Social Security Benefits

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Social security was signed into law by President Roosevelt in 1935. One of the intents of the program was to provide income for retired workers aged 65 or older. The purpose of the Social Security Act was to help destitute aging individuals who were not receiving regular income. The program calculations have changed a bit over the years, but the purpose has remained the same: provide a minimum income to aging individuals, not to provide a source meant as your sole income stream.

Today, most of the United States workers pay into social security through a 6.2% payroll withholding; such withholding ceases once you make $160,200 or more (in 2024). An individual’s year of eligibility is based on their birth year, rather than being exactly 65 years old like it was originally, and is called the normal retirement age. Additionally, there are penalties for filing early and bonuses for filing later than your normal retirement age. The year you file for social security has implications on your income, which I’ll cover later.

CALCULATING SOCIAL SECURITY RETIREMENT INCOME

Social security benefits are computed based on an individual’s highest 35 years of indexed income. The income is indexed, or adjusted, to account for inflation over the years. If you made $10,000 in 1985, that equates to making about $25,000 in 2022. I mention that it’s in year 2022 and not today because indexing applies to all income older than the last two years, while the most recent years are taken at face value. Indexing ensures that your future benefits account for inflation to make them fair and equitable in the year you need that income, and makes all of the annual salaries of your working years comparable.

Once the indexed total is known for all working years (up to the highest 35 years worth), the totals are added together and divided by the total number of months worth of earnings. The average monthly earnings amount is then used to calculate the primary insurance amounts (PIA). The PIA is the amount paid out monthly if an individual waits until their normal retirement age, which is a table published by the Social Security Administration (SSA) and is based on birth year.

According to the SSA website, an individual who first becomes eligible for old-age insurance benefits or disability insurance benefits in 2024, or who dies in 2024 before becoming eligible for benefits, his/her PIA will be the sum of: (a) 90 percent of the first $1,174 of his/her average indexed monthly earnings, (b) 32 percent of his/her average indexed monthly earnings over $1,174 and through $7,078, and (c) 15 percent of his/her average indexed monthly earnings over $7,078. The percentages are based in law, but the dollar amounts, which are called ‘bend points,’ are updated annually based on the national average wage index. These bend points ensure the program weights benefits to lower income earners, and phases out benefits as an individual’s income increases.

Here’s an example that shows how the bend points are used to calculate the PIA, which is the monthly benefit amount that would be paid out to someone who retires at their normal retirement age and is eligible to receive 100% of their PIA. The monthly indexed earnings over the life of their 35 year career was $10,000. The bend points are applied to each bracket of income up to their max of $10,000, and then the bend points are added together. The total is rounded to the nearest dime though.

If you draw before the normal retirement age, but no earlier than 62, the PIA is reduced by as much as 30%. If you draw after your normal retirement age, the PIA is increased by 8% per year, until you reach 70. In the above example, the earner who made $10,000 a month average over the course of their career will receive ~$3,383 a month if they file for social security benefits at their normal retirement age (in 2024 numbers). If they chose to draw at 62, they’d receive 30% less of their PIA, equating to approximately $2,368 per month. However, if they chose to draw later than their normal retirement age, they would receive more than their PIA (with the amount depending on their normal retirement year).

As you can see, social security is not intended to replace your pre-retirement income. It is meant as a safety net to ensure some level of financial security. If you’d like to live a more lavish retirement, you need to plan ahead with additional sources of income/savings to draw from (e.g., retirement plans like a 401k, Individual Retirement Account (IRA) contributions).

WHEN TO DRAW

We recently heard a conversation where someone told another person that they should definitely claim as soon as possible. However, if you’re not in a situation where you absolutely need that income per month, it’s best to wait. Once you draw, you lock in that dollar amount, save for cost of living adjustments as authorized. Cost of living adjustments for inflation, or COLAs, are based on the Consumer Price Index and announced annually in October.

The year you draw is based on your outlook on your life expectancy, your income need based on lifestyle, and your other income sources. This isn’t a decision you need to make at 35, but you should be watching and planning this over the course of your life. If you’re in good health and active at 62, and have saved enough to live off other funds or are still working, it likely wouldn’t be in your best interest to claim social security benefits.

If you’re born in 1960 or later, your normal retirement age is 67. At 67, you get 100% of your PIA. If you file at 62, which is the earliest you can file, you get 70% of your PIA. If you wait to file until after your normal retirement age, then you get 8% each year until 70. On the graph above, I used a PIA of $3,500 to determine the values for the example. You can see that if you were to file at 62, your cumulative income line over the rest of your life time is a flatter line. You’re receiving a smaller benefit, so it’s adding up slowly. Where the lines intersect is how you’ll determine your break-even draw year. For instance, if you think you’ll live until at least 77, then it’s not worth doing an early draw at 62 because a draw at normal retirement age will provide you more income over the course of your life. If you think you’ll live past 81, then deferring your social security filing until 70 yields the most lucrative scenario.

RETIREMENT AND WORKING

There are stipulations associated with claiming benefits and still working, which is another factor to consider when drawing social security. If you’re 62 and still working, then it may not be in your best interest to collect social security. While you can still work while claiming social security, the SSA may reduce your benefits. The SSA reviews income earned against benefits paid out, and may adjust if there was employment income in the previous year (i.e., income based on pensions or other retirement benefits does not constitute current employment income).

If you are under normal retirement age for the entire year, the SSA deducts $1 from your benefit payments for every $2 you earn above the annual limit, which is $22,320 in 2024. In the year you reach normal retirement age, the SSA deducts $1 in benefits for every $3 you earn above a different limit, which is $59,520 in 2024. It’s likely you don’t “need” that money because you’re still working, your benefit isn’t increasing like it would if you deferred, and you’re actually receiving less money in benefits than based on the normal formula.

SUMMARY

There is no hard and fast rule on when to draw these benefits. The point is to be educated on your options. We don’t recommend you rely on someone else’s opinion on the matter or how it worked for them, as each person’s variables are different. Generally, if you’re in good health and still producing income, drawing on the social security benefits earlier than normal retirement age isn’t going to be your best financial move.

