YFP 179: How Josh and Kara Tackled $188k of Student Loans in 28 Months


How Josh and Kara Tackled $188k of Student Loans in 28 Months

Pharmacists Josh and Kara Soppe join Tim Ulbrich to share their journey of paying off $188,000 of student loan debt in 28 months. Josh and Kara dig into why they chose to aggressively tackle their student loans, their strategy for paying them off, how they created and implemented a budget, and their plans now that their student loans are paid in full.

About Today’s Guests

Josh and Kara Soppe met at Ohio Northern University in 2013 and now reside in Dayton, Ohio. Josh graduated from ONU in 2018 and is a Clinical Informatics Pharmacist with the Kettering Health Network. Kara graduated from ONU in 2019, completed a PGY1 Pharmacy Practice Residency at Kettering Medical Center (KMC), and stayed on at KMC as a Staff/Clinical Hybrid Pharmacy Specialist.

In 2017, they attended Tim Church and Tim Ulbrich’s book launch for Seven Figure Pharmacist: How to Maximize Your Wealth, Eliminate Debt, and Create Wealth. Josh and Kara read the book together and were intrigued by the aggressive student loan pay-off strategy. During pharmacy school, they started developing a plan to eliminate student debt within 2.5 years of Josh’s graduation. Freedom from student debt allows them to focus on their goals to become foster parents, own real estate properties, and save aggressively for retirement.

They are excited to share with you the steps they took to pay off $188,163.71 of student loan debt 27.5 months after Josh’s graduation.

Summary

Josh and Kara Soppe share their incredible journey of paying off $188,163.17 of student loans in 27.5 months. Although their debt load is more modest than many pharmacist couples graduating today, $188,000 is still a lot to tackle. Josh explains that he was aware of student loan debt before he started applying for colleges in high school. While in college Josh found scholarships and grants and took a position in residence life to reduce his debt load. Kara became really aware of how much she was taking out in student loans when her first loan installment dropped. She became proactive in reducing her debt by working as a pharmacy intern and taking a position in residence life.

Josh and Kara were motivated to pay off their debt quickly because of a few key principles they wanted to instill in their lives: tithing and giving, growing their family through biological children, adopting and fostering, and real estate investing. They had these conversations while they were still in college and knew they had to make sacrifices along the way so that they could reach those goals quicker.

Josh shares that they took a mathematical strategy to pay down their debt and went after the higher interest rates first. They also refinanced their loans multiple times to get lower rates and cash bonuses. They were paying, on average, $6,700 a month and had to give up luxuries like new furniture, new cars and eating out to reach their debt pay off goal. Josh and Kara share how they were able to make such large payments each month and what their plans are now that they are debt free.

Mentioned on the Show

Episode Transcript

Tim Ulbrich: Josh and Kara, welcome to the show.

Josh Soppe: Hey, thank you. We’re excited to be here.

Kara Soppe: Yeah, we’re very thrilled.

Tim Ulbrich: I really appreciate you guys taking time to come on to share your debt free journey. And Josh, I appreciate you reaching out. I was happy to read your message you sent me on LinkedIn about how you and Kara were able to aggressively pay off your debt, $188,000, in 28 months. Actually, $188,163.71 — in case anyone was counting — of student loan debt in 27.5 months and were able to do this even while Kara was finishing up her PharmD at Ohio Northern University — go Polar Bears! — and completing her PGY1 residency. So appreciate your willingness to share your story as I’m sure it will be impactful for many of our listeners that are facing perhaps a similar situation. So before we dig into how you paid off the debt, what worked, what didn’t work, what’s ahead for you, what was the motivation, I’d like to hear from both of you about your backgrounds and careers in pharmacy thus far since graduating as I think we’re going to see some crossover as we talk about how that has impacted your financial plan. So Kara, let’s start with you. Tell us about your journey thus far since completing your PharmD at Ohio Northern.

Kara Soppe: So I graduated from Ohio Northern University in 2019, so it was a little over a year ago. And I landed a PGY1 pharmacy practice residency at Kettering Medical Center in Dayton, Ohio. So I completed that over the last year. And then fortunately, during COVID, I was able — there was an open position at Kettering, and I was able to stay on as a staff-clinical hybrid pharmacy specialist there. And that is the role that I’m continuing in. I’ve been in that role for about 4-5 months now.

Tim Ulbrich: Great. And Josh, how about you?

Josh Soppe: I graduated from Ohio Northern University in 2018, so a year before Kara. And I opted against a residency at the time and took a pretty unique job working on the pharmacy billing or insurance claims side of things and did that for almost two years. And then took on this new job working in the hospital on clinical informatics.

Tim Ulbrich: Very good. So you guys have been out of school for a couple years now, a little over a couple years, Josh, a little over a year, Kara, finishing up your PGY1 residency and now in your hybrid clinical specialist role. And so I think when folks hear that and they’re like, wait a minute, 2018, 2019, and you paid off what? How much? And how were you able to do that? So we’re going to dig into that. I first want to start with — and I’d love to hear from both of you. Josh, let’s start with you and then Kara, we’d like to have you follow up as well, when you talk about and think about that kind of a debt load, $188,000, which to be fair, for two pharmacy graduates, if we were to add together what would be the median debt load today for a class of 2020 grad, $175,000, and put that together, that’d be a little over, of course, $300,000, about $350,000. So here, together, you know, it’s a big number, but it’s a number that our audience is certainly familiar with probably from their own situation. So Josh, when you think of that number and that journey, talk to us about what your feelings were towards the debt, not only during repayment but also while you were in school and while you were in that accrual phase, whether or not it was something that was really, really top of mind for you.

Josh Soppe: I can say that being aware of that debt load — oh I guess first of all, I want to say that for us each being at about, well, together at about $180,000, we’re very fortunate to be in that position. No, I do want to say that speaking of the debt, I was aware of it before I even started applying for colleges back in high school. And I didn’t really have a full understanding. I just knew that student debt could be a big problem for a lot of people. And I took that into account when I was choosing careers and choosing university. And so throughout college, I paid very much attention to some scholarships or grants, tuition raises through every year, and made sure that I was working all the way throughout all six years of university. I took on a position in residence life and did my best to put myself in a position to get paid more and compensated more so I could minimize that debt load throughout school.

Tim Ulbrich: And Josh, I can’t remember if we talked about this before, but I also had some time in residence life at Ohio Northern. So fellow RA nerds here talking personal finance. So exciting times. Kara, as you looked at that debt scenario — and obviously as you guys began to tackle that as a couple — tell us about your feelings toward the debt, both while you were in school and then as you went through active repayment.

Kara Soppe: Yeah. When I started college, I don’t think the number had hit me quite yet. When I was in high school, you know, I’d seen the numbers, it didn’t really impact me that much until that first loan installment dropped. And I was like, oof, yikes, now I have this behind my name. So I thought it would be really important at least — and I always heard that your interest that you get in school will capitalize with your principal when you graduate after a few months, and that terrified me a little bit. So kind of similar to Josh, I had that mindset as like, I need to do stuff now to try to reduce my debt load and to make it easier when I graduate. So when I graduated, I was ready and I was prepared and the number didn’t scare me so much. And just like Josh, I also worked. I was a pharmacy intern throughout school, and I also was in residence life as well, which significantly helped us reduce the amount of debt load that we would have had because we were able to get some of our room and board paid for by those needs.

Tim Ulbrich: Yeah, so what I heard there, Josh and Kara, which I think is a good reinforcement is you know, yes, you had a big number to work with, $188,000, but through work, through residency life, through minimizing some of the housing expenses, through scholarships and other opportunities, you’re able to do whatever you could to keep that amount in check or I guess as at least in check as possible just given the reality of two individuals going through a doctorate pharmacy program. And that’s one of the messages that I often will try to reinforce to students is that as I’ve said on the show before, this can easily feel like Monopoly money. And there’s a certain point when you get to what can look like or feel like a point of no return where hey, I’m already $150,000 in debt, what’s another $10,000? What’s another $15,000? Or what’s another $20,000? And I think you see this often happen with experiential training year where expenses go up, may not be able to work as much, housing expenses might go up, travel expenses, interviews, and so on. And so I think this is a good reinforcement in your story of trying to do everything that you can, even if it’s multiple things that may not feel like any one of those has a significant impact in and of itself that collectively, they can help give that student loan debt number and keep it as low as possible. So Kara, I want to start with you — and Josh, please chime in as well — you know, one of the things that I always like to ask folks before we talk about OK, what was the budget, how did you do it, tell us about the strategy, is what was the reason? What was the rationale? What was the why? What was the motivating factor for you guys to say you know what, we want to go after this $188,000 of debt, and we want to do it really aggressively. Here again, we’re talking about 27.5 months. And so you could have taken this out 20 or 25 years, have a low monthly payment, probably refinance to a low interest rate, and moved on with other priorities. So what was the motivation? What was the why behind your aggressive repayment?

