Why You Should Read Our Archives

"More money, more headaches." Go away.

 

Because most personal finance sites are garbage. One popular one is written by a 32-year old guy who admits to being 40 pounds overweight, yet gives diet and exercise advice.

Another of our favorites (damn, we wish we could link to these) is written by a guy who displays his negative net worth on his site. He lives in a rental house, is busy trying to have additional kids he can’t afford, and loves to tell people where they can cut corners in their own lives.

It’s like the blogs written by mothers who dispense advice on how to raise children, even though their own children are only 5 and 3 years old and the blogs themselves consist largely of pumpkin spice latte recipes and craft projects. (Okay, here’s a link.) If someone’s going to dispense “mom advice”, shouldn’t it be a mother who’s actually performed the fundamental task of motherhood: turning kids into productive and responsible adults?

These other sites have nothing to do with their ostensible topic of concern, be it personal finance or motherhood. They’re about sharing stories, baring souls, and finding love and acceptance among like-minded commenters who use exclamation points injudiciously. (Excellent post!! Great job short-selling your house!!!)

What makes Control Your Cash different is that we’re coming from a position of knowledge. Not necessarily intelligence, just knowledge. We know what works and what doesn’t, through plenty of real-world trial, error, and common sense, and we’re willing to share our findings with anyone who can read. We’ve lived hand-to-mouth, figured out that we didn’t like it, and learned how to build wealth instead. (Hint: it had nothing to do with reducing our energy consumption or renegotiating student loans that we shouldn’t have taken out in the first place.)

If you want to build wealth, buy assets and sell liabilities. Heck, our entire site could be reduced to those 4 words and you’d still learn more here than you would most other places.

If you don’t know what an asset is, it’s something that helps you build wealth. A liability, as we define it, does the opposite. That doesn’t mean to live under a bridge, eat at soup kitchens, and put every penny you earn into Apple stock. It means to live your life dynamically, acknowledging that certain expenditures can’t increase your wealth (although they might increase your non-monetary quality of life), while others can.

We live in a big, wonderful, abundant world, whose potential we as a species have barely tapped. Our planet consists of the same raw materials it had 4000 years ago, when we were living in mud huts, never traveling farther than we could walk, and having all our teeth fall out as a matter of course. Forced personal conservation is the very opposite of the mindset that got us to where we are today. You know, a place where we have exponentially more knowledge at our fingertips than even our parents did – essentially free of charge, no less. Where you can travel across the world for a few days’ wages. Where diarrhea is a mild inconvenience, rather than a childhood death sentence.

Sorry to go Anthony Robbins on you, but hear us out. Living for the express purpose of spending as little money as possible is barely living.

Stop preoccupying yourself with combining multiple errands into one trip and only shopping on double-coupon Wednesdays. Instead, examine what’s in your 401(k). Track its value over the course of a few months and figure out whether you can do better yourself. Take an hour to understand how the whole thing works. Read financial statements of publicly traded companies and buy undervalued stocks instead of complaining. Start your own business, and spend a few hundred now to save tens of thousands down the road. Implement 100% painless changes that will only positively impact your life, and save you real money in the process.

Instead of an emergency fund that isn’t intended to grow, take a calculated risk and put that money in an investment. Leverage it in real estate. Even the cheapest functionally sound home you can find can attract a tenant who’ll make your mortgage payments for you and let you enjoy tax benefits that non-landlords don’t even know about.

There are a million ways to reduce costs. Just ask the sages who think that it’s worth it to encourage you to waste time making your own detergent. Or inconveniencing yourself by turning off the air conditioning and fanning yourself instead. Or our favorite, improving your gas mileage via

pulling out (your) car’s seats (except the driver’s!), ash trays (sic), speakers, radio, sound deadening material, interior trim “and anything else not integral to the vehicle’s driving ability.”

(That can’t be true, right? That has to be a goof. Someone posited that, as ridiculous as it sounds, in the hopes that someone else would post it and a gullible tertiary party, we, would cite it.)

However, as many ways as there are to reduce costs, there are at least as many ways to increase revenue. To concern yourself with the left side of the ledger, rather than preoccupying yourself with the right side.

Are you playing to win, or to avoid defeat?

**This article is featured in the Baby Boomers Blog Carnival One Hundred-seventeenth Edition**

**This article is featured in the Carnival of Financial Camaraderie #7**

Renting vs. owning-part 2

They don't have this problem in Shenzhou

Let’s look at our house from the previous post, but run the numbers as if we’d rented the house out instead of living in it for the last 7 years.

