All done and living off rental income

[SAtoUS]

Hi,

I'm all done working as a consultant and done looking for new clients too. At age 47, I'm now completely living off our commercial property income. The properties brings in around $160k/ year. This covers all our living expensive, health insurance and bills. Still have a note outstanding on one property, but that gets paid too by our tenants. All leases has a 4% increase too.

Yesterday was the first time EVER, when the lady at the Dr's office ask me my profession, 'Oo, I'm retired' I said... my wife and I just looked at each other and smiled.

It was an odd feeling saying that, but also a great feeling. I feel odd sharing this w any of our friends and relatives, that's why I'm posting it here

I enjoy reading the site tremendously. Happy early retirement everyone!!

 

[travelover]

Congratulations. Now what will you do all day?

 

[SAtoUS]

Thank you!

Well let's see what I/ we are planning on doing... W are planning on living one month a year somewhere else in the world.

I'm the 'property manager' for now, which I like doing and that keeps me busy. It takes about 3 hours a month of work. One can argue, that if that's the case, I'm not really 100% fire... but in my eyes, I am.

We are also looking at buying a place on the beach. We also both like doing volunteer work.

It's not going to be hard for us, to kill our days

 

[Senator]

I'm now completely living off our commercial property income. The properties brings in around $160k/ year. This covers all our living expensive, health insurance and bills. Still have a note outstanding on one property, but that gets paid too by our tenants. All leases has a 4% increase too.

Yesterday was the first time EVER, when the lady at the Dr's office ask me my profession, 'Oo, I'm retired' I said... my wife and I just looked at each other and smiled.

It was an odd feeling saying that, but also a great feeling. I feel odd sharing this w any of our friends and relatives, that's why I'm posting it here

I enjoy reading the site tremendously. Happy early retirement everyone!!

Great job! I will make the transition soon, living off my rental income as well. I have an almost identical net income from my 25 rentals too, and room to grow a bit more.

I plan on saying I an an Entrepreneur, or investor, or retired. Or even fighter pilot, depending on the context...

 

[SAtoUS]

Great job! I will make the transition soon, living off my rental income as well. I have an almost identical net income from my 25 rentals too, and room to grow a bit more.

I plan on saying I an an Entrepreneur, or investor, or retired. Or even fighter pilot, depending on the context...

Fighter pilot, good one!!

 

[Another Reader]

When I retired, I put that down as my occupation on a couple of forms and applications. Within 90 days, the type of mail I got changed dramatically. All the good credit card offers and upscale advertising disappeared and I got offers for junk products, including secured credit cards.

I mentioned this to the mortgage broker when I talked to him about refinancing my house. He said NEVER put down you are retired on any form or application. From a lender's perspective, that's similar to "unemployed." Put down you are a real estate investor instead.

I started doing that, but it took almost a year for the mail to change. I still get the occasional bad offer, but my shredder is less taxed these days.

ETA: The worst reaction was from AMEX when I applied for a Costco credit card. I got a basic card with a $2,000 limit. When I asked for an increase a year later and gave them the income information, I got a letter requesting my tax returns to increase the limit. Since I have six figures of credit available through Chase, B of A, and a couple of others, that letter went unanswered.

 

[MrLoco]

WOw! Good for you! Assume the 160k/ year is net after taxes, insurance , repairs?

Curious to know what % the property makes up of your overall asset allocation?

Also considered dabbling in rentals but could never pull the trigger.

 

[Fedup]

Good thing I read this thread. I won't put myself as retired in any place. I shall replace it with independently wealthy as occupation. I want better credit cards.


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[dvalley]

@MrLoco- same here because of all the negativity from people who've never owned [insert idea] them. I looked into fast food franchises after talking to someone who's a multi millionaire and has done nothing but owned 10 franchise restaurants. The Internet said 'no you'll lose your shirt' so I crawled back under my rock lol Then I asked about rental properties, the Internet said 'you're out of your friggn mind' and I crawled back under my rock again.

One day I'll do something that I want to do no matter what the Internet has to say...

 

[H2ODude]

@MrLoco- same here because of all the negativity from people who've never owned [insert idea] them. I looked into fast food franchises after talking to someone who's a multi millionaire and has done nothing but owned 10 franchise restaurants. The Internet said 'no you'll lose your shirt' so I crawled back under my rock lol Then I asked about rental properties, the Internet said 'you're out of your friggn mind' and I crawled back under my rock again.

One day I'll do something that I want to do no matter what the Internet has to say...