Kara Soppe: There were a few key principles for us that are very important, especially when it comes to our values that contributed, just aside from goals. So we had to consider our goals and our priorities. I mean, that was huge. So during school, as Josh and I were working toward a marriage, we were having open conversations about what our goals were going to be, and we both are actively involved in our church, and that was huge as well. We wanted to be able to be financially free from debt so we can be able to tithe and to give. We also wanted to make sure that we would be in a position to be able to support a family and to one day we want to — we felt like on our hearts, it was a calling to not only have biological kids but we also want to get involved with foster care and adoption. And then something more recently that we had discussed in order to maximize our income a little bit is we want to get into real estate investing. So these are goals and priorities that we had started developing in school. And now we have further developed those. But the key underlying principle for us to make sure that those things happen is that we didn’t want to be — there’s a phrase in Proverbs of the Bible that says, “The borrower is a slave to the lender.” And although we had lower interest rates on some of our loans, financial advisors probably would advise us to maybe take a step back, it was more important for us to be able to have flexibility in the end versus having some of the luxuries that we could be having now, which there’s nothing wrong with that. It just wasn’t necessarily a goal of ours was to be able to right now, you know, save up for a house or to get a new car or things like that. So it was flexibility was big for us. We wanted to have that flexibility to be able to do the things we want to do.

Tim Ulbrich: And Josh, were you and Kara always on the same page about that? Or how did you as a couple work through to identify what the shared goals were, which ultimately determined how you were going to handle these student loans.

Josh Soppe: These conversations really started while we were dating. And we were generally on the same page as far as yeah, we don’t want to be strapped with student loans. And I guess the only difference we had to deal with was how we were going to get there and how aggressive we were going to get there. We kind of had to tune in and sync up with the exact steps that we were going to take to tackling the debt.

Tim Ulbrich: Tell me more about that, Josh, when you say kind of determining how aggressive we may or may not be. Are we talking about, you know, big differences of low monthly payments, long repayment? Or it’s a matter of hey, 27 months versus 36 months and being able to prioritize some other things if we cool off the aggressiveness of that?

Josh Soppe: I think a lot of it just had to do with the sacrifices, really, the sacrifices we would have to make and what level of standard of living that we were agreed to live with during the amount of time that we would be in loan repayment.

Tim Ulbrich: And then talk to us, Josh, about the strategy. Did you guys stay in the federal system and just make extra payments and cut down that amortization table and obviously get them paid off? Did you refinance them? What was the strategy to actually execute on this aggressive repayment.

Josh Soppe: As far as the actual repayment goes, we went after the mathematical approach. So we went after the highest interest rates, which were also the largest portion of our student debt. And so we refinanced basically all of our student loans, and we did it multiple times. We went after the rewards that YFP gives when we sign up for the student loan refinances. And we were able to take out some other expenses and throw some more money right back into these loans using those bonuses.

Tim Ulbrich: I call that the Tim Church refinance strategy, the multiple refinances. And you know, just so our listeners are aware — and I always like to make sure people understand that when it comes to choosing your loan repayment strategy, there is no one right path. And it really comes down to, you know, determining all of the options that are out there and available to you, then aligning with your goals, with the math, evaluating those options, evaluating the current scenario. So here we are in November of 2020 where we have kind of a uncharted territory with the COVID-19 pandemic and the CARES Act where there’s a freeze on federal loans and interest rates, so obviously refinancing in the moment for those that have federal loans doesn’t make a whole lot of sense, if any sense at all. But obviously for you all, that decision had already been made and re-refinancing obviously could have had a positive impact. And so you know, Kara, as you reflect back on this journey, $188,000 in 27.5 months, there had to be sacrifices that were made in being able to do that. So talk to us about what those sacrifices were and then how you were able to evaluate and determine that ultimately was worth those things to be able to get these off your back.

Kara Soppe: Sure. I had mentioned before that for us, we wanted to — flexibility was more important than having certain luxuries. So when we were developing our budget, which we started doing that once Josh knew where he was going to be after graduation. We were able to get his salary, so we knew how much money we had to work with. But we had determined that we would get a lot of like — because we needed to somehow get stuff for an apartment and we needed to find a place to live, and we had to determine what our rent was going to be. But ahead of time, we had determined how much we had wanted to spend on rent. So we were able to do that. But just some other sacrifices we had, like we didn’t really get entirely new stuff for our apartment. We got a lot of furniture for free. So we had looked — luckily, Josh’s parents had a lot of stuff in their basement. So although it wasn’t the nicest stuff, we were able to furnish our apartment that way. And the stuff worked, so that’s what mattered to us. So that was one sacrifice we made was not buying brand new stuff to furnish our apartment. Another sacrifice that we made included how we decided we were going to spend money on groceries. Instead of eating out, which is definitely convenient, those costs can get really expensive. So although it’s more convenient, it’s cheaper to buy groceries, especially when you shop at Aldi. And we are huge Aldi shoppers. We still shop at Aldi, even after paying off our debt, because we had seen the food’s still good there, and it’s cheaper, and it helps being able to not eat out as often and be able to spend that money on those groceries. We’re able to use our money for other things. So those are two big things that we did. A couple other limitations that we had were to limit our costs on entertainment, and then we wanted to make sure that we maintained cars we already had. So I still have my first car that I ever had. It’s a 1999 Saturn SC2.

Tim Ulbrich: Wow.

Kara Soppe: And it’s still going strong.

Tim Ulbrich: Do they make those anymore?

Kara Soppe: No.

Josh Soppe: No.

Tim Ulbrich: OK, yeah.

Kara Soppe: So I had bought it for a good price, and it’s still running. And although the mirror on the side is taped up, actually both mirrors are taped up, I still drive it around, and it still works. And then Josh drives a 2009 Honda Civic, and that has about 187,000 miles on it. But that car is going strong as well.

Tim Ulbrich: So Josh, you’re driving around the — what looks like relatively the brand new car, 2009, relative to a 1999.

Josh Soppe: Right. Spankin’ new.

Tim Ulbrich: Brand spankin’ new. So what did that look like, Josh, you know, in terms of for the two of you, the budgeting process. So you know, we often talk about when one is choosing a student loan repayment strategy, especially if you’re going this route where it’s aggressive debt repayment, you’ve gotta be able to know how much can we put toward these loans each and every month? Because obviously you want to know if you can make the minimum payment but here, also make extra payments, to then be able to determine what is the payoff timeline and so forth. So in order to do that, you’ve got to have some type of budgeting system, whether that’s very well defined or more loose in nature that can help you determine what that number is. So talk to us about the system that you and Kara used for budgeting and then how that ultimately led to determining what you were able to put towards your student loans each and every month.

Josh Soppe: We used a tool called Mint you can find on Mint.com to help us with the budgeting. And as far as the approach that we took for paying off our student loans and reaching our financial goals, we first kind of looked at obviously our big life goals, right? We started there and looked at the big picture and started whittling away and going into more and more detail. So we specifically for paying off student loans, we thought, we figured out, OK, so how soon do we want to have these paid off? And of course, the answer is as soon as possible. So after that, then we looked at the budget and kind of looked at, OK, so how much does it cost to at least get by with the minimal standard of living that we’re willing to have and kind of estimated everything from there. And as far as looking at the budget, the best thing to do with at least lowering costs is to start with the biggest expenses and move down to the smallest expenses. So the biggest one would be housing. That’s typically the biggest one for most people. Second is transportation or a car if that’s something that you do. And then third for us, at least, was food. So that was the next highest one. And of course, charity you can throw up there if you decide to do that. And then whittle around from there with utilities and bills, gifts, and other things after that. So we kind of, we started with those large expenses and tried to whittle those down as much as possible. And that’s when we had a better idea, OK, so this is — these are probably the expenses that we’re going to have per month. And once we get that number, we’re able to project how soon we could pay off our loans and then we decided whether or not that’s something that we’re going to go with. And so eventually, it came down to that and came around to a projection of about two years, so about 24 months. And with changes over the two years, it ended up being 28.

Tim Ulbrich: And I like what you just said there, Josh, about being able to project the payoff date because I think when you’re trying to achieve any big financial goal, here we’re talking about debt repayment, the same could be true for saving for a house, the same could be true for saving for a longer term goal such as a wedding or an adoption of a child or whatever be a big monetary goal that’s off into the distance, it can be very easy to lose motivation along the way. And you can start on that journey, but you want to have some accountability to help you one, stay motivated, see progress, but also make sure you’re aligning and fitting it in with the rest of your financial goals and of course those things you’re having to spend money on each and every month so that you can make sure it’s prioritized. So Josh, you mentioned there at the end that you had a 24-month goal, obviously it went to 27.5 months, still incredible, but because of some circumstances along the way that may have impacted that. And one of the things that you shared with me is that you mentioned that as a part of this repayment plan or journey, of course we had a year of residency, which we all know — I know from firsthand experience, many of our listeners know — means a lower income period earning income for Kara during her PGY1 but also that you experienced a 40% pay cut while you were on this journey. So tell us about kind of the background of that story, where that pay cut come from, and how that may have derailed your plan but you were able to kind of reshift things back, even if it meant a little bit of a delay to ensure that you stayed focused on this goal of debt repayment.

Josh Soppe: So part of going back to looking at financial goals, what I mentioned, like looking at things big picture, thinking about life goals, right? I had always had a liking towards computers and IT, Information Technology. And with pharmacy, as many people know, right out of school, there really isn’t a place to go with that. It’s very difficult. And so when I first got out of school, I took a job that was like the closest thing that you could possibly get to it, get to working in IT, at least had opportunities for me to make some changes and make some moves using my IT skills. And so when an opportunity came up nearby, locally, for me to take to get into informatics, which I had taken a liking to, I applied for a pharmacist position there and ended up getting a position on the pharmacy IS team, not as a pharmacist but as an analyst with the goal of when they expand the team or a position opens up, I would at least — I would have the skills and the experience to move in that way. So in some way, you could look at it as that right there, what I’m going through now, is my residency. Taking that 40% pay cut, which ended up being about $50,000, that was I guess an obstacle that we were willing to take for me to be in a position that I could see a lot of growth in and a lot of satisfaction.

