Stories

Camping Trip

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We have a summer full of trips planned, and stop 1 was camping. We took the kids camping in the fall, and they didn’t stop talking about it for weeks. It was a purposefully quick trip to be able to gauge how it went. We got there in the evening, just before dark. In the morning, we packed everything up and then went for a hike. The consensus was that we needed two nights because they wanted more time to enjoy the camp site.

We planned a two night trip to Zilpo Campground in the Daniel Boone National Forest in Kentucky. The reservation for the campground cost us $70.62. We drove there, but that gas usage was nominal. We put a lot of time and effort into planning the meals for that duration, so that cost us about $20.

We stayed in Loop H, which is a place we had stayed before. I love how tree covered the entire loop is. Our site was H17. There was a path down to the water, and the kids enjoyed swimming there. There’s a beach area at the campground, where we spent a few hours. We did a hike off Deer Loop. And we roasted lots of marshmallows!

We planned the trip a few weeks ago, so we obviously didn’t know how the weather would turn out. It rained for a bit on the last morning, but hardly any of our things got wet thanks to the tree cover. The unfortunate part was that a humid wave came into town just for the time that we were camping. The week before or after, and we would have had a nice high 70s day with low 60s nights. Instead, we had highs in the 90s and lows barely breaking below 80.

A simple post for a simple trip. 🙂 Not to mention, we got away from home for 2 nights and spent less than $100!

$1 million 401k before age 40!

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Mr. ODA’s retirement account surpassed $1 million last month!

Mr. ODA and I worked for the federal government. Our retirement account is called the Thrift Savings Plan, but it’s essentially a 401k, and includes a 5% salary match on contributions. My parents were adamant that I put at least the amount in to get the full match, and to increase my contributions as I received raises. Mr. ODA entered into my life and said I was to max it out no matter what, and so I did. The point here being he’s maxed it out from the beginning. I worked for about 11.5 years, and he worked for about 16 years. My last contribution was May 2019, and his last contribution was October 2025.

I share this background to make the point about compound growth. The max I could have contributed over my working time was about $190k. The max Mr. ODA could contribute was about $305,000. So that means that based on $305,000 of his own money, he now has a valuation of over $1 million.

Year in Review

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MY YEAR

This year was nothing like I expected it to be going into it. I’m not usually one to say it’s been a hard year or look for a “new start” with a new year, but this last year was challenging. For one, raising 3 kids is not for the weak. But I started the year on an HOA board, working as a financial consultant for a few hours, and serving on the city’s Landlord Advisory Board. I eventually handed the Landlord Advisory Board off to Mr. ODA and let go of the financial consultant work, but ended up on 3 HOA boards. Lucky for me, one of the boards has someone who works even harder than me, so that’s requiring very little time of mine. The last board sucked me in because the same management company works with me in my own neighborhood, but that also doesn’t take much time. And with all that, let’s not forget that I took on a part time job.

When I left my career in 2019, I had no intentions of working “long term.” That was the goal from the start – get rental properties to cover my salary, and not work again. Well, it turns out, my brain likes a challenge (and a different one than figuring out why a child is whining for the 687th time today). I’ve held several temporary positions (e.g., Census, horse race meets) that fill some time, make a little money, and then I move on. When I was approached with an offer to work in an office on a set schedule, I cried. That was the furthest thing I wanted. I laid out all my expectations, particularly that my kids come first and I quit working so I could be at all their activities, and they obliged. I’m severely overqualified for the position, but I know I’m helping. I have a strong desire to help people. Ten months in, and I’m still there about 22 hours per week. It doesn’t seem like it’s a lot, but it takes away my flexibility. Having to coordinate that I want to be at a kid’s activity during work hours is frustrating. The work that I’m doing have daily deadlines, so even on the day’s that I’m only supposed to be putting an hour or two in, I still have that hanging over my head.

On top of all the things I was managing, Mr. ODA took the Deferred Resignation Program. He stopped working on April 30th, and we collected a pay check until the beginning of October. It was a blessing that he wasn’t working because we didn’t need to figure out childcare for the kids over the summer while I was working part time. But it’s had its own challenges navigating the change in expectations and daily dynamic that we’re still learning.

FAMILY

We basically let the kids do one activity each, but there’s wiggle room. So during the last school year, our oldest did an after school activity that met once per week (e.g., checkers, kickball) and baseball. I absolutely love going to the ball field. Our middle has held steady at gymnastics for just over a year, which is once per week. Our youngest is gigantic and athletic, but he only just turned 3 so he hasn’t been eligible for any sports yet. His big news of the year is that, after being waitlisted at the start of the school year, he’s now going to preschool twice per week. He started that in December, and it’ll go halfway through May.