As is the case with most personal finance topics, having diversified income sources in retirement, regardless of what age that is, will set you up to make decisions absent emotion and desperation, and for the betterment of your entire financial picture. Utilize your 401k and all available match, your IRA, your taxable savings, and perhaps your pension, so that Social Security is just one more tool in your financial picture, rather than the only one.

Mentality, Consistency, Follow Through

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When I was little, we had friends come to our house a lot. When a certain crew came, they raided the candy drawer like they hadn’t eaten in a week. It was quite a binge. It’s because there was no candy in their house. They were fed 3 small meals each day, and that was it. They had the mentality that they needed to get everything they could in a small period of time. Because they hadn’t been taught self-regulation by having regular access to things, they didn’t understand moderation.

To me, I had access to the candy drawer in my house whenever I wanted. Therefore, it wasn’t exciting to me. It was there if I wanted something here and there, but it wasn’t something I felt the need to covet. I do the same with my kids. They have full access to the pantry. They know the things that are “good” for you, and they know they can take that without asking. They do ask if they can have any of the treats in there, and unless it’s close to a meal time, I try to give more “yes” responses than denials (and my denials always come with a reason).

I use this story regularly in my life it seems. It seems focused on a healthy relationship with food, but it’s really an overall concept of understanding the mentality it takes to make informed and beneficial decisions all day, everyday.

DELAYED GRATIFICATION

We did a stent with a multilevel marketing company. They preached “delayed gratification.” It was meant to say that you shouldn’t spend now because you’re going to produce a significant amount of income in the future, and you’ll be able to spend greatly at that point. Unfortunately, Mr. ODA and I are too cynical to watch that unfold. We took note of every “extra” our “upline” spent that wasn’t hitting that mark.

They who would go on a big trip with the statement, “well it’s ok because it’s for my birthday” or “it’s ok because it’s the last big trip that I’m going to take with my mom.” There was always another trip. Or the big, fancy, rent out a space, decorate to the nines, buy a new outfit, birthday party that happened almost annually. There were excuses to justify these actions that were clearly against their “delayed gratification” preaching, but they thought it was ok because they were “debt free.” They didn’t buy a house, continuing to throw money to rent year after year so that they wouldn’t have a mortgage.

There was a guise of having a “big picture” mentality, but the execution of the financials didn’t add up to us. If you were really in delayed gratification mode, the $3,000 you spent on a trip could have been saved towards a 20% down payment on a house at 2.5% interest rate. That’s what Mr. ODA and I did when we had to pay for a wedding and buy a house in the same year. We set a goal to spend no more than $5 per person, per day on food. We didn’t eat at restaurants. We didn’t go on huge trips (although we did do some weekend trips to visit family). Because of those years of ‘pain’ we went through, we bought a house with no mortgage insurance, and that house turned into 4 houses when we sold it.

I digressed. The point here was that creating a mentality of “delayed gratification” is setting yourself up for failure. If you created a habit of proper spending and a mentality of being able to discern whether the cost of something is worth it to you and your goals in real time, there wouldn’t be these “slip ups” of wanting to take that big trip or wanting to fill a void by throwing a lavish party.

In February, I started a diet. I was working out for a year at that point (after having our 3rd baby), and the number on the scale was exactly the same. I felt better, but I wanted that number to go down. I started reading up on diets, and this concept I found clicked with me. If you commit to a diet that is really restrictive, you’re going to fail. If you can’t have any carbs, then you end up having a binge day to make up for that desire. The concept of depriving yourself of something is more thought-consuming than if you had taught yourself moderation.

This diet concept was to alter your eating each day so that it keeps your metabolism on its toes. One day, eat a lot of protein. The next day, eat your carbs. Go back and forth. I was consistent on this for 3 months (see, best laid plans fail – between end of school things and travel, I haven’t put the effort in), and I lost 17 pounds with little effort. I haven’t been paying attention to this eating pattern, and I’ve been stagnant again. The whole point was that if you deprive yourself of something you want, then it’s going to consume you and make you unhappy. But if you eat in a thoughtful manner, then you’re happier and have an easier time reaching a goal and sticking with it.

RIPPLES

The decisions you make today affect tomorrow. The habit formed by thinking you had a hard day and deserve a “treat,” or that “it’s vacation so we should each have a $10 ice cream at the amusement park,” have ripple effects. I have another post about how people make fun of those who say don’t spend $5 on coffee everyday if you want a better life. Most people see it as a literal $5 per day (granted, it’s more like $7 or $8 at this point), do the math, and then say sarcastically “wow I’m a millionaire.” No, it’s the mentality. It’s the concept of teaching yourself that you don’t need to purchase an expensive coffee everyday, or you don’t need to buy lunch everyday at work, or you don’t need to overspend on treats once per week.

Someone once made fun of us because we like to go exploring new towns and find hikes, while his family goes to Disney at least once per year. I’d venture to say that our trips, where we spend time with our family and learn about new places and things, are more stimulating. I don’t hate Disney (Mr. ODA does though 😉 ), but I don’t see it as something to go to every year with no other experiences. But our trips that end up costing about $1,000 allow us to go do more things. We can do more activities when home, we can go on more trips, we can put money into savings accounts for our kids.

This summer, we have plans to be in 7 states outside of our home state. My kids are extremely happy with just the concept of staying in a hotel or “vacation house.” Add in swimming in a pool somewhere, and they’re ecstatic. I don’t have a desire to teach them that vacation is when you get to eat everything you see and buy whatever trinket you want. If you intentionally spend throughout the year, you end up with things that are more valuable to you than if you buy several trinkets just because you’re on vacation (really – when was the last time your kid played with that light up spinny stick from Disney on Ice). I want to teach them the value of their time, their money, and their family. I want to try my hardest to set them up for success because they understand the value of things in the big picture, and not just the instant gratification that lasts for a couple of days because they go that little toy we walked by.

June Financial Update

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Welcome to summer, where we’re traveling and I’m not posting on time. This time it was because I had to figure out a few things with bills and health before I had the time to get to the update. I can schedule content in advance, but not this post where I need the most up to date numbers when talking about our net worth.