Tim Ulbrich: So Josh, as you share that 40% reduction in pay, obviously that’s a significant dollar amount, and you mentioned that your projected timeline of payoff was 24 months, obviously that got extended a little bit to 27.5, round up 28 months. But in the scheme of things, 3.5-4 months, no big deal. So did this change, which had better alignment of your interests career-wise although it resulted in a reduction of pay — did it have a significant impact on actually delaying your aggressive debt repayment? Or was it more of a mental mindset and a hurdle you had to get over to say, yeah, it’s a step back, but we’re going to stay on this path toward aggressive repayment?

Josh Soppe: I think for us, it definitely was a look into the future and looking at long-term investment into this kind of pay cut. And of course, the number — the way the numbers work out, it was going to take a little bit longer to pay off those loans. And we had looked at like is that something that we’re willing to do looking at the long-term payout from the potential of me moving into a position that I am in now. And I think for a lot of people and what we looked at it was to weigh the risks versus benefits. And we saw that the benefits of this job change to heavily outweigh the risks.

Tim Ulbrich: And speaking of benefits, Kara, you know, when I think of this type of debt load, $188,000 over 28 months, if anybody’s doing some quick math here — hopefully not while they’re driving — that’s a little over on average, $6,700 per month over 28 months. Obviously it may have been higher or lower some months to get that debt load paid off. So you know, one of my questions here, speaking of benefits, is well now you don’t have to make that payment. Now you don’t have to make a $6,700 a month on average payment, which means coming full circle, we can start to invest those monies towards the other goals and priorities you had mentioned in terms of your goals of your own family and fostering and real estate and saving for retirement. So how does that feel, Kara? And what is ahead for you guys, you know, kind of month by month here as you look forward of how you’re going to reallocate these dollars that were going toward student loans that you can now put towards other goals?

Kara Soppe: Yeah. I mean, it feels great now that we have that money freed up. It’s still — it took a couple months I think for it to fully hit us that we are able to use that money for other things and to finally start achieving some of those other goals. But we had to go back to thinking well, if we didn’t pay off our debt so early, we wouldn’t be here in this position to be able to start working toward these other goals. So out of those goals that I had mentioned earlier, we think the key thing first to be able to start getting those in place is we’re actually starting to save up for a down payment on a house. And we had a goal to start shopping around for a house by late winter, early spring. So the fact that we have about $6,000 freed up each month to be able to do that is huge. And now, since we went so aggressively toward our student loans, now we can kind of start not just focusing on one goal. We can start focusing on multiple goals at once, which is what most people do throughout their lives as they’re raising kids and they have a house to finance and they have other things they’re saving up for and then going on vacations, things like that. So that’s a huge thing. And then we also want to — which we haven’t started doing this yet — but we also want to contribute to an adoption fund that we had already gotten started. Instead of for our wedding, instead of doing a wedding registry, we actually set up an adoption fund. So we want to start contributing to that more. So we are going a little aggressively saving up for a house quickly. But we believe that doing so will allow us to open up the opportunity to own an investment property, to start having — we want to be able to have a good place where we have space to have a family. And then when we are considering — another thing that I want to mention in terms of what we are looking for in a house is it’s not our end-all, be-all home. We actually want to consider that using that property eventually as a rental property. So getting this house is one step to be able to do that. Now, we’re still talking about whether we want to purchase like a duplex where we live on one side of it and then we rent out the other side or we purchase a property where we live in it temporarily, we kind of remodel it a little bit to be able to rent out eventually, that we’re not entirely sure yet. We’re still having conversations about that. But this is a huge step for us to be able to reach that goal as well.

Tim Ulbrich: That’s awesome. And I love the intentionality of kind of what you guys have in mind, and I can tell there’s been lots of discussions about where you’re going to be putting that money and how you prioritize it. And I’m sure that will be an evolution over time, but nonetheless, the open communication and these conversations are so important, not only through debt repayment to stay motivated but also post-debt repayment to make sure that you’re being intentional with the dollars that were going towards debt that you can now allocate towards the rest of your plan. Josh, one of the questions I’d like to start with you — and Kara, I’d like to hear from you as well — I like to ask is, you know, we know, I know from being married for — we just celebrated, my wife and I, our 13-year anniversary — this topic is difficult to handle, even in the best of marriages. And I think for obvious reasons, we’ve all heard the statistics before about couples and finances and so forth. And so I’d like our listeners to get an inside look to for you and Kara, you know, the system that has worked for the two of you — and I always say there’s no right or wrong answer here in terms of, you know, is it shared decision-making, is it one person taking the lead, whatever that looks like for the two of you. But what has worked, perhaps, for the two of you? Obviously something has worked here. And if you’ve had any lessons you’ve learned along the way, maybe things that didn’t work and how you guys have pivoted.

Josh Soppe: Alright. So for the last two years, our approach obviously before we get married, we already started having these conversations. That was very important for us to agree, hey, this is kind of how we want to handle our finances in general, right? But as far as the details go, the last two years, I have mostly taken the lead on actually dealing with the numbers and looking at our options. And I would look at our options, the different ways that we could go or that we might be interested to go, kind of listening to what Kara is thinking, and I’d put that into numbers and projections. And once I get those numbers and projections, then I bring it back to her and kind of talk to her like, hey, is this — “I kind of want to take this route. Would you — what do you think about that versus this other route?” that she might want to work with. And so we’ve had to kind of just constantly have those talks either weekly or monthly. And it’s become less and less frequent as we have a better idea, like hey, here’s our big stuff, we’ve kind of got a routine with it. But that’s how we started and making sure that we come to an agreement with how we handle our finances.

Tim Ulbrich: Great. Kara, anything to add there?

Kara Soppe: I think in summary, we really wanted to focus on stewarding our finances proactively. So especially in the beginning as we were starting to join our lives together, a lot more of those conversations had to happen. And I think personally, I — Josh and I are both very frugal. But Josh is definitely more frugal than me. And I have a little bit more of a tendency to want to spend a little bit more money than he would. But I appreciate that we were able to have those conversations because if we didn’t, we wouldn’t have been able to hold each other accountable and keep each other on track. Intentionally setting aside time to discuss our financial plan was huge. And the earlier on that we did it, the better. And I say that for listeners, for students, for new grads, for even pharmacists out there who are trying to look to achieve this kind of goal and actually want to start aggressively tackling their debt, like it’s not too late to start. It can start now. But you know, the earlier, the better. It will definitely help you achieve your goal sooner. So I just want to encourage people to make sure that they have a level of communication with their spouse or their family; that played a huge role for us.

Tim Ulbrich: Great advice. And I appreciate you both sharing there. And I think your story, as I mentioned at the beginning, is going to be an inspiration to many. And so I appreciate your time coming on the show to share your story of paying off $188,000 of student loan debt in 28 months. And really, I’m excited for what that means for the two of you going forward. You mentioned obviously working on a down payment for a home, you mentioned the adoption fund, you mentioned the real estate investing is a priority, and I’m sure there will be other things that will come for you guys in the future. So again, congratulations. And we’re excited to be able to share this story with the YFP community. And to our listeners, we thank you again for joining us on this week’s episode of the Your Financial Pharmacist podcast. And for those that are hearing this wondering, you know, do I have the optimal student loan repayment strategy in place for my own personal situation, make sure to check out a lot of our resources that we have on the website but also the “Pharmacist’s Guide to Conquering Student Loans,” our newest book written by our very own Tim Church, available at PharmDLoans.com. And if you haven’t yet done so, please leave us a rating and review on Apple podcasts or wherever you listen to the show each and every week so that other pharmacy professionals can find the work that we’re doing and the community is doing here at Your Financial Pharmacist. Have a great rest of your week.

Current Student Loan Refinance Offers

Advertising Disclosure

[wptb id="15454" not found ]

Recent Posts

[pt_view id=”f651872qnv”]

YFP 178: 5 Lessons Learned from Nate’s First House Flip


5 Lessons Learned from Nate’s First House Flip

Nate Hedrick, the Real Estate RPH, joins Tim Ulbrich to recap the 5 lessons he learned from his first real estate investment flip. Nate digs into how he found the deal, how he ran the numbers, what went well and what didn’t and how he sees real estate investing fitting into his financial plan.

About Today’s Guest

Nate Hedrick is a 2013 graduate of Ohio Northern University. By day, he is a clinical pharmacist and program advisor for Medical Mutual. By night and weekend, he works with pharmacists to buy, sell, flip, or rent homes as a licensed real estate agent with Berkshire Hathaway in Cleveland, Ohio. He has helped dozens of pharmacists achieve their goal of owning a house and is the founder of www.RealEstateRPH.com, a real estate blog that covers everything from first-time home buying to real estate investing.

Summary

Nate Hedrick, the Real Estate RPh, got into real estate investing in 2016 after reading Rich Dad, Poor Dad by Robert Kiyosaki. This book inspired him to diversify his assets, so Nate pursued real estate investing as a way to do just that. He obtained his real estate license shortly after and started to work with and learn from real estate investors.

Nate has grown to love the BRRR method (buy, rehab, rent, refinance) which allows him and his wife, Kristin, to preserve their capital while continuing to grow their portfolio. Although Nate lives in Cleveland, Ohio, it’s difficult to find a BRRR property there. He connected with a partner in Michigan and was able to find a great deal. He purchased a 3 bedroom, 1 bathroom, 1,400 square foot single family home from a wholesaler for $8,000 that needed a lot of work done to it. Nate digs into the 5 key lessons he learned from flipping property:

  1. Run your numbers, carefully.
  2. Plan for something to go wrong.
  3. It’s not like HGTV.
  4. Prepare multiple exit strategies.
  5. Trust your team.