We tried our hand at camping with the kids and dog, and it went very well. We went on a cruise and visited western KY, WV, NY twice, and OH. We took the kids skiing multiple times, and they did really well.

FINANCIALS

Mr. ODA had a 6 figure job with the government. That pay check, as I mentioned, covered through the end of September. I worked as a consultant for a school startup, worked part time nearly all of the year, and subbed a few times at the kid’s old preschool; these things brought in over $22k.

We did quite a few things to bring in extra income throughout the year too. I consigned some of kids things and brought in about $800 to offset Christmas. The credit card rewards we took in was over $2k. Mr. ODA does ‘shops’ (secret shopper), which brought in just under $1500. Some of that payment accounted for food reimbursement, but we see it as a way to eat at a restaurant as a family of 5 without it being ridiculously expensive. Then other random reimbursements from companies that we were owed are added in, and our “additional income” (i.e., income that I did not project at the beginning of the year) totaled over $43k. Each year, it ends up being around this number that we bring in outside of wages and rental income.

SUMMARY

This is really just a way to account for the crazy that was 2025. We accomplished a lot. It came at a cost of family dynamic and happiness. But now that we’re a few months into 2026, I see a light at the end of the tunnel. We have some changes that we’re making, and I am hopeful that I’ll have my flexibility back, and the ability to do things that brought me joy back in 2024.

Insurance Decisions

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Last year, Mr. ODA took the deferred resignation program offer. As part of this offer, we kept our insurance through the end of September as normal because his pay check continued as normal. After the separation, we kept our policy for 30 days and then could opt to keep the insurance policy for 18 months. Opting in meant that we had to pay 100% of the cost of the policy, which is $1,906 per month.

Around the time that this decision needed to be made, an opportunity came up in my office to join their insurance policy. With the coverage offered by my employer, it was still going to cost us over $1700 per month. There were several red flags from the insurance agent, and there was gap coverage, which would have required me to submit claim information to a 3rd party to get further coverage. As someone who has to fight nearly every EOB that comes through my mail, I really didn’t want to take on having to also submit it and manage that request. In the end, we decided it wasn’t worth the risk of losing the “enemy we know,” nor that I would eventually quit this job and we would lose that insurance.

Around the beginning of the year, Mr. ODA discovered that insurance premiums are only considered “pre tax” if they’re through an employer. So since we are paying our own insurance, it doesn’t count. That started a quest for Mr. ODA to find a part-time job that he could get insurance.

He interviewed several times with Lowe’s. There were several bumps in the road over the last couple of months, but he’s ended up with a cashier position near our house. He needs to work at least 13 hours a pay period to qualify for their insurance. Their insurance is not great. This is a gamble.

Here are the questions I asked myself during the process.

  1. Are our current doctors in network? The website has a way for me to search by doctor names and practice names. We have moved a lot in our life. I had a few doctors I saw in Fairfax, VA. Then we moved to Richmond, VA, and I had a few other doctors I liked. Actually, when we decided to move to central KY, one of the biggest “against” items were the doctors. I loved my ob-gyn. I loved the kids’ pediatrician. I loved that there was a kid urgent care near our house, which we used when our oldest split his forehead open. We moved just outside Lexington for a few years, and I settled into a routine there. Less than 2 years later, we moved into Lexington, and I needed to start over with the doctors. It took me some time to get into a routine, but I now have myself and all the kids on routine check up schedules with a primary care, dentist, and eye doctor. So while I COULD get new doctors, it just isn’t something I’m all that interested in figuring out. At this time, it appears all our current doctors, except our eye doctor, is in network.
  2. How much is it going to cost? Currently, we have a high deductible plan. Even with that statement, you’ll be surprised to find out the deductible is only $3,800. We haven’t hit that yet this year though. When the kids go to the doctor, it’s about $81 until we meet the deductible and it drops to about $5. Going forward, this policy has a $20 copay for all regular visits and no deductible. However, urgent care is a $100 copayment, and there is $0 covered for an ER visit. That’s scary. I use the kid’s urgent care pretty frequently. I also have used the urgent care by my house (although it’s terrible) more often than I use my doctor’s office. Having to gauge whether something can wait until tomorrow’s office hours or if it’s worth $100 copay is going to be a stressor I wish wasn’t there. I’m also expecting that everything will shake itself out.
  3. What is the coverage like? There are a few key things I’m looking at in the summary of benefits. There are the simple ones like, “is it a copayment or coinsurance” and “is there a deductible?” Then there are more complicated ones like, “are routine dental visits covered,” and “are diagnostic lab work and imaging included?” Both of those are no. That’s concerning. However, there is supplementary insurance options that will get us vision, dental, and accident coverage (e.g., ER payment). This is less than ideal, as it was one of the reasons that I didn’t want my employer’s insurance, but I will figure out the process to submit claims for extra payment. If I’m not working, I’ll have better time to manage that.