We’ve been busy with baseball and activities around the house, so our spending was lower than it had been. However, this time of year is typically where we see a lot of our rental property expenses come through. We purchased many houses around this time, which puts their insurance payments due now. Then the City of Richmond’s tax payments are due in June and December also. The City of Richmond doesn’t post our escrow payments timely, and it drives me crazy. Every 6 months, I get notification that I have unpaid taxes and it’s the due date. I have then go through every escrow and prove to myself that they were in fact paid out over 3 weeks ago, and then I have to go back and check that Richmond posts them eventually. I stopped sending checks into them for the accounts that aren’t escrowed because it took too long to monitor, so I pay the $0.95 fee to pay via their ACH option online.

Mr. ODA had been in a relationship with a financial advisor, which was $35 per month. Over the last 3 months, Mr. ODA has been working to become his ‘apprentice.’ He passed his Series 65 exam and will begin working on this guy’s team. Not that $35 is a huge amount, but that’s one less ‘subscription’ that we’re paying monthly.

Speaking of subscriptions, we did something that I’d venture to guess other people wouldn’t put the effort into. One of our credit cards (that we rarely use) had a promotion for a $15 statement credit if we had at least $100 worth of subscription and/or utility payments go through. Most of our utilities can’t be paid with a credit card without paying a fee. The fee for our internet service was low enough that we went ahead and switched that one over for one month. Then I went into our Y membership and switched the credit card on file for that payment. With a few button clicks in May and then later this month to switch everything back, we made $15. It doesn’t seem huge, but it’s the compound of that thought process and awareness that makes a difference in your finances.

The ‘bigger’ expenses of the month were one kid’s school registration fee ($175), purchased baseball tickets (the Oriole’s don’t charge for 2 kids per paying adult!), got an oil change ($65 ugh), paid two homeowners insurance policies that aren’t escrowed ($1,371), paid for pet sitting for a coming trip ($155), paid car insurances ($567), and built a few steps in a new walkway ($275). Our deck isn’t complete because the waterproofing isn’t waterproofed. We haven’t paid out the last $3,500 on that, but we also haven’t heard from our contractor in several weeks.

We initiated a homeowners insurance claim for one of our properties. The tenant wasn’t complaining about the house/roof, but we knew the roof and soffit were in rough shape. I was hesitant to contact a roofer because I wanted the job done right. I expected the house is really old, and there would be decking problems to fix. I dragged my feet on finding someone, but I did click with someone finally. He went out and actually suggested we go for a claim to cover the replacement. We’re in the process of that now. An adjuster has been out to see the damage, and now we wait for the estimate. In the meantime, another property had water spots on the ceiling show up. I had the roofer go out there to check it out, but he didn’t see anything glaring. That roof also needs replaced, but I’m going to get at least one more quote on that job since it’s not through insurance.

All the good things (assets) went up and all the bad things (liabilities) went down! Our net worth increased by $60k over the last month.

House 4 Turnover

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We had a long term tenant in this house, who moved out last Spring. We luckily had someone lined up looking for a place to live. There were a few red flags from the beginning, but I went with him because he was a friend of an old tenant of ours. Rent was always paid on time, and everything went fine. Unfortunately, there was a public incident at work in the Fall and he was let go. He asked if he could be released from the lease so he could move back home.

I wasn’t interested in making anything more difficult for them. I didn’t ask for a lease break fee; I just asked that they continue to pay rent until we found someone who could take over the property. It was winter and holiday time, which is least favorable time of year to be finding a renter. They gave notice at the end of November and we listed to house right away. We did our due diligence to get someone in there as best we could, considering it was Christmas time and the middle of winter. The tenant paid January rent on the 1st, as required. Luckily, we were able to get someone moved in on January 5th. The tenant didn’t do anything wrong to the property, so I gave back his security deposit and the January rent they had paid.

TURNOVER

The original tenant had essentially vacated the property, so we were able to get in and do some work to it. The entire place was painted and had extensive maintenance needs met over last summer (after the long term tenant), so this was an easy task to get it ready for a new tenant.

We received a notice from the city that the yard needed to be cleaned up, so we had the tenant go over there and do the work. There was a tree limb that had fallen (and wasn’t reported), so we had someone go clean that up and the rest of the yard for $100.

Several years ago, we had replaced most of the windows in the house. There were 3 windows that were either fine or oddly shaped, so we didn’t replace them. That was a mistake. We ended up spending the same amount on 3 windows this year that we did several years ago for 6 windows.

The front porch of the house is seldom used. The driveway is in the back of the house and leads straight to the kitchen door. The entire front of the house is fenced in too (the house has a huge front yard and small back yard). Due to the age of the house, that it’s a rental, and that the front porch is rarely used, it wasn’t in great condition. It was finally time to replace it. We had our handyman rip out the stairs, banisters, and floorboards to replace it all; it cost us $1,640.

The kitchen faucet wasn’t working right, so we had our plumber replace it. He also tried to flush the water heater to extend the life, but it was broken enough to replace it. We needed a special size because it fits under the counter in the kitchen, so that was $1500.

Other than a clean from our cleaner, that was all that we needed to do.

TENANT SCREENING

We had 4 sets of people show interest in the property. One withdrew her interest form after checking the sex offender registry (understandable, but it is a city home, so that’s not surprising). I was interested in another guy who was retired and seemed handy, but as time wore on, there were several red flags. Another person tried to convince us that his day-trading of stocks qualified him to pay us rent each month, so he was disqualified for not meeting income requirements. Finally, a couple showed interest, and my property manager said they seemed like a decent option in person, so we went with them. At the time, I didn’t really comprehend that one of the tenants was only 20 years old. That comes into play when he shows his age and inability to handle a mature conversation about rent payments a couple of months later.

Due to the unexpected timing of turning over this house, we ended up with an 18 month lease. We didn’t want a 12 month lease, leaving us with another winter turnover. Even though their lease started January 5th, I counted the full month and ended the lease on June 30, 2025. I like a May 31 or June 30 lease ending the best because it seems to be when the most people are looking to move. Once you get to July 31st, most people (in the southern states, at least) are looking to have already been settled in the school district they wanted.

TENANTS THUS FAR

Well, since I had plenty of posts teed up, I’m only getting to post this now, months since they’ve moved in. That means I have a sample size of their tenancy to share, and it’s not good. They’ve had a lot of complaints, which is interesting to me since the previous tenants didn’t seem to have many issues with the house. It’s a 1943 house. It’s not perfect. It’s not spacious. But I assure you, the house is exactly what you see when you first tour it. It’s a cute, little, old house.

