is a wide range I realized for a lot of people, but between $5,000 and $10,000 a month in revenue. We live in a very low cost of living area, by the way, by design. We chose this for this low cost of living. Our expenses are still pretty small. We could survive, we make more than this, but we could survive on $50,000-$60,000 a year, gross family income a year. That is enough for us not to be stressed from paycheck to paycheck and hating our life, right? We’ve been that. We’ve felt that. I know what that feels like. We felt that for two or three years and our enough revenue, salary numbers are around there. That’s one. There’s three pieces to this puzzle.
The second piece for me, personally, is my time freedom. Again, I don’t realize it until I get forced to doing a freelance contract or something that reminds me of doing a full-time job where I have to work for somebody else, and I have to put in 40-50 hours a week. Whenever I do that, I’m reminded like, “Oh, no, no, no. This is not what I want out of life,” and I go back to what I love doing, and I want to continue this.
So this is my enough. Number one, I make enough money to not feel stressed paycheck to paycheck, my wife and I, and make enough money, and I already told you what the number is, so that I can continue watching Harry Potter movies in the middle of the day. Then number three for me is retirement. Obviously, I don’t want to be left hanging, let alone with 65. I’m part of the FI community. I would rather be financially independent sooner rather than later. I don’t have a very specific date at this point in my FI journey like a lot of people do, but I do want to make sure that I am contributing, my wife and I both, are contributing to retirements every single month.
If I’m being really honest with you, this has actually been not a struggle but a challenge over the past year because we’re trying to make sense of our financial situation, right? We moved across the country. My wife took a job. My business has been growing and still, this is a piece of my own financial puzzle that I’m still putting together, but that’s my enough trifecta, my salary, my income, my revenues from business, as well as my wife’s job and stuff like that. There is an enough number that allows us to not be stressed, to allow me to watch Harry Potter movies in the middle of the day, and to still be contributing reasonably to retirement.
Of course, I would love to do more. I’d rather reach financial independence faster, but just being reasonable about that because I have felt what is unreasonable in the past four or five years. So I have that metric in my head, too. So yeah, I like this concept, though. I think more people should spend time doing real world research, not where they want to go, but where they’re at right now like, “In the next year, what can we change or what do we need to change or what investing can we automate? What saving can we automate? What can we slash from our expenses? What lifestyle changes can we make to be enough, happy, and fulfilled?” and et cetera, et cetera.

Sarah:
Coming from the entrepreneurial mind that you have, I feel like the amount of money that you can make is unlimited. So when you talk about enough, you’re talking about what you need to have to make you be okay at that moment or for the next three, six months, 12 months, whatever it is, but then when you look at the other end of, “I could be making X amount of money if I keep doing this and I keep hustling,” hustle culture, all that, how do you keep yourself in check? How do you balance the enough and the unlimited to make it work for you besides watching Harry Potter?

Pete:
Oh, I don’t. I stink at this. I don’t. I stink at this. I’m just being honest with you. So yeah, it’s all the time. So okay, I’ll tell you a story. I’m a skier. I like skiing even though I’m terrible at it, still a beginner. I went skiing just last year with a friend, also happens to be part of the personal finance community, also happens to be very rich person, and I mean rich as in rich, right? I’m not talking about reasonably rich. I’m talking about extremely rich.
So I’ll hang out with this person who’s absolutely incredible. Honestly, a friend, the truest person, the dearest person ever, down to earth, et cetera, but it just reminds me of the potential of what other people are making, what other people are doing, how other entrepreneurs are growing, and all this other stuff, right? Just getting reminded of that once a month sends me down this rabbit hole of like, “Oh, I should be doing more. I should be working more. I should be trying more,” all these things.
Actually, we should just name this podcast episode Comparison is the Thief Joy because I suffer from this. I stink at keeping myself in check. I’ve tried different things. I have tried ignoring what other people are doing and earning, and whether they are already financially independent or not. I’ve tried just ignoring it, staying away from social media, disconnecting with people that I wasn’t really friends with, but I would be on Facebook and see this person share results, share financial wins, share that stuff.
I tried avoiding that stuff, which it I guess worked, actually. It was helpful to stay in my own little bubble, but at the end of the day, I do value friendships and relationships, and my skiing partner, and these other people. So that wasn’t really an option, but the truth is, Sarah, I have zero answers for you because, I don’t know, I fall into this trap all the time of comparing myself to others and wanting more than above my “enough”, if that makes sense.

Mindy:
Okay. I have a comment here and this applies to finances as well as success in business, but don’t compare your beginning to my middle or my end. I say that all the time and I don’t say that enough. You are still relatively new in your entrepreneurship journey. You have defined enough as having the freedom to watch Harry Potter movies in the middle of the day. So basically, you have a job that allows you to watch Harry Potter movies in the middle of the day.
Outside of being the Harry Potter movie editor, I didn’t even think that job existed. So your enough is where you are. You are at the top of your game. You have hit it because that’s what you want to do and that’s what you get to do. Your ski partner who makes $50 million a minute, how much time are they working or how much time have they put into their job, and how many processes have they set up to be able to be here now? “Comparison is the thief of joy,” that is a C. S. Lewis quote. We didn’t just make that up ourselves, but it’s so true. Stop comparing yourself, Pete, you do great. There are people who compare are themselves to you, “I hope I can be like Pete someday.”

Pete:
It’s true. Oh, well, thank you. Just to be fair with you, I’m feeling really good about myself now in the past week. I mean, it just happens occasionally falling back into these comparison thieves, and then I generally work my way out. In fact, let me brag for a second. I made this metaphor the other day. It’s funny how people who have a lot of money, not always, but they generally, they don’t drive Lamborghinis, right? They don’t have massive mega mansions. They might have a nice house, but it’s not like when you grow up poor or lower middle class, I grew up lower middle class, we used to think that everybody who had a million dollars was just living the dream life, and splurging on everything, and drinking fine wine for breakfast, and it turns out, people who have a lot of money, they of look at that and they’re like, “No. I’m good. We have nice things, probably. I could splurge if I wanted to, but it’s not a necessity.”
I am that person when it comes to time. Every time I ask somebody how they’re doing and they’re like, “Good, good, busy,” right? We say this all the time. You ever heard this?
“How you doing?”
“Oh, I’m doing great. Yeah, busy. Yeah, busy.”
I just shake my head like that super for rich person and I’m just like, “That’s not me,” right? Yeah. I am super rich. I am incredibly wealthy when it comes to my time and how I spend my time, Harry Potter or not, yeah, I’m incredibly rich in that way.

Sarah:
I always hate when people say, “Oh, I’m busy. I’m so busy, so busy.” I always like to be like, “You know what? Busy is not an excuse,” right? That’s not an excuse for everything else that you’re doing.

Pete:
Not only that, but it doesn’t make me think more of you. I don’t think you a cooler person because you are more busy. Maybe some people might associate that with success, but not me. I’m like, “I feel sorry for you.” Yeah. Sorry.

Mindy:
Wow. I feel seen. No. We are actively stopping and ramping down. This is the issue. When you’re so busy, you’ve committed yourself to so many things, then you have to extricate yourself from that. Sometimes extricating yourself is actually finishing the task and sometimes it’s delegating it to somebody else, and sometimes it’s like, “I’m not ever going to get that done,” but many of the things that we are so busy with are things that we now have to extricate ourselves from and finish the job, but we’re actively saying no to things, and this is not something that we’ve ever done before, and it is tough.
I mean, I’m working from home. My commute, your commute is two hours, that sucks. My commute is two seconds. I walk from the upstairs, down to my office, and turn on my computer, and blam, I’m at work. I haven’t been in the office in a month. In 2021, I’ve probably been in the office six times, and it’s a 40-minute commute when I go, but that’s six times over a whole year. That’s a real low, daily commute average time, but the problem with working from home, and this came up during the pandemic is I get up in the morning. I like to drink coffee and I’m a real estate agent, and I also work at Bigger Pockets.
So in the morning, I have my cup of coffee and I go through real estate listings because I have several clients who can’t seem to find a house right now because the market’s insane. So I’ll go through the real estate listings and then, “Oh, well, I’m already on my computer so I’ll check my social media accounts,” and “Oh, well I’m already here. Let me start checking my work email.” I’m not starting at 8:00. I’m starting at 6:15, and I’m not going until 4:00.

Pete:
Hulture. Hulture is what this is. It’s what I’m hearing right now.

Mindy:
I’m going until 5:30 because there’s just one more thing. Who has a job that’s ever done? I mean, Pete, if you wanted to work 80 hours a week, could you?

Pete:
No, no.

Mindy:
You don’t have 80 hours? Yes, you do. You could easily work.

Pete:
I have two small kids.

Mindy:
Well, but you could easily work 80 hours a week if you chose not to spend time with your kids and you put all of that on your wife and you decided that you weren’t going to leave, “Oh, I just have one more thing.” I mean, how many of us have just one more thing? You have to set parameters.

Pete:
Oh, you mean like do I have the work that would take up 80 hours a week? Oh, my God! Yeah.

Mindy:
Yeah. Do you have the ability to work 80 hours? Of course, you do. I do, Sarah does. Everybody has. I mean, I can always find something to do, but I can always find a stopping point, and I think that so many people don’t set their stopping points, and I’m just as guilty of this. I’m not trying to talk smack about anybody listening or either of you two, but I didn’t set a stopping point. I have a job. I’ve worked at a lot of jobs that were like, “Eh, whatever.” I punch a clock, I leave, I don’t care, but now I have a job where there’s always something available to do. I could always do one more thing. It was creeping into nine, 10 hours a day every single day.
I drink coffee on the weekends, too. I don’t just drink coffee during work hours. So I would jump on the computer. Why can’t you just sit with a cup of coffee at the table? Why do you have to be on your computer? Why do you have to be on your phone? Why do you have to do stuff? So I’ve stopped checking my email in the mornings. Once the kids wake up and get ready for school, I go upstairs. I have my coffee with them. I talk to them about their day.
It’s changing our relationship. It’s changing our lives to just step back from the computer, but you have to do that consciously. It starts with what is your why. Pete, what’s your why? “I want freedom.” Well, then don’t work 80 hours a week, Pete, because guess what? There goes your freedom, but you have to make that choice. You trade the time for money. If you had 80 hours that you were putting in, I bet that your income would increase.

Pete:
Oh, yeah. I’m sure it would. I’m sure I could grow in all sorts of ways, but I think it’s always a trade off, right? I think a lot of people don’t analyze that trade off. What do I want and what does it cost to get there, and am I comfortable giving that up? It might be time with kids. It might be just straight up hours in a day. It might be giving up hobbies. Joining the hulture and giving up my mechanical keyboard hobby, I’d rather die. I’d rather die. So yeah, you’re preaching to the choir. I’m over here just digging.

Mindy:
What’s a mechanical keyboard?

Pete:
You know what? Unless you guys want to go another three hours to this podcast, I think maybe I’ll avoid it, but I will say that it’s my obsession for about the past year or so. I build my own keyboards, custom keyboards with mechanical switches and key caps and I loop them, and I do foam modifications, and I own entirely too many different keyboards. I literally have two or three within grabbing distance over here. Yeah. I could talk here for four hours, but I won’t do that.

Mindy:
Thank you.

Pete:
You’re welcome. If you care about your finances at all, don’t get into mechanical keyboards. It’s also the most expensive thing ever. People get in and they’ll spend 15 grand. I saw a screenshot of a guy who bought his first mechanical keyboard four months ago, and he had a Google Sheet open with everything that he’s bought and spent money on, and it’s $15,000 the past four months. I was like, “What? How?”