One thing about having a bunch of franchises....Good friends son had a bunch of a well known chain, no problem making the note then some. Things were looking very good...until the chain informed him (which was in the agreements) he had to upgrade all of the outlets. He could not afford it and had to sell the business at a loss that wiped out his 401k (multi million0. Lesson: read and know the fine print

 

[SAtoUS]

@MrLoco.... My 4 buildings is about 50% of my overall assets. I'm not touching any of our IRA's... Will one day when I will be forced to, I know they MAKE you withdraw from them at some point.

I'm glad you guys are pointing out the 'retired' thing.

From now on, I'm like 'Senator' a fighter pilot!!

 

[ExFlyBoy5]

I have been putting "consultant" on any forms that ask for an occupation. It keeps people from asking the questions that you would expect if you are 41 years old and put down "retired"...and most of those questions are too damn annoying. I have discovered that "consultant" sounds boring enough that it's VERY RARE anyone asks for further details.

To the OP...congrats! I have no doubt you will fill your time and you will soon discover that you have more things to do or want to do than you have time!

 

[VFK57]

Congratulation. I think you can call yourself the Commercial Properties Manager if you do it yourself.

 

[Another Reader]

Good thing I read this thread. I won't put myself as retired in any place. I shall replace it with independently wealthy as occupation. I want better credit cards.


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It's not the credit cards specifically that matter. The mail I received was a symptom of the greater problem. It's that "retired" is viewed negatively by financial institutions. The income of "retired" applicants is evaluated differently and different products are sold to them.

Mortgage underwriters look at you differently. The mortgage broker said my application would get a much more detailed review with a much greater chance of the loan being turned down because the lending standards consider the source of income.

 

[orangepanda]

I am currently in the process of deciding whether my next investment will be another SFH or to try and go commercial. Any pros or cons you have for either side?

 

[Tyrobi]

Well done! Congrats!

 

[SAtoUS]

I am currently in the process of deciding whether my next investment will be another SFH or to try and go commercial. Any pros or cons you have for either side?

I will go commercial if I'm u. Why?

- Easier to manage (ROI is greater)
- Easier to evict tenants if need be



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[check6]

Great job! I plan on saying I an an Entrepreneur, or investor, or retired. Or even fighter pilot, depending on the context...

I am here to tell you it does not get you anywhere.

 

[Senator]

I am currently in the process of deciding whether my next investment will be another SFH or to try and go commercial. Any pros or cons you have for either side?

It is near impossible to make money on a SFH. A 4-plex gives you the advantage of a 30-year fix mortgage.

A unit with a larger number of doors gives you a lower cost per door. There are a lot of options here. Buying on your own, buying with a syndicate, REIT, etc.

A true commercial property is easier, once you have tenants. If you lose tenants, it may take several months to get another one if you are in the retail arena.

If you own a trailer park, self-storage, cold storage, etc., it's easier too, but I have never owned this type of venture.

@MrLoco- same here because of all the negativity from people who've never owned [insert idea] them. I looked into fast food franchises after talking to someone who's a multi millionaire and has done nothing but owned 10 franchise restaurants. The Internet said 'no you'll lose your shirt' so I crawled back under my rock lol Then I asked about rental properties, the Internet said 'you're out of your friggn mind' and I crawled back under my rock again.
One day I'll do something that I want to do no matter what the Internet has to say...

I looked a several franchises and businesses myself. A vending machine route, laundromat, tanning salon, a hair cutting place and a check cashing place. A laundromat and a check cashing place were the most promising. The vending is great too, but I decided against it.

 

[Senator]

Originally Posted by Senator View Post
Great job! I plan on saying I an an Entrepreneur, or investor, or retired. Or even fighter pilot, depending on the context...

I am here to tell you it does not get you anywhere.

Maybe I have to be a Doctor, or like Jethro Bodine, and be an "international Playboy".

 

[Fedup]

It's not the credit cards specifically that matter. The mail I received was a symptom of the greater problem. It's that "retired" is viewed negatively by financial institutions. The income of "retired" applicants is evaluated differently and different products are sold to them.



Mortgage underwriters look at you differently. The mortgage broker said my application would get a much more detailed review with a much greater chance of the loan being turned down because the lending standards consider the source of income.

I agree, this is why my husband and I bought our retirement 3-4 years before we actually retired.


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[cyber888]

LOL. Haha. That's funn DValley..

I looked into Franchise restaurants as well, and DW said "NO".

Rental properties
Well, if I bought a townhouse for $125K cash, rented it out for $1,000/month (the rate in my area is probably $850-$1000/month for a 2 bedroom apartment), I'll pay for HOA ($150), pay for any maintenance ($100), pay $100 (10% for agent who finds renters). I will net about $650/month. And that 'net' does not include home insurance and real estate taxes on the property, and personal income tax for rental income. I'll probably net $450-500/month at most after taxes and insurance. And my $125K is not liquid.