The tenants used Venmo to send the first sets of payments when moving in. For some reason, they decided to switch to Zelle; in doing so, they didn’t follow the instructions I gave them, and are sending them to an account I’d prefer them not to, but oh well. In March, rent arrived on the 6th. I was bothered by it, but I let it go. Then for May’s payment, we hadn’t received it by the 5th in the evening. Our property manager reached out to them to ask if they planned on paying that night. They said they had already paid on the 2nd. We explained that we hadn’t received it, and we still see no indication of it arriving electronically. He sent a screenshot of his bank’s information, which did confirm a payment on the 2nd. We said ok, thanks, and we’ll check in the morning.

He then went off the deep end. He attacked us, as if we just sit around pretending we don’t receive money so they’ll send more money. At no point did he stop, think, logically read our messages, and respond politely. He continued to berate us and the property manager over this, where we carefully explained that sometimes there’s an additional verification step required so that this 3-5 day hold doesn’t affect when rent is due. He kept saying he was completely verified and that it’s our bank not accepting the money. That’s not how banks work, but ok.

He eventually agreed to use Venmo. I went back to his January payments, liked them, and ‘friended’ him on the platform so that he’d have the right account in front of him. He did pay June’s rent on time and via Venmo.

In his berating of the house, he talked about how the house was awful. The house that they walked through and agreed to rent. The house that is very small and very old, but is clean and operational. The house is nothing special, but it’s a house with rent under $1000 in 2024 and decent access to the activities in the city.

They complained that the light in the oven was stuck on. They didn’t want to pay to run that electricity in a house that already had a high electric bill. It’s an 800 sf house; if you’re paying $350 per month for electricity, I’d say you’re doing something wrong. All systems in the house have been serviced and/or replaced recently. All the windows in the house are no more than 5 years old. We had our plumber lined up to handle this for us (he’s a good guy!), but they figured out what to do differently to get the light to turn off. What frustrated me the most about this complaint was that they acted like I purposely broke their oven 3 months after they moved in (and I live in a different state), and yet I’ve been very responsive to all their requests for maintenance.

SUMMARY

Overall, everything is fine. They have a lot of growing up to do. I hope at some point they learn that you catch more bees with honey. For now, they’re there until the end of April. We’ll see how the next several months go, but at this point, I’m interested in finding someone else. Based on their hatred of the house, I expect they’ll move out on their own accord regardless.

Property Assessments & Rent

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At the end of last year, I received each property’s revised assessments for 2024 tax purposes. To no surprise, every single property drastically increased. A harder pill to swallow is to see how much it increased just from two years ago.

Higher home sales are great – if you’re in the market to sell. If not, it’s just fueling the local jurisdiction’s ability to increase their tax income. Again, this increase is great for a resale opportunity, but it’s not great when we’re content in our “buy and hold” at the moment.

Where I live, we received our property assessments recently as well. There was an uproar from the citizens. The Property Valuation Administration explained the increases and how they work, noting that home values in our area have exactly doubled since 2014. While their valuation process only occurs every few years, and home prices are increasing about 10% each year, people are seeing 30-50% valuation increases when they receive their notice.

COMPARABLE SALES

When determining a property’s assessed value, whether it’s for tax purposes or a bank loan or such, nearby home sales are used as the basis. Home sales denote what buyers are willing to pay (and likely what an assessor determined as fair market value) for a home. To determine your home value, you would need to look at sales in your neighborhood or close geographic area, for homes (and lots) that are of similar size with a similar number of bedrooms and bathrooms. There are factors that you can use to compensate for a different number of bedrooms and bathrooms, but it’s easiest if you find homes with similar data points.

In today’s market, you’re also going to focus on home sales in very recent months. The amount that a person is willing to pay, and the amount that a bank is willing to loan, is increasing regularly. A home value in 2021 is different than today’s.

HOW DOES A PROPERTY ASSESSMENT AFFECT YOUR RENT?

I wrote a post that went into the details of how our expenses have changed over the last year on these rental houses. It’s noteworthy, as a renter, to be aware of the changes in property assessments because it’ll help you anticipate and understand the need for rent increases that will be coming.

I recently saw someone complain that a landlord was raising rent with no improvements. Rent increases aren’t tied to improving the house (well, they can be). Rent increases are keeping up with the costs that are increasing for the landlord.

I’m a broken record on this, but I’ll continue to work to educate. When you rent a house, you see the one cost. You don’t see that the landlord is holding the mortgage. That mortgage likely has escrow that pays for insurance and taxes, which both increase every year. Even if it’s not escrowed, the landlord is taking the time to manage the income/expenses of the house and paying out the taxes and insurance.

You also don’t see the maintenance costs. When you call me to have a plumber come out, that’s an expense. I used to pay $125 for a service call and minimal work. Now that’s $200-375. Your rent is covering that possible future expense. Could you imagine if you found out you needed a new water heater in the house; would you have $1500 to hand over in a day’s time? As a renter, your rent is set to cover those future expenses.

We typically reserve rent increases for every other year, and it’s usually $50 per month. There have been some cases where a tenant has negotiated less, and a few other cases where we increased the rate more than $50 per month because of the drastic expense increases we incurred. I learned that if I don’t increase $50 every two years, I end up behind on the increases that are coming in future years. I don’t want to increase rent by $100 /month on a good tenant, so I try to keep with this schedule. I always explain that this increase is due to carrying costs. I also always provide a written documentation and give the tenant the option to move out. I’ve never had a tenant move out because of a proposed increase.

SUMMARY

If you’re interested in knowing more about these numbers, review the post that I linked. You’ll see that my annual costs increased by over $4,500 on these properties. You’ll also see that in some cases, where I prefer to only increase rent every two years instead of annually for tenant satisfaction, I’m not keeping up with the cost increases I’m incurring. House3’s two year cost increases of that property’s insurance and taxes total over $125 per month; I increased their rent $50 per month. I have other properties that can float that loss I’m taking there, but having happy, polite, and courteous tenants who take care of the property like its their own is more important to me than drastic rent increases and risking someone less vigilant moving in.