Income:

2003 –$12,000 ($1,000/month)
2004 –$12,300 ($1,025)
2005 –$12,600 ($1,050)
2006 –$12,900 ($1,075)
2007 –$13,200 ($1,100)
2008 –$13,200
2009 –$13,200

Total $89,400

Expenses (mortgage, taxes, insurance, management, repairs & 5% contingency):
$100,726

Loss:
$11,326

In a housing bear market, most owners fear paying out of pocket and won’t even consider renting out their properties. Those owners don’t know that the IRS lets you depreciate a rental property, giving you a tax credit. Take two identical houses, one new and the other a few years old. To calculate the IRS book value of the latter, you depreciate a certain amount (1/29 of its value for every year) from its cost price and claim that as an expense, thus reducing the income you pay taxes on.

In our example, we’ve reduced the effective worth of the house (its basis) by $41,820. We’ll have to pay taxes on this amount when the property sells. (But not necessarily – more on that next week.)

The depreciation expense turns our $11,326 loss into a non-taxable $30,494 gain.

If you’re a realtor, you can subtract the expenses you incur on your real estate investments (including depreciation) from your ordinary (wage) income, thus reducing your tax bill. A real estate license costs about $2000 to secure and requires maybe 90 hours of studying over 6 weeks, making it an investment in sheltering your income from taxes. Just getting the piece of paper that designates you as a realtor can save you money on your own transactions. It doesn’t mean you have to spend your Saturdays driving around the neighborhood showing houses to people and pretending to laugh at their jokes.

If you’re not a realtor, which you probably aren’t, you can still use $3,000 of your losses to offset income and reduce your taxes. The excess loss gets carried over to offset future real estate profits. What does that mean? Say you sell a property the following year, and are thus on the hook for capital gains taxes. You can deduct all your prior losses from your capital gains, thereby reducing next year’s tax bill. Or if you own another property that makes money this year: again, you can apply the losses from other real estate investments to offset its taxable income.

So from our example, you’d earn $3,000-$30,494 in tax-free income. If you’re in the 28% bracket, you’ll save $840-$8,538 in taxes.

In our case, we add the $8,538 to our equity of $19,210 (from the previous post), and subtract our $11,326 loss for an after-tax profit of $16,422, or $2,346 annually. That’s an annual 35.5% rate of return on our initial investment of $6,615 (down payment plus refinance costs.)

(No real estate license? Add your $840 tax savings to the $19,210 in equity, and subtract the $11,326 loss for an after-tax profit of $8,724. That’s $1,246 per year, or an annual 18.9% rate of return.)

If you buy at the right price in the right location and hold the property long term, you will make money in real estate.

Obligatory disclaimer, in case you’re one of those people who thinks our society just isn’t litigious enough: The author is not an attorney nor a tax accountant. Talk to your tax and/or legal advisor before making any investment decisions.

Renting vs. owning-part 1

Yeah, it's got a watermark. It's also our freaking house.

Some people continue to argue that renters are smarter than homeowners, because renters didn’t get caught up in the ‘06-’08 buying frenzy. The credit reports of the few people unable to borrow during the heyday of the easy credit market…what might those look like?

In March 2003 we purchased a 3-bedroom, 2-bath, 2-car-garage single-story single-family home in a “good enough” location. The house was built in 1999, is 1238 square feet and sits half a mile from Summerlin, the nation’s #1 master-planned community.

Price: $149,900 ($152,599.60 including closing costs)

1st mortgage $147,584 (Federal Housing Administration)
$ 885 Principal & Interest (6%)
$ 62 Mortgage insurance premium
$ 110 Taxes
$ 40 Insurance
$1097 Total

Repairs & maintenance (2003-2005) = 0
Total cost until April 2005 = $28,522 (26 months x $1097)

We refinanced in April 2005 to reduce the interest rate & remove the MIP.

1st mortgage $160,000 (Conventional)

Monthly payments:
$ 946 Principal & Interest (5 7/8%)
$ 152 Taxes
$ 36 Insurance
$1134 Total

Repairs & maintenance (2005-2009) =$2000
Total costs up to today $58,032= (48 months x $1134 + $2000 repairs & maintenance + $1600 in loan fees)

Total ownership costs $86,554

Tax write-off
Interest Taxes
2003 $ 6,344 $ 1,139
2004 8,459 1,395
2005 11,927 1,652
2006 9,276 1,701
2007 9,151 1,752
2008 9,018 1,805

(You have to itemize your deductions to write off mortgage interest and real estate taxes. Your writeoffs might phase out, depending on your income.)

Over the 6 years we’ve owned the property, we wrote off $63,619 in expenses against other income, reducing our costs to $22,935.

Our principal balance is $150,790.
The property is worth $170,000 (comparable houses range from $160,000-180,000)

Equity is thus $19,210, meaning the cost to own this house has been $3,725, or $51 per month.

If we’d rented a comparable house for the last 6 years, the cost would be $75,825, or $1,053 per month. Invested at 5%, that’s $83,931.79. Enough to buy another house.