The cost is a glaring win on this less-than-stellar policy. For $186 per pay check (every other week), we get this insurance. That’s about $372 per month, give or take those extra pay checks that shake out. Essentially, that’s $4,800 per year. Currently, our premium is $22,872 per year, plus a $3,800 deductible that has to be met. The difference is glaring. So I’m hopeful that our sick visits being a $20 copay and the occasional need for urgent care at $100 per visit will still not exceed the cost of the policy we currently have. Plus, the policy we currently have is painful to manage, so how bad can another option really be?

2025 Rental Properties & Net

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As we finished our taxes, I thought it would be fun to see the net of each property. The numbers are all over the place.

These numbers are the result of income less costs. This is not actual cash flow. It includes depreciation of assets, depreciation of the house, and all the actual costs that are occurring throughout the year. Costs include: property management, legal fees (e.g., LLC filing), mileage, maintenance, repairs, utilities, taxes, and insurance. For those properties that have a mortgage, the annual interest on the mortgage is also included.

The third line with a loss is because the tenant has been there since we purchased the house. Our taxes and insurance have risen drastically, but I haven’t had the heart to increase their rent drastically. The 2nd line above them is basically carrying them, as it’s the same floor plan and more accurately reflects our costs. It helps that these are newer houses, so their costs for maintenance and repairs are much lower than our others.

We had 3 houses to turnover for the year, so that equates to more spending than typical on a house. Two of our houses have HOAs, so that increases our cost more on those two. Most of our expenses (outside of appliance replacement) are related to HVAC repairs and tree/gutter clean up.

The last house is such a large loss because we had to put work into the house to get it ready for renting. We purchased it in October, but we only took in one month worth of rent, so the offset wasn’t great timing.

It’s also helpful to know that while this is our 2025 net on the houses, the positive may be carrying a larger cost and lower net from previous years, or it’s adding to the potential costs in the future.

2025 Extra Income

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It’s been a while since I’ve talked about the credit cards we have and how we manage using them. I seem to be caught in multiple conversations around me lately about how people feel credit cards are bad, so they use debit cards. I understand that some people have a bad history where they weren’t disciplined enough, but don’t you think after several years, you’re older and wiser and could likely teach yourself discipline? My last post was about how you could make $500 in a year just by putting an expense on a credit card and paying it off each month if you have 2% cash back. So let’s dive in to what we made in 2025. There is one caveat: we have a lot of credit cards and we put a lot of effort into using the categories; I fully understand this is more effort than nearly anyone else is willing to put in. But hopefully you can take just one thing away from this teaching and information.

You need to find your why. Your why is your driving factor on everything. Put things in perspective of “if I hadn’t spent $10 on that coffee, what could that have gone towards to provide me with longer term satisfaction?” I admit that I’ll go to Starbucks for a drink, but I buy about 5 of those $6 drinks (I get a very basic thing) in a year.

INTEREST EARNED: $1,191.42

The easiest way to make your money work for you is through interest on a bank balance. Currently, savings rates are hovering around 3.25%. I’ll just jump right into it: compound interest. Even if you have $500 extra, put this money in a savings account. At this interest rate, you’re earning $16 in a year, but that’s $16 more than you had at the beginning of the year. The mentality that $16 isn’t “worth it” is the type of thought process you need to move away from. If that balance was $5000 instead of $500, then that’s $162 in passive income.

TREASURY DIRECT: $2,098.14

This is more advanced interest income. You can create an account here and invest your money in short term securities (think CD type things at a bank). The rate is currently about 6.25%. You’re tying your money up for a period of time (4 weeks through 30 years), and the rate is tied to the term of investment, but we are actively managing our investments in 4-8 weeks segments, earning about $50 at a time.

CREDIT CARD REWARDS: $1,947.75

We have several credit cards. Some are a flat percentage for all purchases, and some have categories that earn an additional percentage back. The amount that I have here is only related to what we cashed out. More was earned, but we keep some in our Chase account balance so that we can get a bonus if we book travel through their portal.