Mindy:
You can get them for free at the thrift store.

Pete:
That’s true. That’s absolutely true. Yeah. It’s just a hobby. It’s collecting anything, probably, collecting stamps. You don’t need to collect stamps, but people do it because it brings them joy, and this brings me joy, not $15,000 worth of joy, but it brings me joy.

Mindy:
I collect stamps because I can never find them.

Mindy:
Oh, okay. So Pete, what’s next for you? More Harry Potter?

Pete:
I’m going to hang out with my family and kids. I continue to do what I’m doing. I have some side projects that I work on outside of Do You Even Blog. It’s actually new. Just keep doing what I’m doing. Yeah. Trying to avoid the comparison trap once a month that I have historically gotten sucked down into and just keep doing what I’m doing. I’ve got my enough lifestyle, figured out, and growing would be nice, but most of the time I don’t care that much. I just care about maintaining the enough, the status quo, the fulfillment and happiness that I think I’ve set up for myself. So there’s no next. It’s just what I’ve already got rolling.

Mindy:
What does retirement look like for you? Are you pursuing early retirement? You’re part of the personal finance community. Are you pursuing regular retirement like age 65 or it’s just going? I mean, what is that stat? 40% of Americans can’t foot in $1,000 emergencies. So even thinking about retirement puts you head and shoulders above everybody else or well above 40% of Americans and there are people who are like, “Oh, I’m going to go whole hog and race to early retirement,” and it’s okay to have a job. It’s okay to enjoy your job. It’s okay to hit your financial goals and continue working. So what is the financial Pete McPherson look like?

Pete:
You just said it. You just said it, actually. So I am one of these people. I think of retirement as a very fluid thing. I have no intention of setting a retirement date period, whether it’s 65 years old or 45 years old or 85 years old. I have no intention of ever doing that because I like my work now. I like hobbies, and I’m always going to enjoy some work and some hobbies, even if it’s not exactly what I’m doing right now. I mean, over the past 15 years, I’ve gone from coffee shops and baristas and part-time jobs to accounting and CPAs, to entrepreneurship, to what I’m doing now. I guess you could call it entrepreneurship, but it’s a little different.
So the financial stuff I’m working for is just making sure that I am always pointed towards the north star. The north star is the enough number where I get to live the life I want and reasonably retire. I was going to say at any point. I don’t mean a very specific age or date. Of course, I want to get there sooner rather than later. I am one of the people that leans towards reaching financial independence as soon as possible. I would love for it to be today. It’s not today. I’m not financially independent, but I also realize the trade offs that we’ve been talking about all episode, right?
I’m not going to join the hustle culture. I even tried to screw it up on purpose and I messed up. I actually didn’t really said the right words. I’m not willing to hustle that much right now to reach a fine number in five years. I’m just not willing to do it. Again, I wish I had a very concrete number for you, but I don’t, but this idea of a reasonable enough number is my status quo. It’s my goal right now. I don’t plan on ever retiring. I’m already retired. I like the work I do in 20 hours a week.
If I had a billion dollars right now, tax-free, I would be doing the exact same thing, not roughly what I’m doing now. Well, maybe there’s one or two things now that think about it, but really, really close, a lot closer than other people. I’m doing what I want to be doing. I’m retired now. I’m just not financially independent yet. Luckily, I’ve reached my enough number where I am reasonably contributing my family towards retirement, sooner rather than late. Of course, if income grows, I’m going to try and get to FI sooner, but I don’t have a target date. I don’t plan on setting one anytime in the near future.
So I realized that’s probably a little bit frustrating of an answer to what I’m working towards right now, but I think the real answer is that I’ve somehow figured out what I’m happy doing at the moment. I know it’ll change, but as long as I’m working towards that reasonable enough retirement, I feel comfortable just doing what I’m doing, right? I guess the only other part of this is looking forward into the future and feeling reasonably comfortable that nothing drastic is going to change, right? My business could technically go caput a year from now and I make $0, but that’s probably not going to happen, right? I feel like there’s a very small chance of happening in the next year, three years, and five years. So I don’t feel compelled to change anything. So that’s the last piece of that puzzle.

Mindy:
I love that answer. I don’t think that that gets said enough in the personal finance community is that it’s okay to not want to retire tomorrow. It’s okay to like your job. It’s okay to continue on. It’s okay to not have a hard and fast retirement date. It’s okay to have not a hard and fast financial number, a FI number. It’s okay to have this fluid retirement plan. You’re still doing all of the things that we are all recommending that people do. You’re contributing to your retirement accounts. You’re enjoying your life, although there’s not that many people that are suggesting that. I think they should. You’re contributing to your retirement accounts and you’re doing the … What are the four levers that we always talk about on this show? Spend less than you earn, earn more money, invest intelligently, and start a business. You started the business, you spend less than you earn, you invest intelligently, and you’re earning more when you choose to, which is, I mean, personal finance is personal. We say that all the time.

Pete:
I like that one.

Mindy:
You get to choose what you want to. Choose your own adventure. You get to choose your own adventure, and the only people that it has to work for is you and your wife.

Pete:
Fun fact, completely unrelated to anything, but you have to be really careful using the words choose your own adventure if you create content on the internet because I tried to do a series one time on my blog ages ago when I had no audience, no traffic. I was super tiny. I got cease and desist letters from lawyers. They were like, “You need to take this down immediately,” on behalf of whatever company owns the Choose Your Own Adventure books. I literally got letters from lawyers. I was like, “I’m nobody. Why are you treating me like this?”

Mindy:
Wow.

Pete:
Yeah. Sorry. Unrelated to anything.

Mindy:
Okay. This podcast is not sponsored by the Choose Your Own Adventure series.

Pete:
Thank you.

Mindy:
However, I did read a lot of them as a kid. So that’s why I said that. Wow. Okay. That’s a good point. Yes. Don’t choose your own adventure.

Sarah:
Totally unrelated, but there was a brewery that also put out a line of beers that was affiliated with something, and they got these letters, too, and then they actually named their beers Cease and Desist and all. They literally went off of that. So yeah, I mean, I guess you could use that as your content as well.
So Pete, you were talking about not having concrete numbers, and I think for life and for entrepreneurship, and for retirement, not having a concrete number is perfectly fine. I operate the exact same way, but being on the Bigger Pockets Money Podcast, we got to get into having a concrete number. We got to get into the famous four questions right now.

Pete:
Okay.

Sarah:
Mindy, what you got?

Mindy:
Pete, what is your favorite finance book?

Pete:
Okay. So I knew you were going to ask this. So I tried to pull one that hasn’t been said. I have been influenced by Ramit, I Will Teach You To Be Rich, all the typical, even Rich Dad Poor Dad back in the day, and all the things, but that’s not what I want to recommend. I’m actually going to hold it up right here, How to Get Filthy Rich in Rising Asia. Have you ever heard of this book, Mindy or Sarah?

Mindy:
No.

Sarah:
No.

Pete:
You can’t see it, sorry, on my screen, but this is the book I’m going to recommend people go check out. It is one of the most unique books that you’ll ever read because it’s written in the, uh-oh, I’m going to mess this up now, the third person or the second person. It basically just says you. There’s no character names, whatsoever or there are character names, but the main character is you reading the book.
So the first page is literally, “You wake up in a dirty mud floor, in a slum somewhere in China. You do this and you do that.” It’s written that way. I won’t spoil the ending, but this book right here, it talks about the whole money journey. In fact, stuff that we’ve talked about on this podcast, the hustle culture, doing whatever it takes to make enough, to survive, but then also hustling to get rich, and then coming to terms with different values and life once you’ve gotten rich or things you learn on the way to earn money, and so on and so forth.
It’s a really interesting book. It’s by Mohsin Hamid. I believe it’s how you pronounce it. You just go to Amazon. You should be able to look it up, How to Get Filthy Rich in Rising Asia. It’s also incredibly short or it’s relatively short, I suppose, but the way it’s written, you’ll get through this thing in just a couple of days, and it’s fantastic. It’s really good, and you’ll probably cry at the end of it.

Mindy:
Oh, good. I need more reasons to cry. You are correct. That book has never been recommended on this show, and I’m excited to check it out.

Sarah:
Yeah. Me, too. So Pete, what was your biggest money mistake?

Pete:
So many to choose from. I feel like there could be something said for the whole quitting my job too soon sort of thing. So I’m going to go with this one. Actually, I’m going to share something else. This is my actual money mistake. When I took that startup job, startup shall remain nameless, but my mistake was not doing the due diligence before I took that job. I wanted out of accounting so bad that I would take almost anything that came up, right? I did like a little bit of research into the job, the company, the founder, who my boss was going to be, the role, some basic stuff, but if I had spent any more time doing research, I would have learned they didn’t have a good track record. People spoke very negatively about their founder, and some people actually even warned me ahead of time, not explicitly, but they made reference to it, and I ignored it. I just let it go, and I only got one paycheck and was laid off. They did not have money.
So I think not doing my proper research, due diligence in quitting that accounting job for the job I was going to take, I think that was a mistake. I think a big takeaway for anybody is, first of all, I don’t recommend anybody to go quit their job sooner rather than later. Do your homework and due diligence and have a plan and reserve. Oh, my God. It’s not just a nice to have, it’s a must have, and that was a big mistake I made.

Mindy:
I’m going to agree, but it all worked out in the end, but yeah, the lure of the job can be so much that you ignore the red flag. You’re not the only person who’s done that. I worked at a job. I got this job, and it’s like three months in. I was like, “I got to leave. I got to leave.” My boss threw a book across the conference room and he didn’t throw it at me.

Pete:
Was it How to Get Filthy Rich in Rising Asia?

Mindy:
No. It was a dictionary. It was huge.

Sarah:
You could have read that years ago.

Pete:
I know. Yes.

Mindy:
It was like the Gutenberg Bible. It was this enormous book, and he threw it because he was so mad, and I didn’t have any money to just quit that day. If that happened to me now, first of all, I don’t work for that guy. Scott would never do that, but if that happened to me now, I would just be like, “I’m out. Here’s my computer. I’m leaving. Goodbye,” but yeah. It’s hard when you get … I was so excited to go there that it was really sad when it didn’t work out the way it was supposed to.

Pete:
Totally.

Mindy:
Okay. What is your best piece of advice for people who are just starting out?

Pete:
I’m assuming you’re mostly referring to a financial journey. Is this correct?

Mindy:
This is Pete McPherson’s best piece of advice for people who are just starting out entrepreneurship, financial, however you want to take that.

Pete:
I want to take it the financial route, and maybe you’ve heard this in the podcast before, but I want to triple down on it. Automate as much as you can. So me, personally, willpower is a real thing, not only when it comes to eating lots of sweet food, I have a sweet tooth, but also my finances. If I want to cut down on my sweets, I don’t buy them. I, in fact, explicitly tell my wife, “Don’t buy them,” because if they are around in my house, I will eat them. I will consume them and you have no choice about it, and I have no willpower. I just do it.
It’s the same thing with my finance. If given the choice on any given day, week or month or year, I would never invest or I always say I want to invest, but I would probably just spend the money if it was there in my account. I keep my checking account balance, I don’t care how much I make this month for business, I keep my checking account balance extremely low because I don’t want to look in there and see $8,000 that I could be spending on who knows what. I want everything to be taken out. I want to feel a little hungry. For me, that’s been automating everything.
So I subscribe to the whole make sure that you are contributing to retirement accounts of any nature or whatever your saving strategy looks like on autopilot. Set it up. Go in once a quarter and increase it by 1%, 2%. Go in every time you get a raise and increase it by whatever that percent is. We hear these things all the time. I actually believe it’s more important than people in personal finance say. I mean, we talk about it a lot, but I think it’s actually absolutely critical for a lot of people.
So if you’re just getting started and you’re not investing, saving, contributing to X, Y, Z, automatically, every single month, go do that right now even if it’s only a tiny fraction of amount. You can always come back and increase it, but just have some automated thing that takes guessing and willpower out of the equation.