Nate digs into each lesson learned and explains why they are so important to remember if you are on your own real estate investment journey.

Mentioned on the Show

Episode Transcript

Tim Ulbrich: Nate, welcome back to the show.

Nate Hedrick: Thanks. Always great to be here.

Tim Ulbrich: So we had you on not too long ago, Episode 160 where you actually took over the mic, interviewed Shelby and Bryce about their home buying experiences and working with you through the Real Estate Concierge service. So time for me to take the mic back as we go into this next episode. But how have things been going for you?

Nate Hedrick: They’ve been great. It’s been great. You know, COVID’s made everything a little trickier on both the pharmacy and the real estate side, but it’s still been doing really well. And actually, Kristen and I are enjoying the extra time we’re getting with the girls here at home. So it’s been really great.

Tim Ulbrich: Absolutely. Definitely a silver lining I guess if there is one in the pandemic. You know, I’m guessing our listeners might be wondering how you as a opportunistic real estate investor are looking at real estate, the market, in terms of both what you’re seeing as an agent but also as an investor in the midst of the pandemic. So give us some insights from your viewpoint as both an agent and helping people get placed into homes as well as an investor. How is the pandemic impacting things on both sides?

Nate Hedrick: Yeah, it’s really interesting. There’s so many different aspects we could talk about. It could be its own show, quite honestly. But the highlights are that right as the pandemic hit, there was kind of a big lull. And then as we started to open things back up and the lockdowns started to end, we saw just a huge, huge seller’s market. Everybody wanted to buy, get into a home, and nobody was selling. And we’re still kind of fighting that, actually. The clients that I’m working with right now, I’ve got four houses under contract. And all of those were snap decisions. And it had to be very, very quick. So it’s still pretty much a seller’s market. I’m starting to see some slowdowns in some areas of the country. I was actually talking with a partner this week about some of the things that they’re seeing where a house that used to be sold within 24 hours is now sitting there for two weeks, which is — again, if you look back over the years, that’s nothing. But for what we’ve been experiencing, that’s kind of crazy. But I think the biggest thing to kind of watch for and where I’m taking a bit of a pause here for a little bit is just obviously the election results that are pending as we’re talking today and then where COVID’s going to progress over the course of winter. I think that will affect things in terms of renters being able to either buy or not or things like that. So there’s a number of factors that I think will be interesting to watch as we head into 2021.

Tim Ulbrich: Absolutely. And as our community already is — knows you and the work that you’ve been doing, and we’re going to continue that throughout the year into the new year, obviously going more into the spring and home buying season in 2021. So stay with us because there is a lot changing. You mentioned obviously the election. As we record right now two days post-election, results still not decided as we hit record. And then of course we’ve got the pandemic and everything else that may come at us that we don’t know at this point in time. So we’ll keep you updated. Hang with us whether somebody is looking to buy for the first time, whether they’re moving, whether they’re looking to jump into a real estate investing property or expand upon the portfolio that they have, we would love to be alongside of you in that journey. So Nate, I wanted to bring you on to today’s show because of a recent article you posted on your Real Estate RPH, and we’ll link to that in the show notes, called “5 Lessons Learned Flipping my First House.” And before we jump into those lessons, I’d love for you to first talk about how and why you got into real estate investing. So here, we’re talking about your first flip. But it’s not your first investment property. So why you got into real estate investing and ultimately, you know, why you decided to go this route in terms of flipping this home.

Nate Hedrick: Yeah, so that’s great. My whole real estate journey really started with the idea of wanting to be a real estate investor. If you go back, way back to 2016 when I first read “Rich Dad Poor Dad” and started getting into real estate investing books, I just — I caught the bug and was like, I’ve got to do this. And that led me to getting my real estate license for a number of various reasons. And I started working with investors to really start to learn the process and figure it out. But I’ve always wanted to do it. I think I look at it as a really great way to diversify our assets and to create passive income. And I think, again, when you change your mindset a bit from I want to work for 50 years and hopefully my retirement’s enough at the end to I want to work now to figure out how to make sure it’s enough at the end, it makes it very, very clear that real estate investing is almost necessary, in my opinion. So it really, it was kind of an inevitability. And then how I was going to do it really changed the more Kristen and I talked about our plan together and what opportunities were available to us. And so for us, one of the things that we read about early on and really liked was the idea of what’s called a BRRRR. And we’ve talked about this on the podcast before, but the idea is that you buy a place, you fix it up, you rent it out, and then it’s worth more, so you refinance it, do a cash-out refinance at the bank. And then you pull that cash out of the deal, and you can repeat the process. And the advantage of that method is that you preserve your capital. So if I saved up $50,000, let’s just say, and went and dropped that as a 25% down payment on an investment property, that’s great. And I’ve got a property in hand. But now I have no money to do the next deal. And I have to go start saving that all up again. And that’s actually what we did for our very first deal was we went out and we bought a basically a turnkey property for our very first investment property. And that was great except that, again, there was nowhere to go from there. We had $0 in the bank for the next one. And so it became a process of looking for a way to do the BRRRR method. And that way we could start preserving that capital. And so that was where this flip idea came from. And really, we’ve been following that process ever since.

Tim Ulbrich: That’s great. And I know one of the conversations you and I have had on more than one occasion is the balance between paying off student loans and investing. And as I’ve shared on the show before, this is probably the most common question I get if we’re doing a session where we’re speaking on various topics: “Hey, should I be paying off my student loans or should I be investing?” And here, we’re obviously talking about real estate investing, which is just one pathway, one route of investing. But I sense that many other listeners are weighing this same decision, whether it’s real estate investing or more traditional investing, you know, how do I find this balance between paying off my student loans and ultimately beginning to save and invest for the future in whatever way that looks like. So how did you and Kristen reconcile and decide to move forward with your real estate investing plans while still working through your student loan debt?

Nate Hedrick: Yeah. And like you said, I think you said it perfectly. It’s a balance. It’s all about finding that balance and finding the risk tolerance and the comfortability that works for you. I think it’s very easy to sit back and look at the $100,000-200,000 in debt that most of our pharmacy friends here have and say, ‘I can’t possibly think about anything else right now. I’ve got to tackle that.’ But what we basically have done is we’ve really worked on getting those loans refinanced down to a very, very low level. I think my loans today sit at just under 3% —

Tim Ulbrich: Wow.

Nate Hedrick: — which if you look at — yeah, it’s fantastic. And I’ve refinanced them I think five times through — actually, most of those times through YFP. So thank you for all of the bonuses.

Tim Ulbrich: You might beat Tim Church soon, yeah, on the refinance record.

Nate Hedrick: I’m close. I’m close. And the idea being that if you can get that interest rate, at least in my opinion, if you can get that interest rate down low enough, you’re basically matching inflation at some point. And so it’s not free money, but it’s about as close as you can get. And so what we feel comfortable doing was get those loans to a manageable amount, get them to a payoff monthly that we could really feel comfortable handling, and then once that interest rate was low enough, now you start to look at, OK, well if I put $1,000 onto that loan or I put $1,000 into an investment, whether that be an investment property, a stock, whatever, which of those two strategies builds your net worth faster and makes you feel better at the end of the day? Because a lot of it comes down to can you sleep at night if you have these outstanding loans? And so while we’re very aggressively working on paying down those loans, we just have different buckets of money that we’re allocating our extra resources to. And a lot of those happen to be on the investment property side.

Tim Ulbrich: That’s great. And I think we should, you know, put out there that when we talk about finding this right balance, you know, from my perspective, we’re doing it under the assumption that one is doing their homework, understanding the risk, understanding the upside. We’re obviously going to talk about an opportunity here that you’ve invested in and others that we have featured on the show that have had good outcomes. But that certainly can be good, cannot be good, depending on a lot of different factors. And so finding that balance, finding what you’re comfortable with, making sure you’re feeling confident in what you’ve learned in that process, finding good mentors, all things that we’ve talked about before on the show, are really important as you’re dabbling really in any part of your financial plan but here, as we talk about investing in real estate. So let’s dig into the flipping experience in more detail. So tell us about this particular opportunity. Where was the property? How much was the purchase price? Tell us about kind of the square footage, the bedrooms, and what you’re working with as you got that property under your name.

Nate Hedrick: Yeah, great. So we actually — so as many of our listeners know, I live in Cleveland, Ohio. And so we had previously been looking to purchase our investment properties here. Well, the market’s actually really good in Cleveland for investors. And so it’s actually been ticking up year over year. And so it’s becoming more difficult to find a good BRRRR property here. And again, that our goal, right? We could go out and buy a property with a big down payment and 25% down and so on, but we wanted to BRRRR a property. And so I started reaching out to some pharmacists around the country that I know were in the investing space, had a couple different conversations with a couple different partners — and actually, Tim, you and I were involved in some of those discussions, which was great.

Tim Ulbrich: Yep.

Nate Hedrick: And connected with a partner up in Michigan. And we were able to talk to them about, you know, the properties that are going on in Michigan and what they were doing from an investing perspective, and basically when I looked at it, it felt very much like Cleveland, but everything was half price. And this particular area was set up where it was still kind of hitting that resurgence, it’s still a bit early I think to call this area kind of up-and-coming. It’s on its way. But that actually made it a good target for us because we could get in on a much lower price point, we could fix the property up for a lot less and still accomplish that goal of achieving a BRRRR without needing to have $100,000 in the bank.