So the next time a landlord increases your rent when your lease term expires, understand that it’s to cover the expenses they’re covering for you to live there. When the property sales in the area increase, know that the landlord’s taxes are increasing, which equates to a higher rent needed to cover it.

House 7 Turnover

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Our turnover this year has been higher than usual. However, it’s been for good reasons, and not just because someone is looking to rent from a different landlord, so I’ll take that win. In this case, the tenant was house hunting. We knew that a year ago, and we had set up our lease to allow them to break it. Since April was their last month in this current lease term, there was no “lease break fee” associated with their notice. They gave us notice at the end of February, which requires 30 days worth of payment. March rent was paid.

They had moved out of the house early though, which ended up being very helpful. The house needed a lot of work. There was a lot of deferred maintenance on this house. We bought the house as a flip. It looked fine on the surface, but we knew it wasn’t going to hold up. Our last couple of turnovers happened really quickly, so we didn’t put much effort into the turnover process. With the extra time, we knew we needed to address some issues.

PAINT: $2,750

First, we finally got the flat roof addition fixed on this house last summer. The flippers before us had added a laundry room to the back of the house. They used the existing covered deck infrastructure, and it was horrible. They didn’t tie it into the house correctly, so we endured several leaks into the laundry room. We struggled for years to get a roofer who would address it for us. We even hired a roofer, highlighted the flat roof issue, and missed that his contract didn’t do anything except replace the shingles on the main house roof. There was plenty of saga once we finally found someone to rebuild it, but it’s done. We hadn’t fixed the drywall from the leaks, so that needed to be done now (a.k.a. deferred maintenance).

We found a painter who repaired the drywall, repainted the ceiling, and painted the walls. He also painted most of the trim in the house to white (there was some damage on the baseboards that needed fixed) and all the walls Green Tint by Benjamin Moore.

Two tenants ago, we had given an offer that if she wanted to paint any of the rooms, we’d offer a rent concession. That was part of the deferred maintenance; most of the house was dingy white that took a beating over the years, but we never had the time between tenants already lined up to paint everything. She took us up on that offer. She even painted the bathroom vanity and medicine cabinet. It was a beautiful robins egg blue, but we didn’t have the paint to do a few touchups on the side of the vanity that were needed. Our painter added that to the work at no cost. He absolutely didn’t need to do that! But everything has a fresh coat of paint now, and I’m so happy at the facelift it gave.

FLOORING: $6,613

When we first bought this house, the bedrooms on the first floor had dingy carpet in it. The prospective tenant we had requested we replace the carpet. I can’t remember the series of events, but we determined it was better to refinish the hardwoods underneath the carpet than to continuously replace the carpets every 3-6 years. They’ve held up pretty well, but they are starting to show wear at 7 years in.

Regardless, we didn’t touch the carpet on the stairs or on the second floor of the house. It’s blue indoor/outdoor carpet. I truly can’t believe we’ve been able to house renters in this place with this carpet still in place. We’ve put it off because re-carpeting stairs is just so expensive relative to doing a whole room. One of the bedrooms on the second floor even has wood paneling, which just made it even more amazing that anybody wanted this house. It was not the most aesthetically pleasing place.

We replaced all the carpet. With the fresh carpet and fresh paint, it’s looking so much more inviting.

Then we move on to the kitchens and bathrooms. The first floor bathroom and kitchen floor were clearly just lipstick-on-a-pig situations by the flippers. The subfloor was clearly bowing and making all the cheap tile crack. The humidity issues in the bathroom (I’ll touch more on in a moment) weren’t helping matters in there.

Here you can see the kitchen (and its pink knobs!) with the tile floor. The tile had all cracked by this time.

The upstairs bathroom was original 1970s linoleum. Here’s a snip of it in its glory.

Trying to match/add the hardwood was not an option. We considered ‘luxury vinyl tile,’ but that was more expensive than I wanted to put in a rental property. I didn’t want to retile it because I just personally don’t find tile floors to be warm and cozy for a house. The only reasonable option left is ‘luxury vinyl plank.’

We requested a quote from Home Depot. Their quote was cheaper than the one we ended up going with, but we didn’t use them for good reason. We had a subfloor issue in another house. Home Depot was extremely difficult to work with. Not only were they doing questionable work, they also just threw their hands up at the subfloor issue. Luckily, we had a friend that was able to help us repair it (because we didn’t live there). We know for a fact that there’s subfloor issues here (we can see the bow in the floor at the sliding door), so we wanted to go with a contractor who could handle everything.

We picked a local company. They did both the carpet and the LVP. They were so easy to work with. I didn’t love that they wanted me to pay for the entire job up front, but it ended up being great. They had to come back to finish a few tasks, and they did it all perfectly. I’m really happy with the process and their product.

Another miscellaneous flooring issue was that the vent covers were rotting. The finish on them were peeling. This could be explained by humidity in the bathroom, but that doesn’t really explain the issues in the kitchen and living room also. Our handyman was able to pop those out and get new, clean looking ones in for us.

RANDOM WORK

We had to call on our handyman for random jobs. He had to tighten the front porch banister. It’s likely the original banister and has just corroded at the connections. He also had to tighten up the screen door (which, if it were to break would be removed; having to maintain non-essential pieces of a rental is no fun). Some light fixtures needed major TLC. We replaced the light fixtures in both second floor bedrooms, the sconce type light fixture in the half bath upstairs, and the main bathroom’s vanity light (it was all corroded and looked bad).

The upstairs half bathroom had a brown accordion door. The pieces were falling off and it just generally looked bad. The space is tight, and an accordion door style was definitely the best solution for the area, so we had a white one put in. It’s still less than ideal, but it looks much better.

The previous tenant didn’t clean up the yard as they were supposed to, so we had to hire out that work. We also asked him to clear the gutters, which was very necessary because it looked like trees were growing out of them with how many twigs were stuck. He charged me $250 to rake the leaves from the yard and flower beds, mow the yard, and trim the bushes. Then he added on $50 for the gutter clean out. We also did a final mowing before the new tenants moved in, and he charged me $60 for that.