Sarah:
Yup, and not just that brain power that you can be using to do other things and focus your time and energy thinking about other things and not having to think about this automation process. Okay. Pressure’s on Pete. This is probably the most important question of the podcast right this second, okay? Even though Scott’s not here, we got to make him proud. What is your favorite-

Pete:
I’m Googling jokes here because I don’t have one. I knew you’re going to ask this. I tried for an hour to think of jokes to say on the podcast. I couldn’t do it.

Mindy:
Well, let her the question first.

Pete:
Sorry. I was getting nervous.

Sarah:
“I’m Googling. I’m Googling.”

Pete:
I’ve done a thousand plus podcast episodes over the past decade and I’m just super nervous right now. I’m starting to sweat.

Sarah:
Okay. Here we go. What is your favorite joke to tell at parties?

Pete:
You know the best thing about Switzerland? I don’t really know, but the flag is a big plus.

Mindy:
That one’s been told on this show before. So I am going to have one for you.

Pete:
Okay.

Mindy:
Today, I learned the creator of Corn Pops also invented Coco Pops, Frosted Flakes, Fruit Loops, and Apple Jacks. His tombstone just says, “Cereal entrepreneur.”

Pete:
Ooh, that’s a good one. I like that. What did the fish say when he ran into the wall? Dam!

Mindy:
Ouch.

Pete:
My wife says that one a lot. Yeah. I’m not going to lie. That was the most nervous I’ve ever been on a podcast interview. It’s okay. I’m sweating over here Googling jokes to say at parties for the Bigger Pockets Money Podcast.

Mindy:
Ah, you have to Google dad jokes.

Pete:
I should have.

Mindy:
So while we’re hearing the journey, I will be like, “Oh, they’re an entrepreneur. Entrepreneur dad jokes. Oh, they’re a medical doctor. Doctor dad jokes.” That’s where I get all of mine.

Pete:
This is how Mindy is actually funny, ladies and gentlemen. That’s the reason right there.

Mindy:
Yes, because of Scott. Okay. Pete, where can people find out more about you?

Pete:
Great question. Well, I will just point people to my website homepage, doyouevenblog.com. Pretty much everything there. So I help people build up their own audiences from the internet, really, and also just make more money. That’s what I’m about. That’s what I do. That’s what I talk about day in and day out. So if people want to follow along with that or they just want to say hi, I’ll point people to my email, too. I answer all my emails, [email protected] Anybody can email me right away or just go to the homepage. There are links to my YouTube channel, which is mostly where I hang out these days, and that’s pretty much it. There’s probably some social links there, too. I’m not really on social media a whole lot these days, so doyouevenblog.com.

Mindy:
Awesome. Well, we will include links to your website in our show notes, which can be found at biggerpockets.com/moneyshow257. Pete, this was a lot of fun. I have wanted to get you on the show for a very long time. I’m so excited that it finally worked out. This was great, and I appreciate your time today sharing your story.

Pete:
Mindy, and Sarah, this has, without a doubt, been the number one, best, most extraordinary podcast I ever been on. Thank you so much for … Well, despite the fact that I was super nervous because you asked me to tell a joke, but despite that, thanks for having me on. This has been great.

Mindy:
Thank you, Pete, and we’ll talk to you soon.

Pete:
Okay. Bye.

Mindy:
Okay. That was Pete McPherson from Do You Even Blog. Sarah, one of my favorite things outside of hulture, the new phrase that we’ve coined, and please everybody use that as a hashtag when you’re talking about this episode, but one of my favorite things that he said was, “I would not recommend doing what I did. I got lucky.” In the entrepreneurship, there is all is an element of luck. I would, if Pete was calling me up to say, “Hey, should I totally start a blog?” and even though I don’t really have a huge nest egg, I would’ve said no. I would’ve said, “You should go and get a job and do this on the side,” and lucky for Pete, he didn’t call me up because my advice wouldn’t have been something that he wanted to hear, but he does acknowledge that he got lucky, and that doesn’t negate the fact that he’s good at what he does, but that acknowledges that luck has some play here.

Sarah:
I think one of the other really important parts that he talked about in this episode is really recognizing mistakes. I’m going to use air quotes here, “mistakes”. He even said, “I don’t like that word.” One of the words that another podcaster that I listen to, Laura Park Figueroa, from the Mind Your OT Business Podcast, she calls them fail learns, and I love this term because we learned so much from these “mistakes” that we make in life and in business that lead us ultimately where we are today, and it’s without those things happening that you might be in a completely different place in your life.
I love that Pete really brought this energy and highlighted that and saying, “I didn’t do everything perfectly. Don’t do what I did,” because, again, that’s how we all get to where we are right now. Everybody is at this different place in their life with money, with investing, with knowledge, with business, with working, with life, whatever it is. We have to embrace that journey and whatever comes our way, whether it’s how we think it might go, and maybe it’s not how we think it’s going to go, but ultimately, it’s going to help us get where we need to be.

Mindy:
Absolutely. Absolutely. We talked about comparison as the thief of joy. We talked about don’t compare your beginning to my middle or end, and we even talked about how the experiences you have shape who you are. So wishing that they weren’t that way is fine, but you can’t change it. So embrace what’s happening. Embrace your failures, your mistakes, your learning opportunities. Learn from them and move on. That’s the best thing you can do when something doesn’t go the way that it’s planned.
Another thing he said was, “I want to be painstakingly honest. My growth wasn’t fast.” Goes back to that comparison is the thief of joy. You are always going to find somebody online, and it’s not even that hard to find, but you’re always going to be able to find somebody online who did it faster than you. Great, good for them. That’s their journey. Your journey is the length of time that it’s taking you, and just continue on. The worst thing you can do is stop something that’s working.

Sarah:
Mindy, do you know why clowns make bad entrepreneurs? Because they’re into some funny business.

Mindy:
Scott, would be very proud of you, Sarah.

Sarah:
I’m bringing it for Scott here.

Mindy:
Okay. Sarah, should we get out of here?

Sarah:
Sounds good.

Mindy:
From episode 257 of the Bigger Pockets Money Podcast, she is Sarah Putt from OT for Life, again, a podcast, occupational therapist, by occupational therapists, for occupational therapists, about occupational therapy, and I am Mindy Jensen saying, got to go, friend. This has to end.

 

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Emergency funds, frugal experiments, free photons, and “thoughtful spending” were just a few things that came to light during Carl and Mindy Jensen’s January 2022 budget recap. If you didn’t know already, Mindy has been publicly tracking her expenses and budgeting for BiggerPockets Money listeners (and the world) to see. But of course, as soon as Mindy shared her public budget, things started to go awry.

Nothing says “let’s start the month off right” like car repairs, furnace replacements, and sky-high gas prices. But, Mindy isn’t a quitter! Even with some big emergency expenses, she and Carl have managed to stay within budget for most of their costly categories in spite of life’s fun financial curveballs.

Carl and Mindy discuss their January “frugal experiment” including hotels and air fryers, how “dry January” became “moist January”, and why this financial powerhouse has opted out of the traditional emergency fund. If you’re starting this year with a few budget busters like Carl and Mindy, don’t let it keep you from hitting your overall 2022 spending goals. Track it, stick with it, and shoot for FI!

Mindy:
Welcome to the BiggerPockets Money Podcast, show number 276, Finance Friday edition. January spending recap edition.

Carl:
No matter how much you have, even if we had $100 million dollars, which we don’t, I would still track it, I think, because I like to think about efficiency. And it’s not about frugality, it’s about using money in the most efficient way possible. Even if I had all the time in the world, I would still plan my trips to be most efficient in the car to not go during rush hour. So, I think about efficiency all the time and that’s what it comes down to for me. It’s using money in the best way possible.

Mindy:
Hello, hello, hello. My name is Mindy Jensen, and with me today is the host of the Mile High FI podcast, and the creative genius behind 1500days.com and all of the dinosaurs and fart jokes you find over there. Also, we’ve been married for like 20 years or something.

Carl:
It has not been 20 years. How long has it actually been?

Mindy:
Like almost 20 years.

Carl:
It’s like 19 years and 11 months, right?

Mindy:
It’s like 19 years and 11 and a half months right now. Nobody wants to listen to us complain and argue over how long we’ve been married. It’s been a while.

Carl:
If we keep arguing like this, we might not make it to 20 years.

Mindy:
We got a lot of positive feedback from our first episode. I am very excited to talk about our spending. If you’ve been following along at biggerpockets.com/mindysbudget, you will see that we have blown our budget kind of out of the water. Oopsie. So, we’re going to talk about what happened, what went wrong, what went right.
The normal disclaimer for Finance Friday doesn’t really apply today, but I’m going to read it anyway. The contents of this podcast are informational in nature and are not legal or tax advice. And neither Carl nor I, nor BiggerPockets are engaged in the provision legal tax or any other advice. You should seek professional advisors for tax.
Oh, I don’t have this memorized. I’m not reading it in front of me. You should seek professional advice for legal tax and any other advice that you need, but we’re not giving advice. We’re just telling you what we did and what we did wrong. So, anyway, onto the show. Carl, welcome back.

Carl:
Thank you for having me.

Mindy:
You’re welcome.

Carl:
Our second time.

Mindy:
Thank you for allowing me to force you to come back. We’re going to bare our financial misdeeds to all of my listeners. But first, let’s talk about this. We started checking our spending for the first time in it’s got to be years. Like every January, we’re like, “Whoa, we’re going to track our spending in January 2nd. Nevermind.” How did it feel to track the spending this year?

Carl:
It feels pretty good. I really enjoy the exercise, because … I’ll back up a second. What we do is we have an app on our phone and every time we purchase anything, we have to enter it on there. The very act of doing that, it’s kind of like quantum mechanics. You can’t observe the phenomenon without changing the phenomenon, any science nerds out there.
The fact that I have to record the purchases actually changes what I purchased, because it’s like coming back after you got an F on a test and having to tell your mom when you were in elementary school. I don’t want to buy something stupid and have to enter it on there for the world to see. I’m trying to think of an example of something I bought or did not buy like beer. I think we hardly purchased any alcohol in January. I don’t want to … Yeah.

Mindy:
Well, it’s dry January.

Carl:
It was. We weren’t completely dry. We were moist January, I would say.

Mindy:
That’s gross.

Carl:
Yeah, moist January. You heard it here first, but yeah, it changes our behavior. I think it makes me better because I have to pay attention and I do less stupid things if I’m forced to acknowledge everything I purchase.

Mindy:
I think that tracking our spending is really important, because it makes you conscious of your day-to-day spending, because it’s so easy to just swipe your credit card. I mean, how do you make purchases? I do have cash, but I spend very little cash. It’s always just swipe a card, and it’s so easy to swipe a card without thinking about it.
Towards the end of last year as we were talking about tracking our spending publicly, I would find myself at the grocery store just … And I don’t even swipe anymore, it’s a chip card. You stick your chip in the thing as you’re gathering up your groceries and then it does its thing. You don’t even look at the total really. So, this is causing me to become more conscious of my spending.
And because we had, spoiler alert, some budget blowouts, it caused me to be even more conscious of my spending. “Oh, we spent so much in these categories. I really want to be conscious in other categories.” The groceries was something that I was sure we were going to just completely blow out of the water. I was very, very conscious of how much I was spending at the grocery store and really tried to make meals out of what was already in the pantry.