Tim Ulbrich: Right.

Nate Hedrick: So when we looked at that, we said, this kind of fits all of our criteria, we think that the upside is there from an appreciation standpoint, properties can cash flow, we looked at all the different parameters that I think are important in assessing a location for investment properties. And then we just happened to get kind of lucky on finding a good deal. We got this deal through a wholesaler. The — I don’t mind sharing we bought the house for $8,000.

Tim Ulbrich: Say what?

Nate Hedrick: If you had asked me before I started as a real estate investor if you could buy a house for that cheap, I would have said, “No, that’s like a car. You’re talking about a car.” But no, we bought this house for $8,000. And it’s a 3-bedroom, 1-bath. It’s about 1,400 square feet. Little single family with two bedrooms upstairs, one bedroom downstairs. And it was an absolute disaster, as you can probably imagine. And we can get into the details, but yeah. It was worth $8,000 when we bought it. It was pretty bad.

Tim Ulbrich: And Nate, you know, someone who is listening — and I know early on and I certainly still consider myself very much a newbie in this space. And I look at a property like that — and we’ll talk more about the numbers about what it’s currently valued at for rent and all those types of things. And our listeners will hear a huge margin between $8,000 and where it’s currently valued. And I think people might look at that number and be like, why would somebody even sell that if they saw the opportunity themselves? Why wouldn’t they do the rehab? Why wouldn’t they flip it or hold onto it and rent it? So tell us a little bit more about that wholesaling relationship and ultimately why a wholesaler would want to pass this on if you look at this as a good investment opportunity. Why wouldn’t they just keep it themselves?

Nate Hedrick: Yeah, yeah. Great question. I think it varies a lot depending on the individual. In some cases, you’ve got someone that either has paid — they can’t afford their mortgage any longer, they can’t afford their taxes anymore, they’re simply looking to offload that property so they can get their finances back under control. Or you’ve got someone that either a family member passes away and now you’ve got a different family member trying to take care of a property, and they’re just trying to settle the estate, they’re not interested in becoming a real estate investor, they just want to get rid of this property. This particular property had — the person had actually moved down with family down south and basically abandoned it. They had zero interest in taking care of it any longer. And I really don’t think they had the ability to do much with it, quite honestly. So it sat there for a long time. As we’ll talk about, it had some interesting problems inside. But it sat there for awhile. And basically, they just said, “I want to get rid of this. Here’s what I need to pay off my mortgage, and here’s where I’m at.” And that was it.

Tim Ulbrich: And I don’t want to miss too — and I know you can speak to the value of the relationships, of the networking, of the partnerships, but as you told the story — and I’m sure many people outside of Ohio would look at maybe even a Cleveland market and be like, please, can I get a deal at those prices. And obviously you’re looking at numbers a little bit differently and saying, OK, Cleveland is going up — and of course we’re talking about relative to other markets — Cleveland is going up, and here’s another opportunity out of area, out of state, which to some listening may feel very uncomfortable if they haven’t had experience with doing out-of-area, out-of-state investing. And one of the things that really jumps out to me with this example is the value of having good partnerships, having a good network of folks that can help not only identify some of these opportunities but also that may be an expert in that local area or market and can give you some assurance on other experience that they’ve had as it is perhaps an uncomfortable territory. So tell us about that part of the journey. Was that an uncomfortable pathway for you and Kristen in terms of out-of-area investing? And how did you ultimately say, hey, it’s worth it even if we can’t see it or put our finger on it. For me, I was surprised at how easy it was to invest out of state. I think one of the things that helped was that we had previously purchased an investment property. So I walked through it, understood what that looked like. It’s a very non-emotional decision. And so it’s much, much easier to look at the numbers, look at the math, talk to the contractors and kind of make a decision based on that. You don’t have to walk in it because you’re never going to be living there. And so that made it a bit easier. Again, it also really helped that we had awesome partners and boots on the ground that could really help with that. I think no matter where you’re investing, whether it’s two streets away from you or two states away from you, you need to have that awesome partnership and have those people that can actually give you the real information that you need unless you yourself are that expert. So again, if I’m buying a house here in Cleveland, I don’t even use a real estate agent. I represent myself because I can be that expert in this area. But if I was buying anywhere else, I’d have to have all those experts anyway. And so this wasn’t that different just having those people in place.

Tim Ulbrich: Yeah, and I would recommend too — we’ll link to it in the show notes — but Bigger Pockets, among the many resources they have, they have a book on out-of-area investing that I found very helpful and insightful just getting you to think about it but also the importance of some of the systems and the processes and how to ultimately be able to manage and invest in opportunities that may not necessarily be in your backyard. So let’s dig into the five key lessons that you learned along the way. And again, so we’ll link to this in the show notes your article that you published on this at Real Estate RPH so folks can read more and check out the other content that you also have out there, which is fantastic. So five key lessons that you learned along the way through this flipping experience: No. 1, run your numbers carefully. So tell us more about this and really why it’s so important and ultimately the strategies you used here for your first flip.

Nate Hedrick: Yeah. So just like we talked about, it’s a business decision when you’re buying investment property. This is not an emotional, ‘Oh, I don’t know if I like that kitchen,’ like, whatever. It doesn’t matter. You need to run your numbers and focus on those, which some people might really like because if you’re a data person, if you’re an analytical person, this actually makes it really easy. So like I mentioned, we were trying to use the BRRRR method to flip this property and then rent it out. And one of the things that the BRRRR method really focuses on is when you do that cash out refinance, the goal is to pull all of your investing money back out, right? You want to be able to recycle that capital. And so what most lenders will do is they’ll give you a loan at 75% loan-to-value or LTV. And that 75% loan is based on the after-repair value, or the ARV. Sorry, we’re throwing all these acronyms at you. But the idea is that you want to buy a property, fix it up, rent it out, and then it needs to be worth a certain amount of money so that 75% of that amount is more than or equal to the amount of money that you invested.

Tim Ulbrich: Right.

Nate Hedrick: So if you’re buying a property and let’s say it’s $100,000 when it’s all said and done, and you’re going to refinance that $100,000, getting $75,000 from the bank. You can’t spend more than $75,000 to buy that property, fix it all up, pass all your permitting, all that stuff needs to be done for under $75,000. So the numbers are actually fairly easy. We actually went out and had an appraiser come out to the house — actually before we bought it. And we said, “Look, if we did all of this work,” and we laid out really detailed notes about here are the things that we’re going to do in the kitchen, here’s how the bathroom’s going to look, here’s how the flooring. We actually provided pictures from other flips that my partner had done. And we said, “Look, if we do all of this work, what do you think it will be worth based on the market conditions, based on the property size and all that?” And once we had that number, we were able to start working backwards and say, “OK, 75% of that number is this. That’s how much we can spend. Let’s see if this deal makes sense.”

Tim Ulbrich: That’s great. So you mentioned, let’s get more specific about this deal. And obviously we’ll use round numbers, not a perfect calculation. But you mentioned buying it from the wholesaler for $8,000, you mentioned getting that up front estimated after-repair value, that appraisal, and then obviously you had the investment to actually do the work. And then of course there’s a reality of what that appraisal may come in and ultimately when you do that cash out refinance, which you’re not yet there, right? That six-month window, you’re still waiting on that?

Nate Hedrick: Yep, we’re getting close. So basically the end of December is when we’ll be eligible, so we’ll probably refinance around then or beginning of January.

Tim Ulbrich: Wow, that went quick.

Nate Hedrick: I know. I was thinking the same thing the other day. I’m almost behind at this point because I haven’t started the process yet. I’ve talked to some lenders, but it’s not there yet.

Tim Ulbrich: Yeah. So if you bought it for $8,000, talk us through then if your goal as the investor is to try to get as much or perhaps all of that cash back out so as you mentioned at the beginning of the show, you can go ahead and do this again — and we should clarify here, you mentioned the 75% loan-to-value. If you accomplish that and you get all of your cash back, you still essentially — obviously you have a mortgage on that property, but you have essentially 25% equity in that deal. So you know, we’re not talking about leveraging full tilt here. You still would have some margin if the market were to flip or go down. So you have a little bit of wiggle room. So talk us through the numbers here and whether or not you’re able to accomplish that or come close.

Nate Hedrick: Yeah, and I really like — that’s a good point because I think a lot of people look at this, and they go, oh, you’re overleveraging like crazy. But you’re right. We still have 25% equity in that house once that refinance is done. And so I feel really confident that that’s a comfortable place to be. That’s like buying a house with 25% down payment, which is more than most people do. So yeah. We’re going to feel good about that. So the house itself was $8,000. Then there was a wholesaler fee, a sizeable wholesaler fee. We’ll call that several thousand dollars. And so that’s basically a finder’s fee for the wholesaler. And these can vary anywhere from — I’ve seen them as low as $1,000. And I’ve seen them as high as $25,000 on some deals. Where basically that wholesaler is saying, “I found this deal for $8,000. And I’ll let you buy it for $8,000, but you’re going to pay me some amount to basically give you that great deal.” So we had to pay the wholesaler’s fee on top of that. And then once we got the appraisal done, they were looking at this, and they said, “We think that based on the level of rehab that you’re going to do and the properties in the area and so on, we think that the house will be worth around $75,000 when all was said and done.”

Tim Ulbrich: Wow. OK.