Right now, I have $125K earning $720/month in dividend income, mostly from tax-exempt bond funds. And if I really need it, I could sell the funds for cash right away. I'm sticking with tax-free dividends if possible.

@MrLoco- same here because of all the negativity from people who've never owned [insert idea] them. I looked into fast food franchises after talking to someone who's a multi millionaire and has done nothing but owned 10 franchise restaurants. The Internet said 'no you'll lose your shirt' so I crawled back under my rock lol Then I asked about rental properties, the Internet said 'you're out of your friggn mind' and I crawled back under my rock again.

One day I'll do something that I want to do no matter what the Internet has to say...

 

[calmloki]

I enjoy telling people I fix toilets for a living. Credit card companies tend to require a review for new cards, which is entertaining. Haven't been denied a card yet.

 

[SAtoUS]

It is near impossible to make money on a SFH. A 4-plex gives you the advantage of a 30-year fix mortgage.

A unit with a larger number of doors gives you a lower cost per door. There are a lot of options here. Buying on your own, buying with a syndicate, REIT, etc.

A true commercial property is easier, once you have tenants. If you lose tenants, it may take several months to get another one if you are in the retail arena.

If you own a trailer park, self-storage, cold storage, etc., it's easier too, but I have never owned this type of venture.




I looked a several franchises and businesses myself. A vending machine route, laundromat, tanning salon, a hair cutting place and a check cashing place. A laundromat and a check cashing place were the most promising. The vending is great too, but I decided against it.

Agree. It also takes a loooong time, to get to 25 doors like Senator/ or a few commercial properties (15 years in my case)/ or other forms of passive income. Folks also have to remember, when you have income properties, you don't pay the same amount of income tax on 'that' income from you rents received. Let me try to explain.

You file your Form 1040, and by the time you are done with line 23e (the total of all your expenses) your final 'income' is waaaay lower than any other income.

For example: Let's say you have 500k in the market (IRA, bonds, stocks, whatever), you get 5% a year return, that's $25k/ year. You pay income tax (of course your income bracket and so on will have to be taken into account too) but the point is... that $25k gets taxed as INCOME, period... Now,if you invest that same $500k in income property and get $25k a year from rental income on that, you can legally deduct things like:

- Advertising
- cleaning
- commission
- insurance
- legal fees
- management fees
- repairs
- property tax
- utilities
- depreciation expense (a good one but read up about this one and make sure you understand it)

So by the time you are done with all your LEGAL expenses, you deduct that from your $25k rental income... and end up with let's say, $8k (or less)... you then pay income tax on only THAT $8k... get it?

It's a beautiful thing. You have to have extra cash on hand for when it's sitting empty of course too.

If you play with the big boys, you could win and win big like F-22 Raptor Captain Senator and Super Hornet Captain SAtoUS, but be careful, you could also end up on the street. I think the key is to do it over time. One door as a time.

Also, nothing is easy. I've been working since I was 8. I've worked every single school holiday my entire life, when all my friends were having 'a break from school', I was working. I worked 2-3 jobs at University too. I've worked 60 hours a week from age 20 to about age 40. My cars are all 12 years old. I like nice things, but only buy what I need. I have penciled out what I now have a long time ago.

Life is good, requesting permission for flyby.

 

[rayinpenn]

It's not the credit cards specifically that matter. The mail I received was a symptom of the greater problem. It's that "retired" is viewed negatively by financial institutions. The income of "retired" applicants is evaluated differently and different products are sold to them.

I don't care what financial institutions think about me..Many are a scourge on our nation. My vision of retirement is a debt free one. Yes we use credit cards but only to get rewards - we never carry a balance. If chase ever looked at their profitably on us they would ask for their card back.

My friend's 23 year old son has worked one year for our firm since he graduated. Unsolicited his credit card company just upped his limit to $10k. I believe this should be illegal. Credit cards for all too many are like heroine laced quick sand. The average balance in America for people who carry a cc balance is $15 grand. That's 3 grand a year in interest.. Funny but if you saved that three grand each year, invested it, I'll bet after 18 years you could fund a state university education.

The financial institutions fight over the credit addicts too.. Why do you think they advertise 12 months no interest on balance transfers? The desperate will jump at that offer and they too will sucked into 'the sand'.

No my goal has been to get financial institutions out of our lives ...so far so good.

My occupation at retirement: Senior Portfolio Manager.


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