Carl:
Your friend, JT. Hi, JT. Asked us an interesting question. We had him over for dinner in January. What did JT ask us?

Mindy:
We had him over for dinner in December.

Carl:
Oh December.

Mindy:
And I had already talked about doing this spending tracking. He’s like, “Why are you tracking your spending? You don’t really need to.” The reason that I wanted to track spending is because it has gotten so out of control and it grows over time. You don’t start out thinking you’re going to spend $40,000 and then you spend 75. It starts off you think you’re going to spend 40 and you spend 41. Whatever, no big deal. And then you spend 45, and then you spend 55.
And then all of a sudden, you’re planning for spending 40, but you’re spending 80. If your investments have grown and doubled, you’re okay. But if you are in the middle of a stock crisis, or if you haven’t had the successes that have allowed you to keep up with that spending, you could find yourself running out of money. So, I wanted to make sure that we’re not going to do that, because you’re unemployed.

Carl:
That is correct. I am. I wouldn’t say unemployed.

Mindy:
I’m sorry. Do you have a job I don’t know about?

Carl:
I bring in money. I am vastly underemployed.

Mindy:
Purposely unemployed, for those of you listening who are thinking, “Wow, that was really weird, Mindy.” No, I tease him about this all the time, and we have spoken about this. He doesn’t feel bad. You don’t feel bad, do you?

Carl:
No. For those who don’t know me, I worked for a long, long time and Mindy did not work, and we kind of just traded places.

Mindy:
Yeah. I was a stay-at-home mom while our kids were little. And now, he is a stay-at-home dad.

Carl:
Yeah, and tile setter, hence all the injuries on my hands.

Mindy:
Yeah. He’s been working on the bathroom.

Carl:
But back to JT’s question for one second. I think no matter how much you have, even if we had $100 million, which we don’t, I would still track it, I think, because I like to think about efficiency. It’s not about frugality, it’s about using my money in the most efficient way possible.
Even if I had all the time in the world, I would still plan my trips to be most efficient in the car to not go during rush hour. So, I think about efficiency all the time and that’s what it comes down to for me. It’s using money in the best way possible. I don’t like wasting anything. When I see people throwing off food at a restaurant, that just drives me nuts. I almost want to get a doggy bag. That’s what they used to call it. Take their food. Those French fries, man, you throw them in the air fryer and it rejuvenates them. Seriously.

Mindy:
You’re not taking somebody else’s food. That’s gross.

Carl:
I’ve never actually done this, but I’ve thought about it.

Mindy:
I used to work at a steak restaurant. At the time, I was dating a guy who had a dog and people would leave their steak on their plate and just walk away, so I would take the steak home for his dog. But that’s the only time. I wouldn’t eat that. Yeah.

Carl:
Yeah. Not right. Don’t take other people’s food, especially in the age of a pandemic.

Mindy:
Yeah. We digress. Way, way, way digress. You’re a huge nerd, by the way. As you were saying, you want to be the most efficient with everything. I’m like, “Wow, what a nerd.”

Carl:
Should we talk about quantum mechanics more?

Mindy:
No. We should talk about our wins.

Carl:
Yeah, let’s do it.

Mindy:
Our wins and our challenges. Do you want to go with wins first or challenges first?

Carl:
Let’s get the bad part out of the way.

Mindy:
Okay. When did gas gets so expensive? Okay. Back on episode 243, Ramit Sethi came on and talked about how he just wants to live a rich life and spends on things that are important and doesn’t like pay attention to prices. I’m paraphrasing. I have never paid attention to the price of gas because I can’t suck up on it. I need it when I need it. I can’t shop around. It might be five cents cheaper across town, but I’m not driving across town to save five cents a gallon.
And my car holds about 10 gallons of gas. So, if I drive all the way across town to save on five cents on a gallon of gas, I’ve saved myself 50 cents, but I’ve cost myself 20 minutes. So, 20 minutes of my time is worth way more than 50 cents, so I have never really paid attention to gas.
Therefore, I said, “Oh, I’ll spend about $100 on gas this month.” We spent a lot more on gas than just $100. Part of that is real estate agent work. I am a real estate agent. I was driving around all over the place. The way that real estate agent reimbursement works is I can claim … Is it 55 cents per mile on my taxes?

Carl:
I have no clue.

Mindy:
Wow. You’re the one who does the taxes. Anyway, I can claim some amount on my taxes, so I go with mileage instead of deducting the actual cost of gas. That seems to work out better. According to Natalie Kolodij from Kolotax.com who told me that, that’s the better way to do it. So, I just tracked my mileage and I just happened to be driving a lot in January. So, we blew the budget on the gasoline.

Carl:
Yeah. I have a solution though. We have free gas that lands on our roof like every hour during the day. Do you know what I’m talking about?

Mindy:
Is that photons for the solar panels?

Carl:
We do. She even knows the word. Probably because I was talking about it last night in bed.

Mindy:
All the time. Oh, that sounds gross.

Carl:
It was hot. Our photons are.

Mindy:
This is a family friendly show.

Carl:
Oh, it was photons. We weren’t doing anything else. I don’t even remember how that topic came up, but we were talking about photons. Right? What was the context of our conversation?

Mindy:
I don’t know. You were talking about the sun. Oh, you were mad, because I turned on the electric blanket because it was freezing.

Carl:
Oh, it was like, I don’t know, 68 or 70. I don’t know what temperature it was. But for $10 worth of electricity, you can go 400 miles in an electric car, 10 cents a kilowatt hour times 100.

Mindy:
Oh, do we own an electric car?

Carl:
10 bucks, and then you could go about 400 miles if you have an efficient electric car.

Mindy:
Do we own an electric car?

Carl:
We do not yet.

Mindy:
why do we not own an electric car? Is it because your wife tells you not to buy an electric car? Or is it because your wife tells you to buy an electric car and you keep not buying an electric car? Hypothetically.

Carl:
Probably the former, hypothetically.

Mindy:
That’s not true at all. Does somebody love Tesla? Yes, that would be you. Does somebody want a Tesla? Yes, that would be you. So, go buy a car.

Carl:
Yeah. Someday we’ll get one and then we won’t pay anything else for gas, because it will land on our roof every day.

Mindy:
For free.

Carl:
Yeah. Photons.

Mindy:
And then we’ll be better with our expenses.

Carl:
We had more issues with cars in January.

Mindy:
We sure did. I have a car that we bought brand new in 2003 and have put almost no money into this car. We had something. Tim’s Toyota fixed something on it a while ago.

Carl:
Yeah. It’s 2003. We’ve probably spent about $1,000 in repairs. I’ve done all the maintenance myself. It had an exhaust manifold that rusted out and the radiator went. I blame both on the Midwest salt that they put on the roads. But in January, we spent more than we’ve spent in the first 19 years of the car’s existence.
We had two things going wrong. The first one was the windshield wiper pump broke. You absolutely need that, as I found out, driving around in a snowstorm if you can’t operate the wipers. When the pump breaks, the wipers don’t do much good, because the windows get all crappy super quick.
These kind of things drive me nuts, because I looked at up the price of the part and I could fix it myself. I think the price is like $13, but I can’t stand working on cars. I just despise it. So, I called up the place. They’re like, “Yeah, we could do it. It will be 250, like 120, 130 for the part.” Because they mark up the part. That’s part of the business. And then the labor, like 129 bucks an hour I think. We ended up actually having to pay someone to do it. I had too many other things going on, but I don’t want to fix a car in sub zero temperatures. So, that was like 200 and something.

Mindy:
And then …

Carl:
I’m in my late 40s and I had not caused an accident in my entire life. So, accident free until January when I was driving around in a snow storm and …

Mindy:
Ice storm.

Carl:
Ice storm. Yeah. It was very bad conditions. I’m a pretty cautious driver, but the car slid out and we hit. I hit a curb and damaged much of the front right suspension, and that set us back I think around $1,000.

Mindy:
Yeah. I had budgeted $100 for automotive. Just a general automotive upkeep and repairs. I didn’t think we would use it, and I have continued to budget about $100 over the course of the year. I think that we will end the year, hopefully. We will end the year under budget because this was $1,000. Or maybe it was $1,300. Maybe we’ll still end the year slightly over budget, but we probably won’t have to do anything else to the car. Knock on wood. Knock on wood. Knock on wood.

Carl:
Okay. Yeah. It does have new tires. We won’t need to do that. I changed the oil myself and I already bought that last year. Yeah, that should be it, unless something else happens. Cue the ominous music.

Mindy:
Okay. One last challenging category we had was household. This is a general catch-all category, and we basically just ran out of everything in January. We ran out of laundry soap, we ran out of bar soap, we ran out of pump soap. Kind of all of the soap. We ran out of all at the same month. We went to the store and we bought a giant thing of soap, and a giant thing of more soap, and a giant thing of a different kind of soap.
We spent more than we thought we would, but I really believe that this will come in under budget next month, but who knows? We will see. Like I said, it’s a catch-all category. I do think that for February, I’m keeping a lot of my numbers the same just to see how it went in January. If January was just a fluke, then we’ll continue keeping them the same. But if it turns out that household spending really is that much every single month, I will increase it for March. Let’s move on to the wins.

Carl:
Yeah. What’s the first one? You have groceries on there. I did not check the list, but we actually went over on groceries, so I’m unsure why that’s a win.

Mindy:
Okay. First of all, you need to be more supportive. Second of all, we went $50 over the projected $650 grocery budget. I completely guessed at the grocery budget. I really thought that we were going to go significantly over. We’ve had months where our grocery spending was $1,000 or $1,200.
Some months, you just run out of everything, so you have to buy and stock up again. But other months, you just aren’t paying attention. This month, I was hypervigilant. I really tried to eat out of the pantry and out of the cupboards as much as possible, and we came in at $700 for the month and I thought that was fabulous. I’m super excited to continue that going forward. I have put $650 for our February spending goal as well, and I’m really hopeful that I’ll be able to hit that. We do have three fewer days in February than we do in January, so fingers crossed.

Carl:
Yeah. One thing I noticed, one observation is … To back up a second, both our children are vegetarians, and a lot of that … I’m fully supportive of that, but a lot of that vegetarian stuff costs normal than actual meat, which is quite surprising. Maybe that will change over time. I don’t mind buying it for them but you go buy a bag of those fake nuggets or fake corn dogs. Yeah, they’re not cheap. They cost more than a bag of regular chicken nuggets. Have you noticed that?

Mindy:
I haven’t. I do need to pay more attention. I also try to stuck up on that stuff when it is on sale. You can get it for or $4 a bag or sometimes you can get it four for $5. Sometimes, I will stock up when I see it on super sale, but yeah, you’re right. It can get really expensive. I would like to get them more into just vegetables and tofu, and that’s the problem. They don’t like tofu. The little one doesn’t like tofu. The big one will eat tofu, but then we’ve got to make two different meals. So, I’d like to just introduce more fresh fruits and vegetables into their diet just in general.

Carl:
Yeah. Our vegetarians do not like vegetables. Yeah.

Mindy:
Yeah. They’re crackertarians.

Carl:
Yeah. Well, let’s talk about moist January.

