Preparing to Buy a Place – 1 Year Out

Gentle Readers,

In April 2016  – I made the decision to get my financial house in order, because it is time for them to become my erstwhile roommates. This is the true reason I started this blog. I know that I work best under “pressure,” which is where putting my financial mess out in public comes in. This is a space for me to learn and grow.

I know a few things. I need great credit so that I can get a favorable rate on my mortgage and I need a down payment.

My Fico Score was 732 when I made this decision. This is essentially what it was before I opened my business two years ago.  It was great, but not excellent. By most reckonings, the bottom end of excellent is 750. I was close. That 18 point difference will make a difference on the APR I’m offered on my mortgage, and thus on the amount of interest I will pay over the life of my loan.

Once I made this decision I began making calculations.  How long to pay off my CC debt.  How long to save up a deposit. How to get my credit score up.

I’m on track to pay off my credit card debt by October or November, barring new expenses. I have an upcoming dentist visit and I think it will be time for adult braces due to some bad changes in my mouth. Expensive. I’ll see if they have a payment plan.

I’m glad to report that my credit score is now 787 as of May. HAPPY DANCE!

I did this by paying off two of my three credit cards. I took out a loan through earnest to do this.  I learned that the right type of credit (the earnest loan) looks more like a mini-mortgage and makes me look more responsible. I also kept the amount of credit utilized on the other card low because I learned that having less than 30% of your available credit utilized makes a difference in your credit score. This is why I did not close those cards, but continue to use them for tiny purchases each month. 

I did all this in April. More than 6 months before I would approach a lender to see what I could get pre-approved for.  It worked. All of this concentrated effort paid off. I’m firmly in the excellent credit category and can keep improving.

I also put more of my expenses on auto-debit so that I won’t accidentally miss them.

I learned that a mortgage should not be more than 2.5 times your annual salary. I had never heard this rule, but it makes sense to me. Helps me to plan. Thanks to Freedom is Groovy for linking here to Fritz Gilbert’s Retirement Manifesto, which is available here.

I do not consider the place I live to be an investment since I need to live somewhere. I do not want to tie up too much of my capital in my mortgage and other housing costs. That means I’m looking to pay little. I don’t want to live in a dump, but I don’t want something incredibly nice.

Things I need to learn:

  • What the heck is a basis point?
  • Will I even be able to get a mortgage without a cosigner since I have years of contingency work?
  • FHA loan rules.
  • HOA rules.
  • The differences between condos and coops.
  • If I want a coop, learn about the coop mortgage rules.
  • How much of an emergency fund will make me feel secure?

Things I need to do:

  • Pay off the rest of my credit card debt.
  • Get into no more credit card debt
  • Save a down payment.
  • Save enough money to actually move.
  • Prepare my financial documents so I’m ready to talk to a lender.
  • Find a realtor I respect
  • Decide what I want versus what I need in a home.
  • Monitor the local market.
  • Buy a home.
  • Take advantage of my access to a garage to paint and/or build the furniture I want for the new space.
  • Move.
  • Unpack.
  • Not share my shower with people I’m not in love with.

How did you prepare when you wanted to buy a home? Am I missing anything?

 

 

 

Road Less Traveled Challenge

Gentle Readers,

If you are not reading Our Next Life, you are missing out on some delightful people. They have issued a challenge whose mantle is well-worth taking up.

The challenge: Instead of talking about what we’re all doing that’s the same (saving at a high rate, optimizing our budgets, etc.), let’s celebrate what we’re each doing that’s unique.

My unique path is relatively simple. I’m a dyke and have been setting my own course from a very early age. If you do not conform to heterosexuality and the assumptions that many people attach to it, you must necessarily decide what life should be for you because there are fewer examples. This is a blessing. You have to figure out what is important to you. You have to create your joy. The day I graduated from high school, I moved out of my “family” home. I’ve been forging an expanded version of family and what life means for me ever since.  It changes with new information and new versions of myself. Self-improvement means that you have to accept new ways of being.

I was fortunate to find other families to take me in at all times. I was never on the street. In other people’s homes, I found a way to contribute, but mainly I learned from them and appreciated the safety and food they provided. The conclusion I reached from living with so many diverse people was that every person believes they are normal. Every person thinks that the way their family has always done something is the way to do something. Everyone’s assumptions are hidden from themselves because they’ve lived in them for so long. The greatest thing about my early nomadic lifestyle was to see through the veil of normal. There are a million ways to “properly” prepare dinner, and all of them are right for someone.

The way you’ve always done something does not have to be the way you continue doing something. 

Until very recently, I never imagined that I would be able to retire at all. I have significant student loan debt and some personal debt. My net worth is hovering around -$150,000.  However, there has been a change brewing in me. I see hope to drastically alter my situation through two different mechanisms.

The first mechanism involves learning a skill that will double my earnings. I’m really enjoying the learning process and plan to continue learning it even after it becomes profitable for me. Once I’m able to do temp work based on that skill-set, my take home pay will skyrocket. It will be enough money that I could realistically pay off all of my debt and save for a down payment in a high COL area in three years or less. With a much higher income, I intend to take a “balanced” approach. Credit card debt will be knocked out entirely in a month. Then I will save a down payment while increasing my emergency fund. If all goes well, I’ll find a small place that is affordable. Once I get an understanding of what my mortgage feels like on my bank account, I will shift focus to buying index funds and paying down my student loans. After the educational debt is gone, I will probably work one more year doing the highly lucrative temp work and plow most of my earnings into index funds.

Then, I will stop.

I will shift to my second mechanism. With the encouragement of my best friends and girlfriend, I started an LLC two years ago that will eventually allow me to live the lifestyle I desire. The work is a passion of mine and contributes to making the world better. With an appropriate nest egg and low expenses, I could work 20 hours a week doing something of value for the world without wearing myself out. My free time will be mine. I will have slow mornings with strong coffee.

I will use the freedom to travel to practice languages I’ve learned. To go on miniature adventures and learn even more ways people view their choices as normal.

I will use the freedom to create things. I like to write stories and paint furniture. I think I will continue to like that in the future.

I will use the freedom to properly learn how to cook. I’m an excellent baker, but my cooking skills are mediocre. Classes would be wonderful. I love food. I’m sure I can learn.

I will use my freedom to continue volunteering for organizations in my city. I will use my freedom to be a more involved citizen.

I will use my freedom to get a puppy. A big one.

What is your unique approach to life and FIRE?