I’m not exactly sure what the issue is, but for some reason we had water damage in the main bathroom. It wasn’t water damage in the sense of standing water. It was just too much moisture. The mirror was corroded; the tub faucet handles were corroded; the caulk was all moldy (and we knew it was fine a year ago); the walls had water streaks on it. I don’t know how it was fine for years and now it’s not, but I’m guessing the only answer is that last tenant just liked really hot showers and didn’t use the vent or window. The tub knobs were so corroded that they had to be sawed off and new valves and such installed. Luckily our plumber was able to handle it timely and it looks better now, but that was a minor inconvenience.

The back sliding door had always been questionable. No one ever pushed us on it though, so we didn’t know just how bad it was. I don’t know that the door ever fully locked. There was a block used to hold it shut for security measures (although I feel like everyone who has a sliding door uses something like that). I finally wanted it replaced. It was likely the original door (think nickel type finish), and it was overdue. We did this through Home Depot because I knew their prices were reasonable and it should be an in/out job. It was $1063.

NEW TENANT

Our property manager showed the property to several candidates. Only two provided their interest form timely. An interest form is a way to gather background documentation on the potential tenant without the tenant having to spend any money. It’s a way for the prospect to divulge any negative remarks on their credit or background check. It’s a good gesture that we allow them to fill this out before spending money on an application fee that will identify disqualifying information. We have found that some people don’t tell us anything, and then they’ve spend $43 for us to say they don’t qualify.

Both prospects submitted their interest forms on April 18. Unfortunately, both of them were interested in a mid-May lease start date. They both offered to do a 2 year lease as a compensating factor though, which was a nice gesture. I also appreciated that both of them were well spoken and up front with a lot of information.

We chose someone and ran her background check. Several “unlawful detainers” (a.k.a. evictions) came through, which hadn’t been disclosed. We told her that her credit score was slightly below 600 and the unlawful detainers would disqualify her. She then wrote back a very nice note explaining all the data that we found and asked us to reconsider. We agreed to rent to her and to take a higher security deposit as a compensating factor. She agreed to the 1.5 times a month’s rent as a security deposit.

Unfortunately, the house was vacant for a month and a half. Luckily, during that time we were able to get a lot of work done in the house. I hope that this tenant takes good care of the home and that we’re pleasantly surprised with her tenancy regardless of her history of late payments and court filings.

Grocery Shopping

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It doesn’t always work out this way, but we went to 3 different stores to accomplish grocery shopping, while building another order for pickup/delivery. We were shopping sales, which means we had a list and were in-and-out. There are a few times that an in-store sale will catch our eye, but otherwise, we’re in these stores on a mission.

Walmart is our default grocery store. There have been very few things that we have found to be different quality than name brand items. We keep an eye on sales and coupons at other stores, where we’ll pick up name brand items if they’re cheaper than the Walmart version. Walmart has a stigma that it can’t be good, but their items are usually comparable to the more expensive version.

Here are the places we shopped in one day, and what we bought there. We spent $208.05. About a third of these items are perishable (e.g., chicken and fruit) and expected to be consumed in this week, while others are being stockpiled based on the sales available this week (e.g., cereal). Two items were for the house (i.e., weed and feed, and a hose) and account for about $75 worth of this total.

  • Costco: $129.15 for sparkling water, a hose, rotisserie chicken, weed and feed for the grass, and yogurt pouches. We went there for the weed and feed, which is over $50. Costco’s sparkling water is a staple of mine, and grabbing a chicken is a regular occurrence. The hose was about $20 and spur of the moment to replace one of ours that always kinks. The yogurt pouches price caught my eye because they had a manufacturer’s rebate. On the spot, I pulled up Walmart’s price of it. Walmart was 7.78 for 10 pouches, and this price was about $9 for 20 pouches, so I picked up two of them.
  • Kroger: $58.04 for cereal, bacon, milk, yogurt. Kroger deals are more of a “buy X amount” to get the deal, so this is usually a higher charge to our credit card.
  • Meijer: $20.86 for bacon, strawberries, pears, apples, canned vegetables, and marinades.

On top of these sales, we also need a few staples that we typically purchase from Walmart, but that was only about $15 worth. We have plenty of food in the freezer (e.g., chicken, beef) that we can plan meals with for the week.

SHOPPER SYSTEMS

We pay for Walmart+, which is $99 per year and also comes with a Paramount+ subscription. Walmart does not inflate their in-app prices when you purchase that way. However, Instacart does. You’re paying an Instacart fee and inflated prices, while maybe also including a tip. Understand that there’s a tradeoff of your time to paying these inflated prices and fees. What are you doing with the time that someone else is shopping for you? Are you being productive to make the cost necessary? I’ve learned that having groceries delivered is a luxury I appreciate with 3 kids and all their activities/scheduling. I find it worth the $99 per year to have that luxury. But I’d also do fine with grocery pick up orders that are free if you spend $35.

GROCERY COSTS

I regularly listen to complaints that groceries are so expensive. However, I don’t see as many people putting a little bit of effort into finding better prices. If you’re shopping at Kroger, are you doing all of your grocery shopping there, or just the sales? Have you asked yourself why you’re shopping there? Is it a prestige thing because you don’t want to say you shop at Walmart?

For fruit, we buy based on prices. Right now, grapes are $2.69/pound. We look for the price to be $1.99 or less per pound to buy them. Strawberries were purchased at Meijer under their 4 for $5 pricing structure, which makes it $1.25 per pound. I regularly see strawberries at $4.29 per pound. We’re not going to be buy them at that price; there’s going to be another fruit available for less.

At Walmart, I’ve learned that I like their brand of paper towels if I buy them in a 6 pack for $10.22. If I buy the 2 pack, the paper towels are too linty. Walmart and Kroger sell different versions of Bounty to do a comparison, but a 12 pack of Bounty at Walmart is 22.18. A 6 pack of Mega rolls is $25.99, but it’s currently on sale for $23.99. Sometimes it’s not an easy comparison (especially in the paper towel or toilet paper world), but the point here is that I don’t buy name brand Bounty, and I’m happy with the quality (while acknowledging I did find another option I wasn’t happy with).