Mindy:
Moist January. Our friend, the mad scientist, came into town and we were going to do dry January. And right after we announced dry January, he said, “Hey, I’m going to come into town, and I’d like to see this brewery that’s near you called WeldWerks,” which is really delicious. And we’re like, “Yep, it’s going to be a not January when he’s in town.” We went and had some delicious beer with him and then we were dry for the rest of the month, right?

Carl:
Yeah. It was mostly dry.

Mindy:
We had football playoffs, and it was actually a really enjoyable experience. I have decided that maybe we’ll have slightly … I don’t want to call it moist February. Moist is such a gross word. Moist February. I guess I’m going to have to call it that now. Thanks.

Carl:
We have to find some alliteration. March should definitely be moist and maybe May too. Like moist March. Moist March madness. The basketball thing they’ve got going on. Yeah.

Mindy:
We have two different categories on our spending tracker. One is for tap rooms, one is for alcohol. Do we have one for beer? I guess beer that we buy and why this is going on. The alcohol and tap rooms there. We live in a city that has 13 micro breweries and there’s a huge micro brewery community up and down the front range of Colorado, which is where we live. We go to a tap room as a social event.

Carl:
Yeah, sometimes.

Mindy:
But you can sit down and have a $5 to $8 glass of beer over the course of a couple of hours and still enjoy your friend’s company. It doesn’t have to be a super expensive engagement. We’re rethinking the alcohol though, because now I’m starting to get headaches, I’m going to drink it.

Carl:
Yeah. It will be much less.

Mindy:
I feel like such an alcoholic having two different categories out. What do we have? Like 25 categories and two of them are alcohol? Winning.

Carl:
Okay. Let’s talk about our frugal experiment for January.

Mindy:
January’s frugal experiment. We love the symphony, which is not frugal at all. We already bought tickets a while ago. We went to see Danny Elfman from Oingo Boingo, and he was having a conversation where it was kind of like a live podcast recording where he sat down with the conductor from the Colorado Symphony Orchestra, and they just had a chat. Then afterwards, we went out to dinner and came back and saw the symphony play the music of Danny Elfman from Tim Burton movies.
It was a super fun time, but we didn’t want to spend a lot of money on a meal in Denver. Plus, there was not that much time between the two performances, shows, experiences. So, we went and got Blue Pan Pizza, which we picked up and brought back to our hotel room, and we have pictures of our fugal experiment. Do you want to describe it?

Carl:
Yeah. This was all my idea, so don’t …

Mindy:
100% his idea.

Carl:
Yeah. These are fun experiments. We don’t normally do these kind of things, but I like chicken wings with my pizza. If you go to a restaurant, they’re like 15 or 20 bucks. I don’t think this place even had that as an option, although I’m not sure. So, what we did is we have an air fryer and air fryers are awesome. It’s not quite as good as actually frying food but it’s almost as good.
We brought the air fryer with us. We stopped at Costco, which is on the way down and we bought a big bag of chicken wings. When I went to pick up the pizza, you threw the wings in the air fryer. By the time I got back, they were done. So, we had budget chicken wings with our air fryer. What did you think about the experiment? How did you like the wings? Would you do this again?

Mindy:
I would totally do it again. I thought it was fun. The girls were super embarrassed that we were bringing an air fryer into the hotel. I don’t think that the hotel even knew that we were bringing an air fryer in. I’m pretty sure they didn’t care. I thought it was a fun, frugal experiment. Part of tracking spending is now I’m looking at it as a game. How low can I get my expenses while still enjoying my life?
We could cut our expenses so much lower than we’re doing, but it would be kind of an unhappy existence. I could just eat beans and rice all day long, and peanut butter and jelly, and just not enjoy what we’re doing, and only stay at home and never do anything fun. But this was a fun way to have what we wanted without spending a lot of money on it. I would do it again, and I’m looking forward to February’s frugal experiment.

Carl:
Yeah. Do we have any ideas for the February frugal experiment?

Mindy:
I don’t have any. If you have any ideas, please email [email protected], or you can post in our Facebook group. I will write a question, post a question in the group, which can be found at facebook.com/groups/bpmoney.

Carl:
I have an idea. Are you ready?

Mindy:
I’m ready.

Carl:
I know you like your toilet brushes, but we don’t need to buy 15 of them every month. So, why don’t you repurpose some worn out household items into a toilet brush? For sample, you could take an old toothbrush, tie it to a stick and scrub the toilets with that. It would take a long time, but you’d be saving a couple bucks on toilet brushes and helping to save the world too, if you want to look at it that way.

Mindy:
So, send me your ideas to [email protected] or answer the question in our Facebook group.

Carl:
Or you could use a broom.

Mindy:
Ew, gross. Okay, next. Goals for February. You got any good goals for February? I have a great goal for February. How about we don’t spend a lot of money on a stupid expense? Oops, too late. We’re recording this on February 8th. if you follow along on our Facebook group, you saw that we have already had a budget buster yesterday. What happened?

Carl:
These kind of incidents tear me up inside, because our furnace broke. I woke up and it was making a horrible screeching sound. I’m pretty sure I knew what it was. I got out my multi-meter. I verified the capacitor was okay. I verified that the motor was getting voltage, so I knew it was the motor. I fired the thing back up and it went … It made this horrible, horrible sound. Sorry.
I looked up the price of a motor. I know it was like 150 bucks online, but it would have taken a couple days to get there and I’m going out of town, and it was 13 degrees outside. So, we had no choice but to call someone, and this always drives me a little crazy, because how much did we have to pay someone to fix it?
I know a lot of HVAC people, so I know these people to be probably the cheapest and best, and they are very good. I’m not going to say their name, but they are very good and more affordable than other places I’ve heard of. But how much did we have to pay instead of the 150 bucks in a job that would have taken me like an hour or two?

Mindy:
Was it $150? No. Was it $300? No. They did come out right away. We were without heat for less than six hours, but it was still $800.

Carl:
If it was me, I would have lived in the house for a week while waiting for the new one to arrive. Some of these parts are hard to get because HVAC is a closed industry and they don’t want the common person to buy them. So, they make it a little bit more difficult to get some of these parts. Yeah, I would have lived at the house. How do you feel about living in a 40 degree house with a couple space heaters for a week until I got back from San Diego?

Mindy:
No. I feel that we have saved our money and invested our money wisely, and we can spend our money, even if it’s 800 whole dollars on a stupid furnace part. We can do that easily, and we will, because I don’t live in the 1600s, and I live now when we can have heat in the house. So, as much as I hate to spend so much money on such a stupid … It’s like this big too. As much as I hate …

Carl:
It’s like this big. I’ve got it upstairs.

Mindy:
… spend that much money, we did it. And now, our goal for February is to make it more of a game and how little can we spend everywhere else, because it is going to be an over month again.

Carl:
Yeah. There’s one thing I want to talk about, and it is going out to eat. We did go out to one nice meal and I’ll back up a second. Last year, we went out to eat a lot and I think it was a reaction into how we were living, because we were doing a ton of work on the house and COVID was going on, and all these other chaotic things happened. So, it comes to the end of the day and you’re like, “Screw it. Let’s just go out somewhere, pick up food.”
Last month, we only did that one time, but I think the bill was 100 bucks. We went to a nicer place with better quality food, and I’ve got two observations about that. One of them was I really appreciated it because we hadn’t gone out to eat a lot. I’m like, “Well this is really good.”

Mindy:
It was really good.

Carl:
Yeah. It was really good, so we appreciated it more than we did last year, because it just gets mundane in the hedonic treadmill. You get used to it and then it’s not special anymore. But the other thing I thought is like, “100 bucks? We could easily eat for a week on that if we tried. We could have 21 full meals on that or less than 100 bucks, I think, if we really went frugal and ate a lot of vegetables and that type of thing.”
I don’t know where to go from there, but I think the answer is to do things like that less often, because it makes it more special, and we’ll be better with our money for having done so. What do you think?

Mindy:
Wow. last month, I budgeted $100 for restaurants and I think we spent $325 on restaurants. So, this month, I bumped it up to 250.

Carl:
Okay. But still, that’s less than it would be an improvement.

Mindy:
It’s a lot less than what we were spending last year, but I do enjoy going out to dinner and grabbing lunch. We don’t have a lot of time to talk, just the two of us, even though you don’t have a job, I have a job. We are home together during the day when the girls are at school, but I’m working at that same time. And then when the girls get home, it’s just a whole lot of talking and we don’t seem to have a lot of time to connect. So, having lunch out once a week is something that I look forward to.

Carl:
Yeah, I do too. One final thing I’ll say about that is it’s good not having expensive tastes. I think my jeans have a big rip there. I don’t care. I’m wearing some junky t-shirt, but I think the $5 taco box from Taco Bell is pretty great. I think this came up last time or maybe it was a different podcast. We went to a Michelin star rated restaurant in Chicago one time. I’m like, “This is really good. This is really good.” But it was like 200 bucks.

Mindy:
Oh, was it Frontera Grill?

Carl:
Yeah. Which is excellent. Oh, great mole. Really good food, but the thing about it is I think the …

Mindy:
I enjoy Taco Bell just as much as Frontera Grill. I’m sorry Frontera Grill.

Carl:
I wouldn’t say just as much, but it’s like 80% is good for 1/40th or 1/20th the price. 100 bucks per person versus $5. So, 1/20th the price, 5% the price for like 80% satisfaction and no waiting, no making a reservation three months ahead of time. No pretentiousness, no feeling like you have to get dressed up. Yeah. Shout out to the $5 taco box, and the Mexican pizza is coming back too.

Mindy:
The show is not sponsored by Taco Bell.

Carl:
I am though.

Mindy:
But Taco Bell, if you would like to. Email [email protected],

Carl:
I’m cheap too, I’ll completely solve for a $5 taco box, $5 box.

Mindy:
As I have been posting about my misdeeds in my budget, people have been suggesting that this shouldn’t be coming out of my budget. These unexpected expenses should be coming out of my emergency fund. Do you want to talk about the fact that we don’t have an emergency fund?

Carl:
You mean how we don’t keep a lot of cash on hand?

Mindy:
Well, we don’t have …

Carl:
Or in the budget, we don’t keep one?

Mindy:
In the budget, we don’t keep one. In the budget, in the line items, I had slush fund, because in my mind, we were going to just kill it with our budget and all the extra money that we didn’t spend was going to get flushed into the slush fund, so that should we in the future have a month that didn’t come in under budget, we could fund that through the slush fund, but then we blew it month one and it looks like we’re going to blow at month two, five minutes into it. So, we don’t have an emergency fund.
We have never felt like we needed an emergency fund because we can cover any emergency. But I also talk to people every day about their finances and recommend an emergency fund for people who cannot swing the emergency fund or swing the emergency. We don’t have an emergency fund. Should we get one?

Carl:
I don’t think so. I’ll back up and say I’m a very, very aggressive investor. We also have zero money whatsoever in bonds over the long term. Studies show that being 100% in index funds will typically beat a portfolio with any bonds, so I prefer to do that.
The other thing is we still have income coming in, so if we did have a furnace motor die, or if I smack our Honda Element into a curb, we can cover it and it’s not going to destroy us. But if those things were a concern for you or us 15 years ago or 10 years ago, when it would have impacted us severely, then I think we should have had an emergency fund back then. The place that we’re at in life, I don’t think we really need one at this time.

Mindy:
Well, even 10 years ago, I wasn’t working, but you were. And we weren’t spending all of your income. We’ve never spent all of your income.