If you don’t want to manage categories, go for the Citi Double Cash card. It gives you 1% on a purchase and 1% on a payment. The key here is that you can’t claim a statement credit because that doesn’t count as a payment, meaning you don’t get your 1% on that amount.

Without giving too much away on the cards we have, here’s a snapshot that I keep in my phone to remind myself what card to use for each purchase. The 5% category there changes quarterly. Usually, if I can’t use my Citi card, then I’m checking this graphic to see what the next best percent back for “everyday purchases” would be.

SUMMARY

This is “passive” income we’ve made. We had other avenues that brought in other income, but this is where we basically just spent money or kept money in certain accounts and brought in an extra $5,237.31. That’s a big number, and I’m sure that type of money can make a difference in your life or pay for a trip you want to go on.

0% Interest

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We opened a new credit card to purchase windows for our house. When we bought our house, there were 3 windows that had the gas seal broken and were dirty looking (not cloudy like I’d think would happen). Three sashes were really bad. One is on the side of the house in our bedroom, so we never see it. The other is the window over the garage, so front and center. We just keep the black curtain drawn so hopefully you can’t notice it, but it’s definitely noticeable if you look for it. Over the past 3 years, more windows have started to go. Some are getting to the point of being that bad, and some just have a holographic look to it that you can catch at certain angles. We also have a couple of windows that are freezing if you get near them. In my daughter’s room, I line the bottom of the curtains with stuffed animals to keep some of the cold out and let the animals absorb the cold.

Well, it was time to open a credit card then.

All of these companies are happy to open a line of credit for you. You can make payments on your windows (or really anything) for 5, 7, 10 years. Well, if you have good credit and don’t open credit cards often, you can look into giving yourself an interest free loan for 12-18 months.

We look for a credit card that offers at least 12 months of 0% interest and a reward of some sort. Usually the reward is related to an amount of cash back if you spend a certain amount in a certain period (e.g., $300 cash back if you spend $5,000 in the first 3 months).

We’ve done this several times. We opened a credit card to pay for IVF to have our first child (~$30k). We opened a credit card for the new carpet we put in our current house (~$10k). Now we opened a new one for windows ($11k). We pay about $500 (at least the minimum monthly payment owed) per month and always by the due date. If you are late on a payment, you forfeit the free interest and may even owe the interest that would have been owed on previous payments. Then as the end date of the 0% interest gets closer, we make a plan on where money will be transferred from savings to pay it before that date.

That’s one of the keys. We’re not taking this because we don’t have the money to pay it right now. We’re opening a credit card to allow our money to earn interest in a savings account of some sort for all that time. So instead of spending that money and losing that income, we delay the payment as long as possible to keep our money working for us. If you need something and don’t have the money to pay it right now, but you think you’ll be able to make payments on it as you earn income, then make that the variable. Don’t open a credit card if you haven’t ever and don’t plan to have that amount of money within the term. We also don’t open a new credit card while we’re paying on the previously opened credit card. In this instance, we paid off the balance of the carpet this past October. While it would have been nice to delay opening a new card a bit longer, the windows are really in rough shape, so we only had 2.5 months without a large credit balance to think about.

Post Employment Health Insurance

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We have been financially secure for Mr. ODA to quit working for years. In fact, the plan was that after he met the requirements for his paternity leave taken (which was essentially work the number of hours you took as leave), he would quit. That goal was met back in early 2023. The hold up for him quitting was always health insurance. Him working wasn’t a huge detriment to our life and things we wanted to do, and he was getting most of his health insurance cost covered by his employer.

Well, at the beginning of 2025, the deferred resignation program was introduced. While the first round was very questionable, our life was greatly affected by his employment and the government over the next few weeks, so it was a no-brainer to take the program during the second round. His last day of work was at the end of April, but he was considered employed and paid through September 30th.

As part of his separation, his health insurance was covered for about another month. He had the option to extend his current insurance for another 18 months after that, and that he’d be responsible for paying the full premium. At the time, it was about $1700, and the 2026 premium is $1900 per month.

MRS. ODA’S INSURANCE OPTION

Meanwhile (just coincidental timing), my current employer was investigating a new insurance policy for their employees across 4 offices. They were originating their insurance through the Ohio office. It was a really expensive policy for them. For the 5 people who were taking advantage of that insurance policy, they could have covered 23 employees on this new policy. We learned that Ohio is one of the most expensive states to originate insurance out of it, so we moved the policy to Kentucky.