Nate Hedrick: Yeah, which is great. Now, again, this place was utter trash when we purchased it. So there’s a lot of work to be done, but what we looked at that and said, “OK. Well if we’ve got $75,000 of potential property value, 75% of that is about $56,000.”

Tim Ulbrich: Yep.

Nate Hedrick: So there’s a lot of room in there for us to start making some rehab decisions and finding a way to make ends meet.

Tim Ulbrich: So on this deal — and again, I’m oversimplifying a little bit here, Nate, but to follow the numbers — you buy is for $8,000, you have a wholesaler’s fee, a finder’s fee, and then you’re looking at that $8,000 plus the wholesaler’s fee and then any margin or really room up until that 75% number, $56,000, as your number of when you look at estimating rehab costs and other things, and obviously things could go better than you expect, things could go worse, you’re trying to anticipate where that may or may not go, making sure you have margin. But as long as you stay under that $56,000 number, if that appraisal holds around $75,000, and you do a cash-out refinance at 75% loan-to-value, you essentially that whole $56,000 back out of the deal and get all of the money back. Is that simple math? Am I following correctly?

Nate Hedrick: Yep. You’re spot on. That’s exactly the goal, and that’s how we went into it.

Tim Ulbrich: OK. So you know, one of the other things that I know I think about as I hear you talk about this, I’m sure our listeners are, is hey, Nate, I’m a pharmacist. Like I have no idea how to estimate rehab costs. So this is great as you’re talking, OK, I get the property for $8,000, I pay a wholesaler fee, I get all that. But I can look at a property, I can say, eh, good, not so good, maybe really bad, not as bad, really good, not so good, but that’s the — my Lichert scale ends there, right? I don’t have much differentiation of what I can define in terms of how much is needed or certainly things that may be seen versus unseen. So how do you as an investor either estimate those costs or make sure you’re working with the right people that can help you get a good estimate on what those costs will be?

Nate Hedrick: Yeah, I’ll be honest with you, I’m also fairly terrible at estimating rehab costs. I walk around with my clients as a regular real estate agent, and they say, “Nate, this looks broken. Any way — like what would it take do this?” I have no idea, we should ask a contractor. And that’s what we really did with this property is I trusted my team more than anything.

Tim Ulbrich: Yeah.

Nate Hedrick: And we built that, again, based on a lot of relationships and based on past experience. I was able to talk with the individuals that I work with and seen that they had done this work before. And so when we actually let our contractor walk that place, they were able to say, “Look, I think based on everything you’ve got going for you and all these unknowns that we still have, let’s start working out budget details.” And we really took it line item-by-line item to really break down everything that was going to go into those costs that we could feel good about our offer and feel good about how much we were going to be potentially spending.

Tim Ulbrich: Awesome. OK. Great stuff. So that’s No. 1, run your numbers carefully. And I just want to echo here too, you know, one of the things I know that really resonated with me early on with the very limited experience I have is the importance of really trusting and running your numbers. And I think it’s easy to look at something like a property that is $8,000 and then you look at wholesale fee and you’re like, what the heck? The deal’s only $8,000, why is the wholesale fee, you know, whatever that amount is? As you mentioned, there could be a big range. But run the numbers. I mean, ultimately, you’ve got to figure out like is that justified or not? And you know, obviously that person needs to be paid for the work that they’ve done in finding that deal. But if the numbers make sense, they make sense. If they don’t make sense, then you move on, you know? And I think that’s really part of the value of having a system to be able to run your numbers.

Nate Hedrick: Yeah, don’t get hung up on how much they’re making on the deal.

Tim Ulbrich: Exactly.

Nate Hedrick: I have seen deals with other investors where the wholesale fee is more than the purchase price of the property. And that feels like what the heck, this doesn’t make any sense. Why are they making more money than I’m buying the house for? But again, without them, you don’t have a deal to work on. So it’s not something to get hung up on. You’ve got to focus on the final numbers.

Tim Ulbrich: Alright. No. 2 is plan for something to go wrong. And oh boy, do you have some examples here with this property. So you know, tell us about why this is important for plan for something to go wrong both financially as well as maybe just your sanity. And you know, what went wrong with this deal? And how did you plan for it?

Nate Hedrick: Yeah, so this is something that, again, I really underestimated in my head what this was going to look like. I think we’ve all watched flipping shows on TV, and all like — again, I’ve read all the books, I thought I knew everything. And so when we walked into this property, I was like, OK, we’ve got to estimate all these rehab costs, and then we’ll set aside $2,000 for that thing that goes wrong. And really, again, really leaned into my partner on this one. And he said, “Look, with all of the unknowns that we have, we need to set aside a considerable amount of change for a potential problem to come up.” And so just to start giving you some real numbers, we originally budgeted I think around $25,000-30,000 for the full rehab. And then on top of that, we added an $8,000 contingency plan, which is a huge chunk. I mean, that’s like a third basically of our budget almost as a what-could-go-wrong factor. And to me, that felt really large and I was like, man, we’re never going to need that $8,000. That’s even bonus money as far as I’m concerned. But again, my partner was like, “Look, set it aside, put it in the numbers. Trust me. If we need it, you’re going to be so happy you did that up front.” And again, I learned a lot from that because I wouldn’t have set aside $8,000. And I’ll tell you, by the end of the deal, we ended up using about $6,000 of that entire contingency budget. So it’s a really good thing I listened to him and set that extra money aside when running the numbers. So we had a couple things that — a couple different things to go wrong. And actually one that I didn’t even get to put in the article because it happened early last month, so about a month ago. So I’ll tell you about that in a minute. But there was a number of issues, and I put them all in my article, but one of the biggest ones that I think was really surprising to me was that there was trash all over this house. I mean, like hoarder level trash up the walls and everywhere. And so there was a lot of unknowns what was under that garbage. And as we moved all that junk out and had actually the cleaning crews come in and take care of everything, realized that the walls and the floors themselves had been rotting underneath that stuff. There were entire areas where you could see from one room to another through the wall that had basically fallen apart. And so we did not anticipate that level of damage down that far. And so almost all the walls had to be removed, replaced, patched. We spent over $4,000 more on our budget for walls than we were anticipating. And again, that’s just one of those things that you don’t know it until you get in there, really. And that became kind of a bigger problem than we anticipated.

Tim Ulbrich: And if I remember correctly, that was the major thing. But you had other things that maybe folks here would be like, it is major, but obviously in the perspective of what you just mentioned, relative to that. So you had quite the issues with fleas.

Nate Hedrick: Yes.

Tim Ulbrich: And even some more minor things that may not be expected, which is having crews available to paint and the heat of the summer, not being able to stay as long as you thought they would, and that delayed some of the timeline, which of course time is money when you’re talking about these types of opportunities. So collectively, as you went through that as a first-time, were you shocked? Surprised? Was it a, ‘it is what it is’? Or did having that partner involved also help reassure of hey, I’ve been through these before and it stinks, but it’s not the end of the world?

Nate Hedrick: Yeah, I think, again, that’s the whole point of this kind of point 2 here is plan for those things to go wrong. That way you’re not going to be surprised. I think every time I got a call from my partner and said, “Hey, here’s what’s going on on the property this week,” it wasn’t like, oh no, now the whole deal is ruined. We really felt like, well, that’s awful. But we’ve planned for it, let’s move forward and get it fixed. The biggest, like the nagging — you mentioned the fleas. That problem drove me absolutely bonkers. I was so upset with that. It was one of those things where, again, I planned for a problem. But I didn’t plan for it to be so hard to fix, right? LIke everything else I can throw a little bit of money at it and it goes away. This took two different exterminators, four separate treatments, two weeks of no job time. We actually had a fifth treatment after all that was said and done to make sure that when the new tenants moved in, they felt really comfortable with the whole place and it was absolutely bug-free. It was only I think — all said and done, I think it was like $600 for all of that, which is not that big in the grand scheme of things, but it was the biggest hassle to get that fixed.

Tim Ulbrich: Sure.

Nate Hedrick: And it just, it was the problem that would not go away.

Tim Ulbrich: Yeah, and I think if I remember, I had a similar issue with another property, and it was not as much on the cost side but just the coordination and then the time where if they’re coming in to spray and that you’re coordinating with other people working in the home, there has to be some space there as they’re doing their work. So more of a nuance, right, then anything. And of course you want the new people to feel comfortable as well.

Nate Hedrick: Yeah. That was big for us too, right? Like we wanted to provide really nice housing for somebody. And I don’t know about you, but I am not moving into a place that has fleas. And so we wanted to be 100% certain that we had completely taken care of the problem and that we had something in place that if anything did come back, we had a very fast action plan to basically mitigate that going forward. So we did a lot of work to make sure that was taken care of. And again, it was just a pain to get it all done.

Tim Ulbrich: Alright. No. 3, it’s not like HGTV. So talk to us about what you mean here.