Make sure your shopping decisions are conscious decisions. We’re not buying strawberries once per week every week of the year because their price fluctuates. We’re buying based on pricing and sales. We’re asking ourselves, “is the price listed worth the item we’re purchasing?” A candy bar could be on sale for $3, down from $5, but I still wouldn’t want to pay more than $1-something. You don’t need to go to 4 different stores like we did this time, but do make conscious decisions. If you’re shopping at a store like Kroger or Shop Rite or whatever is in your location, know that you’re going to be paying more for your staples than if you were shopping at Walmart because a place like Kroger is banking on those sales each week to draw you in.

Hitting our Goals

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I mentioned at the beginning of the year that our general financial goal is $4 million net worth. I acknowledge that this is not a specific goal that most people can relate to. But I also pointed out that we weren’t always sitting with nearly that amount in our accounts, and that made me start thinking about where we were. This is long, but I didn’t think it worth splitting into multiple posts. I’ve gone into the topic in general, but this is our actual story and the steps we experienced.

This is just meant to show you that you can grow each year and slowly chip away at a goal. Everyone makes fun of the “don’t buy Starbucks everyday” philosophy. It’s not that saving that $7 per day is literally going to make you a millionaire in itself. It’s saying that if you’re willing to spend that $7 daily, that’s likely indicative of other spending in your day, and you should be more deliberate with your spending. I saw a meme on Instagram that said something similar about buying decor for your home, and if you’re willing to spend “just $25 on this lamp,” those little expenses add up over the year. I’m a broken record in saying make every purchase a deliberate, thought-out action; I went into how much effort (and years) I put in to purchasing a $4 tape dispenser on this post.

The background here is to first show you how I had no money, but I’ve been diligent on my spending and working towards goals. Mr. ODA was more of a saver and more prepared for the big life expenses in your early 20s. The part where we work towards buying a house is where we really buckled up and made life decisions that kept us on that track. Our money philosophies have gotten us to where we are today – every dollar has a purpose.

MY FINANCIAL HISTORY: COLLEGE, WHERE I STARTED MY INDEPENDENCE

I never liked relying on other people, so I was interested in making my own way as fast possible. My parents gave me an ultimatum during my sophomore year of college – either become a resident assistant for free room and board, or take out loans to help pay for it in the next two years. I didn’t want to take out loans, so I started looking for off campus housing. I didn’t mind living on campus. I have no idea why I was so dead-set against taking out loans and how that would have been ingrained in me at that time. But living off campus would allow me to pay month to month, instead of living on campus where I’d have to pay each semester’s housing costs up front.

On top of that, my dad offered me to buy out his car. He had let me drive the car to college that year, but around Christmas time, it started acting funny. It turned out that second gear in the transmission needed to be replaced. He said I could pay for the fix, and then it could be my car. I didn’t like the idea of being 3.5 hours away from my family and having a car that appeared unreliable. So I went car shopping, and I leased a Honda Civic. My car payment was about $300/month. I leased it instead of buying it because I didn’t need to put any money down.

I worked three jobs that summer after my sophomore year of college. It was so hard. I was working 40 hour weekends, and then I’d put hours in during the week. I remember getting burnt out and being overwhelmed because I had to miss my sister’s graduation party. I was working at a catering hall, which meant late hours on Friday and Saturday, and early hours on Sunday. I was also working at a bagel shop (big on Long Island), which was a 5:45 am call time, but at least I’d be done by 10 am. Then I was working as a cashier at K-Mart, which was Monday through Thursday in the afternoon or evening, and sometimes on Friday.

Even though I was working all those jobs, I still struggled with paying my bills once I got to college for my junior year. I paid too much for rent because I wanted to live on my own. None of my friends were interested in living off campus, and I was too afraid to live with someone I didn’t know. My parents ended up giving me $100/month for 6 months so I could pay to run my heat. I remember it being October, and I told my mom that I hadn’t turned my heat on yet. So she sent me the money each month to cover the heating bill instead of trying to live in layers and blankets because I didn’t want to pay for it.

When I moved back up to college, I was working at JCPenney while going to school. I did pretty well. My grades didn’t suffer, and I still felt like I had a life so I didn’t get burnt out with only work and school. I took on extra shifts and stopped going home for the smaller holidays (e.g., Thanksgiving) so that I could work.

MY FINANCIAL HISTORY: MY BIG GIRL JOB

My guidance counselor told me that financial firms would be expecting internships on my resume. This was 2007; financial firms were fat and happy, so they weren’t paying interns. I kept my eye on the job boards (which were literal bulletin boards) in the financial building. I found an internship with the Federal government that was paying $13/hour! I applied in August. I heard nothing for weeks, so I gave up hope. Suddenly, I received a call asking me to come in for an interview on Halloween! I had never interviewed before, so this was scary. Then the guy told me that they didn’t even know if they were going to hire a mid-career hire or go the internship route, and they had never had an intern before. That was the second time I gave up hope. A month later, I received the job offer, and I started working in December 2007.

From the start, I put money into the Thrift Savings Plan (TSP), which is the government’s 401k equivalent. My parents told me to take each raise I got and put it right into there also. If I was used to living on the lower amount, then keep the rest in savings. I followed that advice until I maxed out the contributions. I didn’t have trouble paying my bills, but I wasn’t saving as much as I should have for rainy days.

MY FINANCIAL HISTORY: MEETING MR. ODA

Mr. ODA showed up in my office in October 2009. Shortly after meeting him, we were hanging out, and next thing I knew, he was asking me my social security number. He was signing me up for a rewards credit card, since I had a credit card through my bank that was getting me no incentives. By the time I met him, I was living comfortably, but I wasn’t saving with a goal in mind. Whatever was left over became savings, and it didn’t matter to me what that number was. I was maxing out my TSP and paying my bills comfortably, and that seemed good enough for me.

OUR FINANCIAL HISTORY: IN A RELATIONSHIP

Mr. ODA came with a lot more money than that into the relationship. He had always been planning to save for two big purchases: an engagement ring and a house. To me, buying a house was somewhere down the road, but I didn’t have the confidence to move forward on that. I hope to instill that confidence in my children because that would have made a big difference.

Mr. ODA designed my engagement ring at a little mom and pop jewelry store in Harrisburg, PA (long story on where we’ve lived, for how long, and why). He proposed in November 2011. In December, I moved to DC, and Mr. ODA joined me shortly after. We lived in an apartment. We lived halfway between where he and I worked, but I admit we paid way more for rent than we prudently should have. Even though I grew up in the shadows of New York City, actually living in a big city was scary to me. We went on a house hunting trip, and I struggled with anything that didn’t look really nice/new. We were able to get a reduced rent rate, but at about $800 per month for each of us, it was significantly more than the $450 per month I was paying in Albany, NY.