Anyway, through that process, the insurance sales person was completely incapable of answering basic insurance type questions. Mr. ODA asked for the brochure of benefits. He said, “I emailed you the summary of benefits.” Mr. ODA pointed out that the summary of benefits was a summary of a much larger document, and we wanted those details. He said that didn’t exist. Mr. ODA called the actual insurance company, and that lady laughed and said they definitely have that.

The policy also required a gap coverage policy. The information given to me did not make me feel like it was going to be a smooth process. It sounded like the doctor’s office would submit the claim to my main insurance company. Once it was processed, I’d have to take my bill and EOB and submit it to the gap coverage company for payment. So I’d have to manage the paperwork processing and the payments between everyone.

Their quote for the family policy was about $1750. I told Mr. ODA that it wasn’t worth all that extra effort and the concern that this insurance policy would even work right (because this sales person was not able to answer questions or quell concerns), just to save about $150.

FINAL DECISION

So in the end, we decided to keep the enemy we know. All of our doctors are now solidly in place since we’ve been in Lexington for 3.5 years. I didn’t want to risk needing to switch to a different doctors office because of eligibility and coverage. I didn’t want to risk the coverage being a fight even more than my current policy creates. But mostly, in case something did end up going awry with this new policy option, we couldn’t get our old policy back. So while adding $1900 to our monthly expenses while losing Mr. ODA’s income isn’t the most ideal situation, this is where we’re at in life.

House1 Turnover

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I wrote most of this post 5 months ago, but I’m going to finish it now for the longevity of what we’ve done with these rental houses. The house has been rented since September and was vacant for 43 days. She agreed to a shorter lease term, so it goes through June 30, 2026.

The tenants in this house moved in 3 years ago. They were good tenants. They hardly asked for things and were super understanding and gracious when we had the HVAC go out (granted it was their lack of filter changing). They brought a dog into the mix and tried to hide it (not well), and I eventually called them out on it to let them know they don’t need to keep finding a way to hide the dog every time I need to come over. They added a 3rd person on to their lease about a year ago. The only major issue I have is they smoked inside the house. I knew it constantly because (just like with the dog cover up) they weren’t great at hiding their evidence.

Earlier this year, I reached out that if they want to renew, I’d be raising their rent from $1200 to $1275. The girl who usually handled the bidding called me and explained they had intended to move to Georgia for a job, but they weren’t ready to move as fast as the end of the lease. I told them they could do month to month for a little, and we agreed to June 30th. I knew I had another lease ending July 31st, so I thought it would work out well that we could address the one house before the other became vacant. In theory. They ended up asking for another month, and we were busy with summer things at the end of June that I agreed, even though it meant two houses were vacating at the same time. I told them that I wouldn’t be able to extend any further though because it’ll be hard enough to rent end of August time frame, let alone into September or later.

On July 29th, they asked me what time they had to be out on the 31st. I said 5 pm. The next day, they asked me if they could have a couple more hours, but I let them know that I had already booked someone to meet them for their keys at 5 pm, and that’s all I could give without it costing them more. I was out of town for this vacancy and asked a friend to be my property manager to walk the property and gather the keys.

They ended up being out and basically cleaned up by 5 pm. I was impressed. The fridge was completely wiped down. The bathrooms were in rough shape, but overall, it was one of the cleanest vacancies we encountered.

THE TURNOVER

We had to have a friend go out to get their keys because we were out of town. I tried to get them to stay until the weekend to make it easier to move, and so that I could be the one to meet them (not that I said that), but they didn’t want to pay the per diem for that option. They ended up keeping their timeframe perfectly.

The turnover took longer than I had planned. I was working part time without a real ability to give up those hours because I had things that needed to get done, and it was summer, so we had 3 kids in the mix. Not to mention, we basically had back to back trips planned for the end of the summer. Overall, it was a learning experience.

We spent about $800 on supplies for the turnover, outside of the carpet, which was about $3,000. With the extra cleaning of the bathrooms and the time it took us to clean and paint the property, we kept their security deposit of $1,200. We could have gone after them for more because of the smoking (I have pictures from when I was doing work in the house of ashtrays with used cigarettes upstairs in the house), but it’s not worth the effort and cost.

FLOORING
Before they moved in, we had ripped out the carpet and installed luxury vinyl planks (LVP). Conceptually, the goal was to not need to work on the floor anymore. We had limped along with the carpet, especially in the living room, since we bought the house, and it just wasn’t worth it anymore. We did the install over two days back then. Now that they were out, there were several gouges in the floor and the floor was separating in some spots. Mr. ODA handled fixing the separation, and he replaced a few boards that were damaged and noticeable.