Nate Hedrick: Yeah, so again, I think it’s really for us to watch all the flipping shows and get this idea of you buy a property, you put in the highest end everything, you make it camera-ready, and then you make money and it’s easy. And I think when Kristen and I went into this, we were very quick to look at the kitchen, look at the bathroom, and say, “Oh yeah, we’ve got to do a tile backsplash, we really want to upgrade this to elevate this rental to be like the best in this area.” And again, talking to our partner, talking to our contractor, we quickly realized that if you follow the HGTV plan, you’re probably going to blow your budget. There are absolutely areas where it makes sense to do that and put in everything as high end as possible, but you’ve got to look at your market. Again, we bought an $8,000 house. I can’t spend $8,000 on tile for the backsplash. That doesn’t make any sense. So we really had to kind of reign ourselves in — and I think I put in the article, the goal is to make it the nicest house on the block, not the nicest house in the city. So really trying to kind of take off the HGTV lens and move it onto OK, what makes sense for a rental? What’s going to get us the best return on investment? And what’s going to make this a really comfortable, safe place for that person to live? One of the examples of this that I think kind of exemplifies what we were looking to do, we actually had bought — we wanted all stainless steel appliances, right? Kitchens and bathrooms sell, so that made sense for us. We wanted all stainless steel appliances, upgraded kitchen. And we actually went out and bought some of these through the 4th of July sale at Home Depot at the time. So we said, “Great. We got this deal.” Well, COVID shut the world down, obviously, over the summer. And that delayed pretty much everything coming overseas, which most of these appliances were. And there was a huge backlog on appliances basically all summer long. And we got to the point where we were at the end of July, we were trying to get this place rent-ready. And the appliances kept getting pushed back. I would get a phone call every other week, and they would delay them by another week and another week and another week, and it was just, it was getting so frustrating. And so we said, “Look, these are going to be things that don’t allow us to rent the house. We’re not going to have a kitchen for anyone to go into.” So we actually had to pivot and start looking for some local deals on some appliances. And unfortunately, we weren’t able to find the stainless steel that we wanted. Now, we got really nice, high end appliances that were in great condition, but they’re not that, again, HGTV look that I think we were going for. And we had to get over that. We had to get past that and say, “Look, this is a really nice, functional kitchen. And it probably doesn’t truly hurt our rent value, quite honestly.” It might hurt our refinance a little bit because it’s not nearly as nice as the house that has the stainless steel, but it’s still going to accomplish our goals, and we’ve got to be OK with that. And it took some time to be able to pivot and make that mindset change.

Tim Ulbrich: Good stuff. And No. 4 here is preparing multiple exit strategies. And I really appreciated this being able to be a fly on the wall with you and your partner in this deal, to hear this conversation, to hear the two of you talk about the importance of exit strategies and having options and why that is so important. So tell us about how you viewed the exit strategies and also how you think about this more broadly as you’re investing in a property.

Nate Hedrick: Yeah, so one of the things that’s been drilled into my head listening to Bigger Pockets and reading about investing strategy and so on is that you always want to go into an investment with multiple exit strategies, whatever that looks like. If you’re buying a place to flip it, you should make sure the numbers also work as a rental. Conversely, if you’re buying a place as a buy-and-hold, you should make sure that it works as an Airbnb or something else, right? You want to make sure that it has a secondary plan in case what you were intending goes wrong. And so when we got into this house, we said, well, we actually need to have at least two exit strategies. And we actually developed three throughout the course of this plan. And so when we walked into it, we say, we can either buy it and hold this place, do the BRRRR method like we intended to, or the market is so hot right now, we should look at this as a potential flip opportunity as well. And so we really went into the deal with those two mindsets. Like this is either going to be a flip or it’s going to be a buy-and-hold BRRRR. And up until — we were probably halfway through the rehab and we still hadn’t really decided what made more sense. And at that point, we said, we’ve got to talk about this and figure out the plan. And we developed another plan. We said, well, we’re halfway through. We’ve gotten done with all of the big, scary stuff, right? Like the roof had been looked at, the furnace, all the big, scary stuff had been taken care of, all the trash had been moved out and so on. And we said, this place is pretty ready to go. It’s not fixed up by any stretch, but it’s ready to go. And so we looked at the idea of potentially selling it as what I call a prehab.

Tim Ulbrich: Yep.

Nate Hedrick: Which is where you’ve gone in, you’ve bought it for a certain price, you’ve fixed it up to a point where it’s very saleable to somebody who wants to come in and finish the work. And so we thought, you know, if we can find an investor that’s interested in buying this at this stage, we might still be able to turn a pretty nice profit and then not have to worry about the inspections and the permitting and all the stuff that comes at the end. So we even at one point had three exit strategies. Obviously we eventually decided to follow the BRRRR method, and we have a renter in there right now and all that. But throughout the course, we allowed ourselves to have other strategies and exit opportunities just in case they made sense at some point. It really made sure that we limited our risk and opened up our potential for opportunities.

Tim Ulbrich: And what are you looking for, Nate, for if you’re considering, hey, am I going to flip this or am I going to hold this and follow kind of the BRRRR method we’ve been talking about? What are some of the factors that are helping you make that decision?

Nate Hedrick: Yeah, gosh, that’s a — there’s a lot, right? So for us —

Tim Ulbrich: Another episode?

Nate Hedrick: Yeah, it’s another episode. No, it’s a great question, though. For us, it came down to look, if we’re going to spend all this time, effort, risk, money, we have to get a significant amount of return on it. And so if I’m putting in — again, I talked about almost $40,000 on a rehab, that’s a sizable risk. And we took a lot of risk to get there, right? We bought an $8,000 trash property. It better be something that we get something out of at the end. And so when we were assessing it, we said, look, if we can get to a flipping profit that is significant enough to justify that risk, then maybe it’s worthwhile. The other thing that I looked at is that, again, this market, I really want to be involved in this market. I want to hold property there. We’re already starting to talk about our next deal in the area. And so I was very set on trying to retain this property if that made sense in any stretch. And so again, the process was simply evaluate the potential for return and weight that against the risk that was put in and the amount of capital that was put in up front to get to that level of return. And again, it just became a business decision, which made more sense?

Tim Ulbrich: Good stuff. And No. 5 here is trust your team. And this is something we’ve talked about on previous episodes, building a team that you can trust and obviously that being an important part of this discussion as you’re building your real estate investment portfolio. So tell us about your team, what did it look like, how did you find those people, and what’s your advice for people that are looking to create their own team?

Nate Hedrick: Yeah, and I think we’ve talked about this a bit as we’ve gone through. It really started with that partner and making sure that I had somebody that was boots on the ground that could help us get coordination. Because from that partner came the contractors, that came the real estate agent, actually. We worked with that partner as well to find property managers that they recommended, and so I was able to interview property managers based on their recommendations. And then that property manager, again, kind of bringing in the real estate agent piece, they were able to recommend some people along the way for various things from title to making sure that the permitting was done correctly. And then of course, we had — on kind of my end — we had the insurance agent, I had to make sure that we got this all properly insured and under umbrella policies and all that other stuff. We had to bring in our financial planner and our accountant. Actually, I got to call up Tim Baker and Paul over at YFP and say, look, guys, here’s what we’re doing. And Paul had to get his extra notebooks out for me because I always bug him with weird questions. But we said, look, this is what we’re trying to do. Help us work through this, make sure it’s going to make sense for our financial plan personally. So all those different people are really essential and finding each one varies based on where you’re doing this, what you’re doing specifically, and what your needs are. But a lot of it starts with kind of that one person on the ground. And again, in our case, it was that partner. In most cases, it’s usually going to be your real estate agent or your property manager. And so if you are looking for a place either out of state or even locally, I really recommend starting with that solid real estate agent, that person that understands investment property because they’re going to be the one that’s going to connect you with all the people that you need. And that’s really, really essential.

Tim Ulbrich: Yes, so important for the reasons you mentioned, having a good team in place, have the right people in your corner. I was just talking with a pharmacist real estate investor in North Carolina this past week, and one of the things he shared was as they are still relatively early in their journey — I think they’ve got 3 or 4 deals now under their belt — what they’re finding is as they have continued on that journey, they’ve identified other folks, and as they’ve identified other folks, one of whom had become a partner, that that had then brought other opportunities that were now coming to them. And you hear this all the time on Bigger Pockets where people say, you know, once you get momentum and you show that you’re a good investor and you do things the right way, ultimately, these relationships will start to take off and you often find that deals start coming your way, which really puts you in a different position, obviously, to be able to grow and scale the work that you are doing. So there you have it, five key lessons that Nate learned along the way of this investment property. No. 1, run your numbers carefully. No. 2, plan for something to go wrong. No. 3, it’s not like HGTV. No. 4, prepare multiple exit strategies. And No. 5, trust your team. And again, we’ll link to that article that he posted on his blog over at Real Estate RPH so you can check out the show notes at YourFinancialPharmacist.com/podcast, find this week’s episode, and you’ll see that information there. Nate, one of the notes I made as you were talking was there had to be a lot of time invested here. So talk to us about you’ve got a young family, you’ve got a full-time job. Like you’ve got other things going on. So give us a sense of the time commitment and ultimately how you justify that time as you looked at this opportunity.

Nate Hedrick: Yeah, just like most of my side hustle life, it’s a lot of early mornings and late nights. So again, it was funny. I think every morning early, I got up and had emails going out for all of the real estate activity that I’ve got going on. But this was one of them. And then every night kind of the same thing. And again, by having the proper people in place, the partner, the contractors, you know, all the people that are actually doing all the work, I mean, I’ll be honest, I’ve never — I have yet to set foot in this property. And I don’t know that I ever will. There’s no need to because I’ve got people on the ground that can do that kind of work. And so the time invested for me is actually not that extensive. It’s really just decision-making time and then letting those decisions play out through the professionals that we’ve put in place. So you know, it was decisions with Kristen and discussion with Kristen at night, sending out an email, sending a follow-up email in the morning, usually. And then that was pretty much the whole day. The worst thing was if I had a phone call over lunch or something to talk through an issue with our contractor or whatever. But that’s about as much as was necessary. I think if you put the right systems in place, you’d be surprised how much little time is actually required to do all this work.