The goal was to rent for a year while we scoped out the area to find a house to buy. We didn’t know anything about Northern Virginia, and we wanted to go to open houses to learn how far our money would go. Newsflash: not far.

OUR FINANCIAL HISTORY: A WEDDING

While we explored the area for a house, we were also planning a wedding. We paid for more than half of our wedding. My parents gave us a chunk of money towards it. If I had been married in Kentucky, it would have covered most of the wedding. However, I grew up on Long Island, and a wedding is a very different kind of event there. I probably wouldn’t have known any different had I not attended several weddings in South Carolina, where weddings were low key. After looking at venues in both Kentucky and New York, I ended up breaking down one day that I had always dreamed of a specific type of wedding, and Kentucky just wasn’t it.

I saved as much as I could in all the other areas since the venue was so expensive. The venue cost included all the catering, staff, and cake. I went cheap on invitations, my dress, favors. I just didn’t have the cash on hand to do a lot, and I wish I had done more. I also wish that I had been married on site at that venue instead of in my hometown church, but it is what it is. I also went cheaper on the photographer, and the day was terrible because of him. I recommend to everyone to get a good photographer and really check their portfolio (and if they do crazy things for photos, don’t trust that they’ll not do crazy things when you ask them not to).

We got married in August, after our November engagement. We had to lay out over $12k for that. The unexpected part of that was that we found a house to buy earlier that summer.

OUR FINANCIAL HISTORY: OUR FIRST HOUSE

Mr. ODA was a good saver. The problem was that he didn’t expect to pay for a wedding, and he didn’t expect to live in Northern Virginia. He was expecting to buy a house around $150k. We were struggling to find a house with walls and floors (literally) at $350k.

We lived a meager state for that year. Our goal was to spend less than $5 per day on food. That meant we weren’t spending money at restaurants. We were packing our lunches for work days. We were living off of macaroni and cheese. We weren’t taking trips. And yes, we were literally tracking our expenses on food each day.

THIS IS IMPORTANT: We were preapproved to buy a house up to $750,000. THAT IS STUPID. We didn’t want to pay PMI, so our purchasing power was based on our down payment being 20% (if you don’t come to the table for a conventional loan with 20% of the purchase price, the bank tacks on PMI). Between loans we could take from each TSP, cash on hand that we projected to have with our savings over the year, and possible liquidation of investments, we projected we could have about $70,000 on hand. That means we were shooting for $350,000 as the purchase price.

Our Realtor knew we were approved for double that, but we held our ground on our price range. We considered several properties. We put an offer in on a house at $380k. It was a bank owned foreclosure that they had flipped for resale. The flip was bare bones, but the house looked ok. We wouldn’t need to put immediate work into it. Our offer was declined. Then later that day, the bank called and asked if we still wanted it. We were instructed that the previous bidder attempted to counter the bank, and that’s why we were given the offer. We weren’t willing to lose it and accepted. We were under contract for a $380,000 house. That meant we needed at least $76,000 by closing.

Mr. ODA and I each took out TSP loans, we were gifted money from our parents, and we used our savings. Our final closing costs were just over $78k. We got our 20% down, so no PMI. We then spent the next 3-5 years paying ourselves back in our TSP. The loan payment amounts were adjustable, so we paid more when we could, but we had the flexibility to back off some of the payment totals if we needed to.

OUR FINANCIAL HISTORY: SELLING OUR FIRST HOUSE

We bought our first house in July 2012. We sold the house in September 2015. In that time, the house appreciated by $70k. On top of that, we had the 20% equity we had put down, and we had the equity for the principal payments we made over the previous 3 years. We were moving from the DC area down to the Richmond, VA area. We ended up purchasing a new construction home for about $360k. After putting 20% down on that purchase and paying off some debt (I had a car payment, and even though it was 0.9% interest, I wanted to manage less payments per month), we needed to decide on what to do with the rest of the money from the sale. Mr. ODA convinced my to put that towards rentals.

OUR FINANCIAL HISTORY: RENTAL PURCHASES

With that extra equity we had sitting in our account (which we had in an interest earning account), we purchased 3 rental properties (all with at least 20% down). The leap of faith we took into a landlord role, while figuring out things we didn’t know as we went is why we’re where we are now. We created a semi-passive income stream with these rental properties. Our savings continued to grow, which we used to purchase several more rental properties (again, with at least 20% down each time).

OUR FINANCIAL HISTORY: MRS. ODA ‘RETIRED’

By 2017, we had several rental properties, had paid off all our debts (e.g., car, TSP loans, IVF cost), and the net from the rentals was enough to replace my six-figure income. At that time, we had no kids, so there was no ‘real’ reason for me to not be working. As I continued to work, we kept it in mind that we’d be losing my regular income in the near future. I kept working, drawing down my leave balances, until our son was 8 months old (May 2019). I’ve worked a few random jobs here and there since then, but that was for something to do and not because we needed money.

MAKING GOALS

Mr. ODA had a goal of $1 million by 30. He exceeded it. At no point did we say “reach $4 million by 40” or anything like that. However, we’ve regularly tracked our net worth and made smart moves with the money we have. We don’t keep money in a liquid state for long. We make sure our money is working for us as much as possible. We take calculated risks that allow for interest earnings.

We also keep our ears open for extra income opportunities. We’ve been secret shoppers before, and I’ve taken on different short term work roles. That extra income isn’t meant to be frivolously spent; it’s income that we still utilize to move our family’s goals forward. We don’t buy the latest gadgets, but it’s not like we don’t have nice things. We spend will intention within our means; we don’t take out personal loans (e.g., furniture loans, layaway loans).

A goal that keeps moving due to preference is that Mr. ODA will stop working a full time job as well. The lack of insurance options is keeping that from becoming a reality, but if we really wanted to push it, he could quit tomorrow because we’re in a good financial spot. Nearly a year ago, we set up a separate bank account to have his pay check go into. It’s nice to know that we can live without his income, all the while having that bank account as a safety net.