The kitchen floor was so dirty and it’s the first thing you notice when you walk in. I spent many hours on my hands and knees cleaning out the grout to make it look less dingy. I didn’t get it perfect, but it was fixed. It’s one of those things that no one will ever know just how much time I put in for it to not be perfect, but it would have been so much worse had I not done anything.

BATHROOMS
The bathrooms were a wreck. I’m so lost when I walk into homes and the bathrooms are dirty. Do you want to sit on that toilet or clean yourself in a shower that is dirty? It seems counter productive to me. Mr. ODA had to take over with Bar Keepers in one of the bathrooms to remove the staining and soap scum build up, but we did pretty dang good.

I wish I had a ‘before’ picture easily available to show, because this picture does not do justice to how much time went into this tub.

CARPET
We bought this house 9.5 years ago. The carpet was questionable when we bought it. We would have it professionally cleaned between tenants, and it would look amazing compared to what we saw at first, but the stains would always come back because they were deep in the pads. Before these tenants, we ripped out the carpet in the living room area and laid LVP because the living room was especially bad. Well that still left carpet in the 3rd floor bedrooms, hallway, 2 stairwells, and the whole basement. With the smoking by the tenants and knowing we had far surpassed the useful life, we went ahead and planned to replace the carpet.

There were delays in getting the appointment scheduled and making it all work. The lady who did the measure appointment said installations were 3-4 weeks out. That was disheartening because we had already lost over a week by having back to back trips at the beginning of August. We went into Home Depot to find something else. I ended up settling on something because it said 5 day install. Well, 5 days came and went. I was so frustrated that I had settled on this worse-off carpet just because I wanted to meet a timeline, and now the timeline meant nothing. Then suddenly, we got a call and they said “can we come install the carpet today? We’ll load it now and be there within the hour.” That they did. They installed it in 7 hours and that was behind us.

PAINTING
This took forever. Two big stairwells really take a lot out of your time. Every surface needed to be painted just to work on covering the smoke smell. While we didn’t spend a lot on the turnover (outside of carpet), this house just took so many hours from us. We painted every wall. I painted some of the trim that had not been previously painted, but it was in rough shape. We also had to repair several walls because they had sticky things to hold shelves up and they didn’t remove it.

  • MISCELLANEOUS THINGS DONE
    • Replaced the dryer door handle (that had actually broken off before they moved in, and I thought this was an insurmountable task to fix/replace… well, it was a $6 plastic piece off Amazon that popped right in. Welp.)
    • Replaced window screens that were worn away and in disrepair.
    • Cleaned out all the air filter areas for the HVAC.
    • Replaced all the rusted and broken floor vent covers.
    • Installed a doorbell because they installed a Ring, took it with them, and didn’t put the old one back in.
    • Replaced the cabinet knobs (it appeared someone had spray painted over the original 90s brass with something to mimic a stainless steal look, and they were all worn and chipped).
    • Wiped down the cabinets and walls to get them to be less sticky. Wiped down all the doors, light switches, and outlets because they were so gross.
    • Replaced the broken light in a stairwell that they broke on their move in (and reported).
    • Repaired some ceiling areas that were damaged due to a roof leak before the HOA replaced the roof.
    • Replaced a shower curtain rod that they took with them instead of leaving behind.
    • Painted the front door. It looked like someone had taken steel wool to it to clean it.

LISTING TIMELINE

We got the property to “good enough” stage so we could get it listed. There was still things to get done, but we didn’t want to wait until it was perfect and lose interest as we got further into the school year under way.

We listed the property at the end of August for $1,400. I thought we were golden. The location of this property is excellent, and it’s on a bus route that takes you downtown and to the outskirts of the city for shopping. There were two other listings for $1,500. It didn’t move. I didn’t even get productive bites.

I dropped the price to $1,350 two weeks later. I did show it a few times. I was happy that when I made appointments, people actually showed up, but they didn’t qualify. Mr. ODA hosted an open house and had one person come through. That one person was our person though. I removed the listing two days after the open house and we have it rented at $1,350.

I offered her $1,325 for an 18 month lease or $1,350 for a lease through June 30th so I could get back on a Spring schedule. She agreed to the shorter timeframe. She was looking for a quick move because her landlord was selling her place. Our house seems too big for her needs, so I wouldn’t be surprised if she leaves at the end of June and we need to find a new tenant.