Carl:
Yeah. Emergency things are a tricky situation. I would say thinking on it now, you should think of the most expensive thing that could go wrong with your house. Off the top of my head, that’s probably … At least here in Colorado, a new roof, which would probably be $12,000 for us.
Think of your most expensive expense. If that would break you, then you better consider an emergency fund. But for us, we’d be okay. We could sell some assets. The risk is you have to sell them in a down environment like right now actually. Yeah, it’s a very personal thing.

Mindy:
Yeah. I would just go sell another house, like as a real estate agent. Not sell my house, which generates more income. Yeah. We are fortunate too. We’re not 30. We’re not 25. We’ve been working for all of our adult lives. Some of us took time off to be stay at home moms, which is working in a different way. But we’ve been savers our whole lives. We’ve been investors our whole adult lives, so we have places to pull from that somebody who doesn’t have the same history may not have available to them, which is why we don’t have an emergency fund. But I do feel that I need to address that, because it is something that we just pull from our budget.

Carl:
Yeah. You talked about how I was a nerd. One other thing I think about …

Mindy:
Was.

Carl:
I am a nerd, so we have lots of backup plans and lots of levels of redundancy in our life. For example, we have multiple cars and we barely need one. If one of them dies or if one of them got destroyed tomorrow, we’d be fine, because we have another one and we don’t really need multiple cars. If anything breaks, I don’t have much of a job. I’m underemployed, not unemployed. So, I would just attempt to fix whatever happened by myself and save money that way. Yeah, I like to have backup plans for my backup plans.

Mindy:
I think that’s fair.

Carl:
Yeah. What’s next? Did we ever get to any goals for February yet? I think we did pretty good. I think we should just keep trying to do pretty much the same thing as we did. I should smash into less curbs. And the furnace, which is right next to us over there in the room behind us or in front of us actually. Furnace, behave. Don’t pull any more of that.

Mindy:
Yeah, definitely. Don’t break while he’s gone.

Carl:
Yeah.

Mindy:
We’d be calling Bob again.

Carl:
Yeah. Let’s do the same thing. Maybe going out to eat a little bit less, hitting less curbs. Yeah. Pretty much it.

Mindy:
Something that I am going to ask in the Facebook group and would like commentary from people is, how do you account for expenses that are future expenses, but you know that you’re going to be paying them?
We’ve got a couple of different way of doing it. We have property taxes. I know what they’re going to be. January, I accounted for property taxes based on last year’s bill or two years ago’s bill. We just got the new bill, so I have updated that for February and beyond, and we are accounting for that in our expenses. We’re not actually doing anything with that right now with that money, but we’re allocating that in our budget. Then when the bill is due, we just pay it. I’m not going to mark that whole bill as paid in the month that we pay it. It’s allocated over the course of the year, because it’s an all year expense.
We joined a gym. We paid for a three month membership in January, but that’s a January, February, March gym membership. So, we spread it out over the course of three months. But the automotive repairs is something that’s going to last us, I don’t know, 400 months. I didn’t allocate that out over 400 months. I allocated that for when we made the purchase.
Same with, you can see, in our budget, we’ve got the whole year’s worth of spending. March already has an expense. We are planning on a trip to visit some friends, and we purchased the plane tickets in January, but we are allocating for them in March. I’m not really sure how to work that. I’m not an accountant, clearly, but personal finance is personal and that’s what works for us. I mean, that works for you, right?

Carl:
Yeah.

Mindy:
That’s what works for us, right? So, I’m wondering how you handle your expenses like that. Do you handle it? Do you allocate it for the month that you’re paying it even if it’s a future month like my travel in March? Or do you allocate it over the course of several months like my gym membership?
Everything is kind of just loosey-goosey. Ultimately, I think as long as you are tracking your spending and figuring out where your money is going, that’s what’s most important. My spending tracker is courtesy of Mr. Waffles On Wednesday. I’m going to get him to make a video for us, showing us exactly how to do that, because I had him set up that whole spreadsheet. He’s brilliant with it. He’s like, “Oh, you want to do this and this.” And he’s clicking all around and he’s like, “I didn’t even know you could do all of those things.” So, shout out to Google for making a lovely spreadsheet. Shout out to Mr. Waffles On Wednesday for actually doing all of the work for me. And you’re nice too.

Carl:
Wow. Thanks. I feel so special right now.

Mindy:
Shout out to you for filling out the forms.

Carl:
Yeah. Well, should we summarize?

Mindy:
We should summarize. You go first.

Carl:
Yeah. We spent about 5,300, right? I should have looked at the spreadsheet before we talked. We spent 5,300. I like to talk about that. On the surface, that sounds like a lot of money. $1,000 of that was due to my incident with the curb. So, if I took that out, we’d be down to 4,300.
We choose to have a mortgage, which is a topic for a whole other conversation. That runs us about 1,300 a month. If we took that off, we would have had about $3,000 in core living expenses, which I think is pretty great. That comes out to 36,000 a year. We live in an expensive place, Boulder County USA, which isn’t cheap, but I think that’s pretty good.
Now, in future months, we’re going to have higher expenses due to things like travel. In addition to going to Seattle, we have a trip to Europe in June and that’s going to cost a lot of money. We might spend $3,000 or $4,000 on that trip, but I’m okay with that. The way I like to think about spending is we should keep our core expenses as efficient and as frugal as possible, so we can allocate money to the fund stuff, but like the trip.
When thinking about it all, I just want everything to be thoughtful spending, whether it’s food or a hotel in Germany, which is where we’re going to, and France. Mindy has some fans in France, apparently. I want everything to be thoughtful and I never want to be cheap either. When we’re staying with people, we always make it a point to take them out for a nice dinner or to do something really nice for them. Yeah, thoughtful spending would be how I want to summarize and how I want to live. That doesn’t mean not spending a lot of money, it just means spending in a way that we’ve considered it and that we’ve appreciated the money and we haven’t wasted it.

Mindy:
I think that’s a really great way to phrase that, thoughtful spending, conscious spending. It isn’t about not spending any money. It’s about not mindlessly spending, because it’s so easy to spend mindlessly. You walk into a store and swipe, swipe, swipe, swipe, swipe, and you walk out and you’re like, the next day, “What did I even buy?” Oh, I think I spent something yesterday and I didn’t put it in the spending tracker.

Carl:
Was it a toilet brush? Are you trying to hide?

Mindy:
No, it was not a toilet brush, you big weirdo.

Carl:
Is there a support group for this? We might need to look one up for [crosstalk 00:42:44].

Mindy:
Yeah, it’s called everybody.

Carl:
Toilet brushes anonymous, TBA.

Mindy:
No, it’s just about being conscious of where your money is going. I think this is just something that is beneficial to people who maybe have … What is it? I have more month left over at the end of my money and I didn’t make that up.

Carl:
Okay.

Mindy:
I think that there’s a lot of people who just don’t realize that when … This isn’t something that weighs on my mind all the time. I’m not always thinking about money, but I am more conscious of it now that I know that I am not only tracking my spending and having to share with you what I have purchased, but I am also spending money and tracking it publicly with everybody and having everybody say, “Oh, look at Mindy. She said she is going to spend this. But look, she’s spending that.” And nobody ever actually said that, but I don’t want them too either.
Thank you so much for joining us today. We will talk to you again next month when we recap all of our hopeful successes, but probably failures too with our February spending from episode 276 of the BiggerPockets Money Podcast. He is Carl Jensen and I am Mindy Jensen saying, may the force be with you.

Carl:
May the photons be with you.

Mindy:
May the photons be with you.

 

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HW+ new home

The National Association of Realtors reported that existing home sales for January came in as a big beat at 6.5 million. This is well above my peak sales ranges for 2022, as the sales trend forecast was between 5.74 million and 6.16 million. So, we have started the year off on a stronger-than-expected note. I believe there might have been some spillover demand from December into January as the December number came in lighter than expected. This might explain the big beat in estimates.

Existing home sales ended 2021 on a more positive note as mortgage demand picked up toward the end of the year. Mother demographics is flexing her muscle during this period as the most significant housing demographic patch ever recorded in U.S. history — ages 28-34 — are coming into the peak homebuyer median age of 33. When you add move-up, move-down, cash and investor buyers into the mix, you will have steady replacement buyer demand from 2020-to 2024.

Total home sales for new and existing homes should be at 6.2 million or higher during this unique five-year period. This couldn’t have happened from the years 2008-2019 as the population was both too young and too old to get total net demand of over 6.2 million.

Looking at the chart below, you can see that in 2020, there is a bump in the number of people about to hit their peak home-buying age (look at both sides of the blue bar).

Compare that to the 2010 demographic chart below, when that blue bump was still too young to kick in. Millions of people buy homes each year, so demographics and mortgage rates are the two fundamental drivers of housing, and in the years 2020-2024, both are favorable for housing demand. When you look at housing this way you can see why we have more sales in 2020 and 2021 than any single year from 2008to 2019.

All of this isn’t great news, of course. The downside to having the best housing demographics with the lowest mortgage rates ever means home prices can get overheated. In a recent interview on Bazaar, I went into the details of how we got into this housing dilemma.

One of the reasons I keep saying this is the unhealthiest housing market post-2010 is that home-price growth is entering year three of my five-year housing demographic patch timeframe with harmful home-price growth. Also, we are starting the year with fresh new all-time lows in inventory.

Per NAR Research: In January, the median existing-home price for all housing types was $350,300, up 15.4% from January 2021 ($303,600), as prices rose in each region.

When people ask why it seems like I am rooting for higher rates, it’s because I am. Higher rates do provide a stabilizing impact when prices get too hot. The only issue now is that it’s been hard to get the 10-year yield above 1.94% post-2019. However, my 2022 forecast did create a pathway for this to happen. “We had a few times in the previous cycle where the 10-year yield was below 1.60% and above 3%. Regarding 4% plus mortgage rates, I can make a case for higher yields, but this would require the world economies to function altogether in a world with no pandemic. For this scenario, Japan and Germany yields need to rise, which would push our 10-year yield toward 2.42% and get mortgage rates over 4%. Current conditions don’t support this.

The 10-year yield of both Japan and Germany have noticeably risen this year. This was a must for our 10-year yield to get over 1.94% and even have the discussion of 4% – 4.5% mortgage rates.

However, as I am writing this right now, the 10-year yield is 1.927%. For us to have 4% plus mortgage rates with duration, we need a few things to happen. We need the economic data here to stay firm and we need global yields not to head back lower, such as we’ve seen recently with Germany and Japan. As you can see, it’s not only been hard to get 1.94% on the 10-year yield, but to rise and stay above it with duration.

Higher mortgage rates will create balance in U.S. housing, something I talked about on the HousingWire Daily podcast this week.

Now, total inventory levels will rise as they do every spring and summer, just as they fade in the fall and winter. The fundamental goal is to get total inventory levels between 1.52 – 1.93 million to stabilize the market. I know this is historically low inventory, but the market won’t have the price gains in recent years. Housing inventory is at 860,000 for a country where the total population is running over 322 million today.

The real goal is to get the days a house is on the market to grow. Preferably 30 days or more creates balance. As you can see below, we are far from that type of housing market. I hope higher rates can generate more days on the market, so people have more choices.

Per NAR Research: First-time buyers were responsible for 27% of sales in January; Individual investors purchased 22% of homes; All-cash sales accounted for 27% of transactions; Distressed sales represented less than 1% of sales; Properties typically remained on the market for 19 days.

