justin said:
Psyops - question for you re: your real estate investments. You said you are debt free, although you also have two residential rental units. I assume they are leveraged to some extent. They are held in a holding company from what you wrote. Did you not have to personally guarantee the loans on those properties, or did you get a non-recourse loan?
I said I am “bad debt” free, meaning liabilities that take money from my monthly income.
They are personally guaranteed and then quit claimed to the LP.
Both homes after PITI, management and expenses put $225-$275 per month into my pocket or actually into my LLC account with an emergency fund for repairs, that is aside from my personal funds.
The 1st home has been occupied by a widow for over 10 years who has no desire to leave.
The 2nd home has been occupied by a defense contractor for the last 5 years in an extremely high rental area. Most SFH rent within 1 week.
If I lose occupancy, I could easily pay both mortgages for at least 6 months.
I suppose you are now going to argue my definition of “bad debt”?
So here is my definition:
Bad debt is a debt that takes money out of your pocket monthly: Credit Cards, HELOC used for liabilities, personal loans, etc.
Good debt is debt acquired with little capital risk that is then recouped as soon as possible and produces income or asset appreciation.
I buy my properties under 85% FMV, with 10-20 percent down. When the loan is seasoned, I refinance and pull my original capital out and apply it to another asset. Therefore my initial capital is never at risk of loss.
Of course the markets could tank, no renters, foreclosure, yada yada, and that is investment risk. However, I am risking my credit not any realized capital after it is pulled out.
I don’t plan on holding these properties forever instead I will 1031 exchange into a multiple unit eventually.