SUMMARY

We knew a September listing was going to be tough, but I didn’t expect it to be that tough. When we had a property managing on this place, they always took 5-6 weeks to get it rented and it drove me crazy. At least 3 weeks from start to finish isn’t terrible, but I’m definitely used to it moving faster. It’s also nice that had my tenants stayed, we’d be getting $1,275, and now we’re getting $1,350. Thus far, this lady hasn’t asked for much. We struggled with the utilities getting into her name. For some reason, the utility companies credited my accounts and billed it directly to her, so I didn’t even need to work on capturing that money from her, which was nice.

New Car Financial Decisions

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There was a time where we liked the idea of purchasing a new car, but we’ve since come around to buying a 2-3 year old car. We don’t eat that initial drop in value by driving it off the lot, and we can find a car that has mostly what we want for the right value. The point I want to make in this post is how we paid for the car and why, but the entire history of the purchase and thought process is detailed beyond that section, if you’re interested.

FINANCIAL DECISION

Once we decided on the van, we needed to figure out the price (more details are below). They offered $1,000 off the price if you financed, so we agreed to that. With our trade in value, taxes and fees adjusted, and the negotiation of work to be done, the net came to $9,000. The minimum to finance was $7,500. So instead of throwing the full $9,000 into the loan, we asked to put $1,500 on the credit card and finance the $7,500. By putting the $1,500 on the credit card, we made $30 in rewards.

The financing was 6.99% and we chose the option that allowed pay off after 4 payments. There was an origination fee of $175, which is rolled into the principle. Our payment is $151.94. The first 4 payments hold $175.07 worth of interest. So we will pay $175.07 of interest and the $175 origination fee as a means of taking $1,000 off the list price. That nets us, including the $30 of credit card rewards, $679.96 less on the list price. After the 4th payment is made in May, we’ll make a lump sum payment of about $7,134 to pay off the loan.

MINIVAN HISTORY

In 2020, we purchased a 2017 Chrysler Pacifica. It met so many of my wishlist items, and a dear friend of mine put a lot of effort into finding just what we wanted. Well, there were some things wrong with the sliding door, the steering wheel would get sticky at “10” and “2,” and there were a couple of small defects with the stow and go seating. The sticky steering wheel was a known issue, but we didn’t want to pay to fix it because they wouldn’t create a recall (for the record, it was pretty sticky… where I’d have to jerk the wheel to get it to move again).

In February 2023, with a 2 month old child in tow, we went to Ohio to look at another van. It was a red 2020 Pacifica. I didn’t love the red, but it came with an 8th seat and had a bunch of upgrades (heated seat) we didn’t have in the 2017 version. I have a clear memory of the car doing a little skip as we got on the highway multiple years ago, and ever since then, we’ve been watching some things with the engine. The car never had the ‘check engine’ light come on, but something wasn’t working smoothly in there. Mr. ODA mentioned a desire to get a new van, so we went looking.

He found several options nearby and we went out for test drives. Actually, we planned to do a lot of test drives, but it was a Sunday. Apparently car dealerships are closed on Sundays, and I had no idea.

First we tried driving other makes and models, but it’s hard to beat the value of the Pacifica. The other vans seem to be trying really hard to be fancy to compensate the stigma of being a minivan, but I’m not here for that. A van is extremely spacious and practical. I’m in a completely functional phase of life with 3 little kids and a dog.

PACIFICA TEST DRIVE #1

The first thing to note is that we went to two places and both places had the salesman drive with us in the van. I really thought covid killed that for us!

We went to the first one right in town. It was a silver van, and I don’t love that color. I thought I could live with that red van, but for 3 years it drove me crazy. When we got to it, it wasn’t so bad. It’s a really light silver. There were some broken things, and right off the bat, the salesman was gaslighting me that it wasn’t broken. Over the drive, I came to learn that he was proudly divorced with no kids. What a great job that the dealership assigned our online inquiry to this guy! He was super condescending about vans and kept cracking jokes about his awesome sports car and how we need one (or that we need a second Tesla). Mr. ODA shared a philosophy on debt, and he assumed he understood our position and wouldn’t let the wise-cracks go. Then to top it off, he handed our 3 year old a noise-making key chain. It took them 20 minutes to get us a quote on the van and our trade in, and I was on the verge of just walking out. The only thing keeping me there was knowing that our next stop was likely going to be a solid van, and I wanted this data point on what they were offering.

They have a required $1500-1800 certified pre-owned fee that’s on the car, and they weren’t willing to remove it. Their value for my car was low, and when I asked why the ‘good’ rating, he gave me some answer on what perfect meant and how no one is perfect. I tried to say, “so there’s nothing between good and perfect?” but people were too busy interrupting me, and I just shut down at that point. For the record, very good is in there, and my van was kept in great shape (outside of a possible transmission concern). They also tried to sell extras all over the quote, and our net was over what I wanted to pay. We got there at 10:40, and I was trying my hardest to run out of there by 11:45. Nothing about that experience should have had us there for over an hour.