So far, with the purchase application data, I would say demand is stable. We never had a credit boom in housing over the past decade; it was always slow and steady. The recent uptick in buyers in 2020 and 2021 makes sense when considering the demographic patch in 2020-2024. However, I would not label this housing cycle a sales credit boom by any means.

While the headline existing home sales report beat expectations, I believe some of the demand for December, which came in lighter than expected, spilled into the January data. All in all, when existing home sales are trending between 5.74 million and 6.16 million, the market looks just right to me. When it’s over 6.16 million, I would consider it a better-than-anticipated year in demand. The current existing home sales level of 6.5 million is a noticeable beat in my eyes, so if the existing home sales data does trend lower in the upcoming months, that would seem more in line with my 2022 forecast.

The post Why did existing home sales beat expectations? appeared first on HousingWire.





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HW+ new home

On Thursday, the U.S. Census Bureau reported that housing permits came in at an excellent print at 1,899,000, surprising me. Then I took a look at housing completions at 1,246,000, and it reminded me of the sad state of the housing market. We have the demand — we just don’t have the supply.

Global pandemics have always created short-term shortages due to a lack of production capacity. However, the COVID-19 pandemic happened in the middle of the most enormous housing demographic patch ever recorded in our history. Then on top of all that, existing total inventory has broken to all-time lows. You can understand why I keep saying this is the unhealthiest housing market post-2010.

Housing starts, just like new home sales, can be wild month to month, so the trend is your friend and the direction in housing permits has been good enough to keep construction going.

Housing permits

From Census: Privately-owned housing units authorized by building permits in January were at a seasonally adjusted annual rate of 1,899,000. This is 0.7 percent above the revised December rate of 1,885,000 and is 0.8 percent above the January 2021 rate of 1,883,000.  Single-family authorizations in January were at a rate of 1,205,000; this is 6.8 percent above the revised December figure of 1,128,000. Authorizations of units in buildings with five units or more were at a rate of 629,000 in January.

As we can see below, as long as new home sales don’t fade, permits will keep this uptrend going. With rental inflation kicking into high gear, the need for multifamily construction will stay.

Since new home sales aren’t booming, we haven’t been surpass the housing bubble peak in total housing permits. We don’t have a massive credit boom happening in housing and the builders don’t oversupply a marketplace, so the trend of slow and steady keeps on moving.

Housing completions

From Census: Privately‐owned housing completions in January were at a seasonally adjusted annual rate of 1,246,000. This is 5.2 percent (±8.0 percent)* below the revised December estimate of 1,315,000 and is 6.2 percent (±10.0 percent)* below the January 2021 rate of 1,328,000. Single‐family housing completions in January were at a rate of 927,000; this is 7.3 percent (±6.8 percent) below the revised December rate of 1,000,000. The January rate for units in buildings with five units or more was 309,000.

This is heartbreaking to see, but the housing completion data shows how stressed the new home sales market is when it comes to getting homes finished. Also, note the risk of cancellations can be an issue at a certain point for builders if mortgage rates keep rising higher. This has happened before but as of yet, it isn’t an issue.

Regarding labor for housing construction, job openings are very high in the construction sector. We have nearly 11 million job openings in the U.S. and 330,000 of those are for construction workers, so the need for labor is real! Again, this is a first-world problem to have in America.

However, the lack of construction productivity has hampered us for decades. Where have all the great robots gone? Oh wait, we don’t have that in this sector. So, with that in mind, know the limits of what can be done with construction. As we all can see, it isn’t easy to finish a house amid supply shortages.

Housing starts

From Census: Privately-owned housing starts in January were at a seasonally adjusted annual rate of 1,638,000. This is 4.1 percent (±13.7 percent)* below the revised December estimate of 1,708,000, but is 0.8 percent (±12.5 percent)* above the January 2021 rate of 1,625,000.  ingle-family housing starts in January were at a rate of 1,116,000; this is 5.6 percent (±12.0 percent)* below the revised December figure of 1,182,000. The January rate for units in buildings with five units or more was 510,000

Housing starts, like permits, are still showing a slow and steady climb. New home sales aren’t exactly booming, so the growth with single-family starts is still somewhat limited unless we get a faster increase in sales. In a rising mortgage rate environment, there is a risk that this sector will get hit. We had many years in the previous expansion where new home sales missed estimates, which can create housing starts to stall.

However, that was working from a shallow bar. We no longer have that low bar, so the builders are mindful of demand staying at these levels and growing.

The builder surveys haven’t been moving much in either direction recently. Even though they’re high historically, don’t put too much weight on that aspect. If we see a noticeable decline from the trend lower, the builders are telling us something is wrong. I have often seen people neglect the lower trend movement and use the bottom of the housing bubble crash as a reference point. I would never use the bottom of the housing bubble crash as a reference point, ever. Once the trend goes lower for a few months, something is wrong.

I believe the builders are mindful of higher rates and all the delays in finishing a home. Since COVID-19 did a number on a lot of economic data lines, the adjustments that we had to make in 2020 and 2021 are coming to an end, so weakness is weakness, and strength is strength.

From NAHB:

While the housing permits data is fantastic, and it came off a more substantial number last month, the housing completion story is a giant mess right now. We see housing inflation on both fronts in America — in home prices and rents — and inventory for both sectors is low, with a massive young population needing shelter. Anything we can do to create more supply will be welcomed in America because shelter inflation matters, and it isn’t just a home-price story anymore.

We shall see if higher rates impact the new home sales sector. So far, purchase application data has been stable this year, and starting next week, we don’t have any more COVID-19 comps to make adjustments to.

Until then, buckle up — this year looks like a crazy year and my job is to try to make sense of all the madness we are dealing with in the housing market and the U.S. economy.

The post Housing permits look great — until you look at completions appeared first on HousingWire.



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Multichannel lender Finance of America (FOA) announced Thursday its chief executive officer, Patti Cook, will retire as soon as the company finds a successor. Cook will remain on the board of directors until the annual meeting of stockholders.

“I will continue to lead FOA until my successor is found, who will drive the execution of the long-term growth strategy we’ve laid out for the company,” she said in a statement. Cook added she is committed to a “smooth transition.”

Cook joined FOA in March 2016 as senior managing director, became president after one year and, in October 2020, was announced as CEO. The company grew to more than 5,000 employees across 300 global offices during this period.

“I am so proud to have played a role in building this purposefully different consumer lending platform with the broadest range of products and services designed to help a diverse consumer base,” Cook said.

During her period as CEO, the company made its debut on the New York Stock Exchange in April 2021, after merging with the blank-check company Replay Acquisition Corp.

Cook, a HousingWire Woman of Influence in 2021, began her career after earning her MBA at New York University, joining Salomon Brothers in 1979 as one of the few female MBAs on Wall Street at that time.

She went on to become the chief investment officer first at Prudential Investment Management and then at JP Morgan Fleming Asset Management before serving as executive vice president and chief business officer at Freddie Mac from August 2004 through the end of 2008. During that period the GSE was put into conservatorship following the financial crisis. Cook also served as executive vice president and then president at Ditech before joining FOA.

Finance of America’s valuation at the debut was expected to be $1.9 billion. Like virtually all mortgage lenders, FOA posted record profits and originations in 2020. Pre-tax net income grew 541% to $500 million, compared to $78 million in 2019.

Now, the company is valued at $205.9 million. In 2022, the environment is much harsher — margins for all lenders are shrinking as mortgage rates climb into the 4% range and refinance activity is falling.

Last year, Finance of America — which ranks 29 among the largest mortgage lenders in the country — originated $29.1 billion, with an increase of 0.8% compared to the previous year, according to Inside Mortgage Finance. The company is expected to publish its 2021 earnings on March 2.

The board has started a search for a new CEO. “We are committed to moving swiftly, but deliberately — and we are looking far and wide for the best leader to take this company forward, realize our long-term vision and maximize the lifetime household value of our customers,” Brian Libman, the company’s chairman, said in a statement.

According to a document filed with the Securities and Exchange Commission (SEC), Cook was granted 1,307,195 restricted stock units in June due to incentive plans and award agreements with the company, but 980,397 are unvested as of the date. In addition, the executive was granted the right to receive up to 136,800 shares of Class A common stock.

Following the announcement, the company’s shares were down 2.7%, traded at $3.49 around 10:30 a.m.

The post Finance of America CEO Patti Cook announces retirement appeared first on HousingWire.



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Florida-based mortgage tech and analytics behemoth Black Knight reported on Tuesday that despite strong sales in the fourth quarter, net earnings in 2021 were down from the prior year and organic growth should slow in 2022.

According to the company’s latest earnings report, net earnings in 2021 reached $207.9 million, down from $264.1 million in 2020. That’s down 21%, which executives largely attributed to bookkeeping associated with the 2020 investment of Dun & Bradstreet Holdings. Black Knight said that in 2020 it recorded a $62.1 million non-cash gain because of DNB’s public offering and private placement.

Business was good for the mortgage analytics and data company in the fourth quarter, largely on the strength of sales of Empower and MSP, Black Knight’s originations and servicing platforms. Profits in Q4 totaled $60.7 million, up 29% from the same period in 2020.

Revenue reached $386.2 million from October to December, an increase of 13% compared to the same quarter of 2020. The company’s margin went from 12.3% to 14.5% in the same period. In total, Black Knight’s revenues in 2021 came in at $1.48 billion, an increase of 19% compared to the previous year. 

Software solutions represented 84.7% of the revenues last year, with an operating margin of 46.6%, compared to 46.5% in the previous year. The remaining revenue came from data and analytics, a segment with an operating margin of 28.7% in 2021, compared to 25% in 2020.   

Anthony Jabbour, Black Knight’s chairman and CEO, said in a statement that the company enters 2022 “with significant momentum following a record sales year in 2021 and with laser focus to continue our strong execution of our strategic initiatives.”

Black Knight’s full-year 2022 outlook forecasts revenues between $1.59 billion and $1.61 billion and adjusted Ebitda between $786 million and $803 million.

Organic revenue growth reached 10% in 2021 for Black Knight, but expectations for 2022 are muted. Less mortgage origination volume will chill demand for data and analytics products in 2022. Kirk Larsen, the company CFO, said organic growth will likely fall between 7% and 8%.

The 2022 forecast also considers the purchase of the outstanding interests of Optimal Blue from co-investors Cannae Holdings and investment entities affiliated with Thomas H. Lee Partners for $1.156 billion.

As a result of the transaction, Optimal Blue will become a wholly-owned subsidiary of Black Knight.

The transaction combines 36,376,360 shares of DNB at $722.5 million and $433.5 million in cash, funded by a revolving credit facility. Following the deal, Black Knight owns approximately 18.5 million shares of DBN with a fair value of $352.8 million. 

J.P. Morgan Securities LLC was the financial advisor, and Weil, Gotshal & Manges LLP was the legal advisor for the transaction. 

Black Knight announced in July 2020 it would buy 60% of Optimal Blue, a company founded in 2002 with an online marketplace that aims to connect originators, investors, and providers in the mortgage industry. 

When the deal was announced, Optimal Blue had nearly $2 trillion of transactions processed across its platform each year, facilitating several secondary market interactions such as pricing, locking, hedging, and trading mortgage loans. 

“The integration has gone very well, and there continue to be opportunities to go even further,” Jabbour said. He added that there are great cross-sell opportunities as Black Knight and Optimal Blue move forward as one company.  

In the fourth quarter earnings report, Black Knight also announced executive management transition: Jabbour will assume the role of executive chairman of the board; Joe Nackashi, the current president, will be the CEO; Larsen, the chief financial officer, will take the role of president.  