PACIFICA TEST DRIVE #2

This vehicle was just under an hour from home. Ironically, this small town dealership was way nicer and the people were easier to deal with. A weird tidbit of us, but we prefer cloth seats over leather seats. The Tesla doesn’t even have a cloth option, so we have been living with the leather for over a year and it’s not so bad. I still would have preferred cloth seats, but there weren’t any on the market this week. After living without heated seats on that first van, that’s been a deal breaker for me. We also couldn’t find any vans with the 8th seat option. The 8th seat doesn’t make a difference to us as a family, but we did use it for guests visiting us fairly often. The possible transmission issue trumped our ability to serve others though.

Mr. ODA didn’t care to drive the first couple we drove, but he must have liked this one because he asked to be the one to drive it back to the dealership. That put me in the passenger seat, where I noted the visor’s clasp was missing. The visors were also swapped with each other (how does someone go about doing that with all the electric in there for the mirrors), and there was a clasp missing for the rear window shades. The outside has a dent on the side and couple of paint chips, so we asked for a paint pen also.

It was listed on their own website for higher than edmunds, but he pointed out that if we finance the vehicle, the final price was lower than edmunds by a little. They were offering $1000 off the list price for financing. We learned that concept on the drive out there. I thought saying, “I’ll hand you cash today” was better all this time. They take the financing because they make money off it. We learned they use a few banks, and one allows it to be paid off after 4 payments and the others require 6 payments before it can be paid off.

The salesman went to the ‘tower’ and got a quote. He didn’t show us. Instead, he pointed out what he purchased the car for, what they listed it at, and that they were already at a $651 loss. Um, I call BS. There’s no way your group made that type of business decision. He went back for the quote. He didn’t push the ‘loss’ concept, but he did keep mentioning it once in a while. I hope he noted we were seeing through the crap there. He was claiming they wouldn’t fix the things wrong because they’re already taking a loss. I said that was fine and we’d leave because I wasn’t about to put the time and effort into replacing a completely broken visor on a new-to-me vehicle. He went to get maintenance to look at the car and provide a quote. To their detriment, the tech put the quote on the salesman’s desk with just us in the room so we saw that the 3 things we asked for would cost under $100. Honestly, I’m wondering why they wouldn’t just go ahead and repair the visor. That’s a glaring thing that a drive would see daily, so why not just fix it so it doesn’t become a negotiation point of me, the potential buyer?

He came back with a net cost to us around $9,500. He said they’d take $200 off to fix those things. Mr. ODA said, “make the net $9,000, and we’ll take it.” And so, that happened. We walked in the dealership at 12:38 and had an agreed upon price at 2:30. We didn’t leave until 5:04. I was livid. The salesman said he could have us out of there in 45 minutes, which was a point to us taking the car off the lot that day because they’d have enough time to detail it. The car was detailed and I asked to look at it. It was not cleaned. All they did was vacuum and wipe down the leather seats. The cup holders and down the side of the walls were dirty and sticky, so I sent it back for more cleaning.

At about 4:30, I made a scene that I would have paid the $1000 to get out of there without waiting on financing for over 2 hours. At 4:40, we were taken into the financing office where he flew threw signatures and paperwork, apologized that there were 4 closings at the same time, and we were handed our key at 4:52. Since we hadn’t planned on actually finalizing a deal, we then had to throw all our stuff from our van into the new van while it was about 30 degrees and 25 mph winds (we had arrived in the sun and 50s!).

SUMMARY

We’ve learned over the years that our needs in vehicles change. Adding kids changed how things move. We drive to NY multiple times a year, plus all the driving we do for trips we take. We put one seat down so there’s room for the dog’s dog bed for trips. All 3 kids are in some sort of car seat or high back booster still. The youngest is annoyingly not independent on his car seat buckling and unbuckling (the other two were absolutely independent by this age). So for now, a van is still our need. By not investing in a brand new car, we don’t feel the need to keep it forever to protect an investment. This allows us the flexibility to switch what we have if we decide we don’t need something anymore (the dog is 13, there will be less car seat needs in a few years). Our trade-in net has been about the same each time, so I’m happy to pay about $3000 per year to own the car (in concept) without paying interest or a dealer for a lease agreement (along with the stress of issues when it’s a lease).