The post Black Knight posts strong Q4 but says organic growth will slow appeared first on HousingWire.



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The mortgage servicing rights market took off like a rocket in January and it has continued to accelerate into the stratosphere in February, according to industry experts who follow the MSR market closely.

About $180 billion in residential bulk MSR assets were brought to market just in the month of January, “and February will be another huge month as well,” according to Michael Carnes, managing director of the MSR valuation group for New York-based Mortgage Industry Advisory Corporation (MIAC). “This is nearly three times the monthly average witnessed in 2021,” he added. 

Carnes said MIAC has at least six MSR offerings currently now in motion for February valued north of $10 billion, adding “that’s just what we have actively in the pipeline now.” 

“We closed a $10 billion deal not long ago,” he said. “Next, we might be working on $30 billion or $40 billion [in MSR deals]. You just never know. I think it’s going to stay this way for a while.”

Carnes added that he is seeing many players active in the MSR market right now, including private-equity funds and real estate investment trusts (REITs). 

“There’s a lot of new money now, which is a good thing, because with the volume we’re seeing, you want to know the demand will be able to keep up with the supply,” he said. “And, so far, it is.”

In addition, Carnes said there are plenty of lenders now sitting on “substantial amounts of [MSR] cushion” that they can’t effectively tap unless they sell the assets. “So that’s going to continue to drive the activity as declines in origination volume and declines in margins in general cause [lenders] to want to sell some of their MSRs just to meet earnings targets,” Carnes said.

Bill Shirreffs, head of MSR services and sales operations at San Diego-based Mortgage Capital Trading, agrees with Carnes’ bullish assessment of the MSR market. He said the outlook for MSR assets “remains very strong, driving [price] multiples to very attractive levels for prospective sellers.”

“As a result of a combination of declining origination volume and margin pressure, we anticipate that many MSR asset holders will take advantage of these favorable conditions in the near term,” he added. “Overall, the bulk MSR market should be incredibly robust throughout 2022.”

Denver-based Incenter Mortgage Advisors’ managing director, Tom Piercy, said he expects the exuberance in the market to continue, too, so long as interest rates are rising and the Federal Reserve remains committed to a hawkish position on rates in the year ahead as part of an effort to calm spiking inflation. 

Incenter completed a dozen bulk MSR sales transactions in January involving MSRs for agency-backed loan pools that together had a total unpaid principal balance of $113.2 billion, which is close to what Incenter historically has sold in an entire year

Piercy said Incenter earlier in February put out to bid an $11.5 billion Fannie Mae/Freddie Mac bulk servicing offering that is expected to close this week. In addition, Piercy confirms that Incenter has another $13 billion MSR offering in the pipeline that is expected to be released as soon as this week.

“February appears to be another strong month,” Piercy said.  “In addition to the aforementioned $24.5 billion [in MSR offerings], we are going to release another $13 billion [MSR offering] next week and another $40 billion in multiple deals before month end.”

As far as the MSR cushion Carnes described, rankings provided by New York-based mortgage-data analytics firm Recursion shows the leading agency MSR servicers as of year-end 2021 were San Francisco-based Wells Fargo; Detroit-based Rocket Mortgage (formerly Quicken Loans); Westlake Village, California-based PennyMac; New York-based J.P. Morgan Chase; and Mount Laurel New Jersey-based Freedom Mortgage

Wells Fargo’s agency MSR portfolio — including Fannie Mae, Freddie Mac and Ginnie Mae loan servicing — stood at $641.9 billion, or 8.2% of all agency loans serviced, as of December 6 of last year, according to the most recent data available from Recursion. Carnes of MIAC points out, however, that although banks are opportunistic about selling MSRs, he also said the assets are valuable for them to hold because they offer cross-selling opportunities that aren’t available to non-depository institutions.

“There’s a lot of reasons for selling MSRs, including tax advantages,” Carnes explained. “But owning MSRs in areas where they [banks] have branches effectively gives them access to thousands of potential customers that they can offer credit cards, savings accounts, checking accounts and whatever other offerings the bank might have.”

Trailing Wells Fargo in MSR market share as of year-end 2021 was Rocket Mortgage, with a $481.4 billion agency MSR portfolio and a 6.2% market share. Next in line was PennyMac, at $479.3 and 6.2%; J.P. Morgan Chase, $387.5 billion and 5%; and Freedom Mortgage, $365.4 billion and 4.7%. 

Overall, as of December 6, 2021, Recursion’s data show banks controlled 33.2% of the agency MSR market while nonbanks controlled 66.8%, based on the $7.8 trillion in unpaid principal balance of agency loans being serviced by lenders.

Among the MSR leaders, only Wells Fargo recorded a decrease in its MSR portfolio size year over year — a $128.8 billion decline from year-end 2020, when its MSR portfolio stood at $770.7 billion. Freedom Mortgage recorded the biggest jump in its MSR portfolio over the same period, with a $108.3 billion increase, up from $257.1 billion as of year-end 2020. 

MSR portfolios are affected by loan prepayments, MSR sales and purchases, and MSRs tied to new agency loan issuance. 

In the case of Wells Fargo, for example, agency loan issuance with retained servicing declined from $165.6 billion in 2020 to $138.4 billion in 2021 through November 6. The bank also has been a net seller of MSRS in recent years, posting MSR net sales totaling nearly $2 billion combined for 2020 and 2021 — and $20.9 billion for 2019. Wells Fargo also recorded the largest volume of prepayments among the top MSR lenders — $294.3 billion in 2020, and $208.8 billion last year through November 6, according to Recursion.

By contrast, Freedom Mortgage was the largest net purchaser of agency MSRs in 2021 through December 6, at $147.8 billion, up from $60.9 billion for the year-earlier period. In terms of net MSR sales, Quicken Loans led the pack last year, at nearly $112 billion year to date through December 6, 2021. Quicken also posted the largest agency loan issuance mark in 2021 through November 6, at $316.5 billion, up from nearly $294 billion in 2020.

“Political tension, the Russia and Ukraine conflict, inflation, I can go on and on,” Carnes said when asked to address potential headwinds facing the MSR market. “It makes it nearly impossible to precisely predict where rates will end in 2022.” 

Carnes added that some may argue the sudden surge in MSR values and sales is “too much, too fast.” Regardless, he said that hasn’t stopped buyers from paying “five times and greater multiples for certain agency offerings.” 

“Rising rates, significantly lower [mortgage] prepays and ample demand have driven MSR values to the highest levels since before the financial crisis [of 2007/2008],” Carnes said.

The post MSR market is partying like it’s 2006 appeared first on HousingWire.



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In today’s competitive real estate market, an increasing number of real estate investors are turning to private money lenders to help them close deals faster, enhance property valuations, and increase their returns.

The problem with private money lenders is that good ones are hard to come by. Let’s look at what private money lenders do and how they operate, as well as the potential benefits of using private or hard money loans and how to locate and select a reputable private money lender.

How to vet a private money lender

Anyone with a little extra cash can become a private lender, but that doesn’t mean that every private lender is a good fit for a real estate transaction. The following are some helpful suggestions for vetting a private money lender:

  • Request a list of references for other real estate investors who have recently completed transactions with the lender.
  • If your state requires a lending license, make sure a the lender is licensed.
  • Examine previous transactions with a lender, such as funding renovations on investment property, to better understand the lender’s experience with diverse real estate projects.
  • Understand where the funding comes from, whether it’s from the lender or a syndicated loan with funds given by multiple investors.
  • Inquire about whether funds are issued in one lump sum or via a draw method, in which loan money is obtained at various phases of the transaction.
  • Examine loan terms from private lenders, such as the documents required from borrowers, the yearly interest rate, the fees, and points length of the loan and amortization period, the penalties for early loan repayment, the prerequisites to extend a loan, the duration required to finance a loan, and whether the private money lender has ever backed out of a loan.

How to Locate a Reputable Private Money Lender

In comparison to larger banks or even a local credit union, private lending is more reliant on relationships. The better a private lender’s chances of acquiring money for future projects are once they know they’ll be reimbursed on time and can trust a borrower.

Because private lenders rely on word-of-mouth rather than advertising to the broader public, they can be more difficult to locate, but they are well worth the time and effort.

1. Gain a basic understanding of how private loans function.

The first step is to consider a private money loan from a lender’s perspective. Unlike a major bank that the Federal Reserve backs, a private money lender is risking his or her own money.

A private money lender will want to know the following things, in addition, to understanding the asset and how a private loan will be utilized to boost value:

  • Will the loan be secured by the value of the property, other assets owned by the borrower, or a mix of both?
  • How do prospective risks stack up against expected benefits, such as obtaining zoning approval to convert a basement into a studio apartment to increase rental revenue and force appreciation?
  • Is the potential return to a private lender greater than the dangers of an investment, such as a borrower failing to complete a project or having a poor track record?
  • When will the lender get a return of capital (funds borrowed) and a return on capital (interest earned on the funds borrowed)?

2. Establish a private money lending network for real estate.

Real estate is a people-oriented industry, and practically everyone in it knows that. A private money lender who is excellent at his work can typically be found by asking fellow investors and others in a real estate investor’s network, such as:

  • Brokers of insurance and appraisers of real estate
  • Contractors, suppliers, and handymen are all available.
  • Escrow officers and title agents.
  • Property managers and real estate agents who are interested in working with investors.
  • Even if a mortgage broker or conventional lender is unable to fund the transaction, they might be able to refer.

Private money lenders can be located inside and outside the real estate business. “Even though a lender lacks real estate experience, if a potential deal is appealing, he or she may be prepared to supply financing,” says Joshua Blackburn, CEO, Evolving Home. “Working with a private lender outside of the firm, on the other hand, may necessitate an investor spending more time discussing the deal’s characteristics to the private lender,” he adds.

3. Put together a deal pitch book.

Like any other lender, a private money lender does not want to have to follow down a borrower for a missed payment, foreclose on a loan and reclaim the property, or get a smaller return than projected.

A pitch book, also known as a deal book, is a presentation prepared by an investor for a private money lender that describes the deal, how it works, and how both the investor and the lender would profit.

The following is information to offer to a private money lender:

  • A summary of the deal, including the purchase price and appraisal, the planned renovations or expansions and costs, the after-repair value (ARV) based on recent comparables, and the expected return on investment (ROI).
  • The transaction’s investment team’s resume includes an investor’s business partners, renovation contractors, insurance agents, and title firm or attorney conducting the closure.
  • A copy of the buy and sale agreement indicates that the transaction is ready to close once the funds are received.
  • Photos, videos, drone aerials, floor plans, and a site plan of the property being acquired to help visualize and comprehend the transaction.

4. Make a list of potential lenders.

Developing a relationship with a potential private money lender is a two-way street. A private money lender likes to be impressed by a borrower, as an investor wants to feel at ease with a client.

The slow and easy approach usually works well when meeting with a private lender. By talking to a lender through each step of the proposed agreement, including anticipated expenses, dates, and how predicted profits will be distributed, an investor can improve his or her chances of securing a private loan.

The more at ease a private money lender is with the borrower and proposed project, the more possible an investor is to receive funding from a private lender.

Grant McDonald is vice president-corporate development at 14th Street Capital.

This column does not necessarily reflect the opinion of HousingWire’s editorial department and its owners.

To contact the author of this story:
Grant McDonald at grant@14thstreetcapital.com

To contact the editor responsible for this story:
Sarah Wheeler at swheeler@housingwire.com

The post How to vet private money lenders for real estate investing appeared first on HousingWire.



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