Tim Ulbrich: Well good stuff as always, Nate. And we appreciate you having you back on the show. And I’m sure it won’t be the last time. And appreciate you giving us kind of the inside look into your own person journey and your willingness to be transparent with that and certainly to share that information to be able to help others that are evaluating this as an opportunity in their own personal financial plan. So what’s the best way for our listeners to connect with you if they want more information about your journey or perhaps they’re also interested in the Real Estate RPH-YFP concierge service.

Nate Hedrick: Yeah, absolutely. Head on over to RealEstateRPH.com. You can actually find me, I’m all over your site too, Tim, on YFP. But Real Estate RPH, you can find us. Get connected with our concierge service. That’s actually the best way to get in touch. You can schedule a 30-minute phone call with me. We can talk about investing, we can get you hooked up with an agent, whatever you might need. That’s the best way to reach out to me. And then of course I’m on Facebook, Instagram, LinkedIn. Just find me there.

Tim Ulbrich: Great stuff. And for those that are looking to buy a home, if you go to YourFinancialPharmacist.com, you’ll see a section at the top called “Buy or Refi a Home.” From there, you’ll see an option to connect with an agent. That will take you to Nate and the concierge service. So the whole intent of that is to really be able to utilize Nate’s experiences as both a pharmacist as well as an agent as well as an investor here as we’re talking about, really to be someone that can help you along that process, that can pair you up with a trusted local agent in your market, and ultimately be there alongside of you throughout the journey. And so I think that is an important aspect and value of that service. And again, you can learn more at YourFinancialPharmacist.com, click “Buy or Refi a Home,” and then “Find an Agent,” and you’ll get to Nate’s information there. As always, to our YFP community, if you liked what you heard on this week’s episode, please leave us a rating and review on Apple podcasts or wherever you listen to the show each and every week. And I hope you’ll join us if you haven’t already in the Your Financial Pharmacist Facebook group. Over 7,000 pharmacy professionals committed to helping one another on their path towards achieving financial freedom. So thank you again all for joining, and have a great rest of your week.

Current Student Loan Refinance Offers

Advertising Disclosure

[wptb id="15454" not found ]

Recent Posts

[pt_view id=”f651872qnv”]

YFP 177: New Book: Baker’s Dirty Dozen: Principles for Financial Independence


New Book: Baker’s Dirty Dozen: Principles for Financial Independence

Joe Baker, author of the newly released book Baker’s Dirty Dozen: Principles for Financial Independence, joins Tim Ulbrich on the show. Joe talks about several of the principles outlined in the book, why he wrote the book and what he hopes the reader will glean from applying its principles.

About Today’s Guest

Joe Baker is an Adjunct Assistant Professor at the University of Arkansas for Medical Sciences College of Pharmacy where he has taught personal finance for over twenty years, as well as an adjunct instructor at Harding University College of Pharmacy. He holds a Bachelor of Business Administration from Southern Arkansas University and a Masters of Business Administration from the University of Central Arkansas. Joe retired early in 2019 from Pharmacists Mutual Company where he provided insurance and financial services to Arkansas pharmacists for twenty-eight years. Joe has spoken to both academic and corporate groups across the country promoting financial literacy.

In an effort to give back to his community, he has endowed a scholarship fund for students graduating from his hometown of Emerson, Arkansas.

Joe and his wife, Brenda, live in Little Rock, Arkansas.

Summary

Joe Baker has been teaching personal finance to pharmacists for over 20 years as an Adjunct Assistant Professor at the University of Arkansas for Medical Sciences College of Pharmacy as well as an adjunct instructor at Harding University College of Pharmacy. Tim Ulbrich approached Joe and asked if he’d be interested in writing a book and Joe realized there were a lot of lessons in personal finance he could share. With the help of his daughter Lindsey, Joe wrote over 250 pages of the key principles he teaches and has learned along his journey of personal finances. This book is composed of practical experience and contributions and stories from over 40 people.

In this episode, Joe walks through several of the principles he has written about like finding a path that will fulfill you, getting and staying out of debt, setting up a 401(k) and Roth IRA, finding the right house and picking the right mortgage, protecting your assets and making a difference in your community.

Through November 7th, you can use the coupon code BAKER at www.bakersdirtydozen.com for 15% off your order of the book.

Mentioned on the Show

Episode Transcript

Tim Ulbrich: Joe, welcome back to the show.

Joe Baker: Well, thank you, Tim, for the invite.

Tim Ulbrich: Excited to have you. Huge accomplishment as you release your new book, and we’re going to dig in and talk about several aspects of that book, really a comprehensive guide not only for pharmacy professionals but really just a guide overall about how to live a financially well life and how to do it with intention. And we had you on the show back on Episode 082 with Blake Johnson as he shared his debt-free journey. And during that show, Blake articulated how important your guidance was, your mentorship and your role as a teacher in terms of how important that was in the journey for he and his wife to becoming debt-free. And so now we get to talk about how you have compiled all of that wisdom that Blake and other students who have been blessed with your guidance and teachings often speak of as you release your new book, “Baker’s Dirty Dozen: Principles for Financial Independence.” So Joe, first of all, congratulations. I know a lot of sweat, a lot of time went into putting together this book. And here we are, finally getting ready to release it. So congrats.

Joe Baker: Yes, well thank you for talking me into it. I guess I say thank you.

Tim Ulbrich: So I have to ask, now that you’re on the back end of this and we finally get this into the hands of folks and many, many months of writing and editing went into this, and I told you very early on, I said, “Hey, Joe, at some point, this is going to become fun.” And you kept saying, “When is that? When is that?” So as you look now backwards, tell us about the process. What was it like? What type of time was involved? And would you do it again?

Joe Baker: Would I do it again? Yes, I would do it again. But I’d have open eyes this time. I had been thinking about writing a book for years. Former students and current students would say, “Why don’t you put this down on paper and let us have it in a book?” And I didn’t really think much about it until you mentioned — I think it was in May of last year, 2019 — you mentioned and said, “Hey, why don’t you write a book and we will help you promote it?” Then that got the bug started and I started thinking about it and said, you know, I think I can come up with some things. And on August the 15, I started the book. And coincidentally, I started writing the book for something to do in the hospital room. My wife was having some surgeries. And quite frankly, I wrote most of the book in the hospital room. Now, she’s fine today and everything went well. But you know, it was pretty tough having to write a book when someone’s over there moaning in pain. I’d have to call a nurse and say, “Hey, give us some pain pills in here. I’m trying to write my first book.” They weren’t too sympathetic, nor was my wife. But most of it was written, I mean, during the hospital stay. And what’s interesting — I tell people this story — is I thought I was pretty much finished at Christmas. And my daughter, who is just very astute on editing and all that sort of thing, she said, “Well, Dad, why don’t you let me read it and edit it?” I said, “OK. Go ahead.” Well, she started into editing the book, and lo and behold, she would say, “Dad, I don’t understand.” I said, “Lindsey, you’ve got to understand, I wrote this for millennials.” And she said, “Well, I don’t understand it.” So we went almost paragraph by paragraph throughout the book and rewrote it to where she could understand it as a liberal arts major and put in some stories. It was so much involved, involvement for her that I just felt obliged to name her a coauthor because she did, she made it sound so much better. I shouldn’t say this, but one day I was reading through it for the thousandth time, and I said, “You know, I know I’m getting old. But I don’t remember writing this part.” And she said, “Oh yeah, you did not. I put all that in.” I said, “OK.” There is a lot of her in this book, and I’m very proud of what she’s done.

Tim Ulbrich: And shoutout to Lindsey. I appreciated her input along the way. She did a fantastic job. I feel like it’s — as you know, Joe, as I know, especially as you’ve taught on this much longer than I have, it’s very different teaching on this and then putting that into writing in a way that is engaging, that is accessible, that is action-oriented. And I think it takes more effort, but one of the exciting things is this will live on, and it’s going to have an impact on many, many people. And just so folks understand the effort, when you talked about going paragraph by paragraph, we’re talking about paragraph by paragraph of over 250 pages that are in this book. And I think you did an awesome job. One of the first things I said to you after I read it was, “Wow, this is incredibly engaging because of the stories that you’ve included, because of the tone of writing, because of how action-oriented it is.” And you had over 40 people that helped contribute to the book. And I say that as we get ready to jump into talking about some of the key principles because I think this is a topic where multiple perspectives can be helpful to reinforce various points. And I love how you brought in those perspectives and obviously Lindsey put her own stamp on the book as well. So just overall, incredible job. And we’ve got — I think you have photo evidence of some of that hard work writing. I remember you sent me a text at one point with a photo when you were in the hospital writing. And so we’ve got photo evidence of that. So again, congratulations.

Joe Baker: Well thank you. Can I add another story to this? And it kind of goes to one of the reasons I was writing the book is we were playing cards this summer — and by the way, I had my other daughter, Brooke, and her husband, Gabe Crooks, to edit the book. And they did a good job. They weren’t as in depth as Lindsey, but they did do that. We were playing cards, and Gabe and my daughter happened to be there, and we had a big group there playing cards at the table, and one of the card members, one of our friends who is an attorney, says, “Well I couldn’t tell you the difference between an IRA and a Roth IRA.” And all of a sudden, to my right, Gabe, my son-in-law, another liberal arts major, he started explaining the difference, how it’s the taxation, you know, you tax up front and all of that, went into great detail. And I turned to him and I said, “How’d you know that?” He said, “By editing your book.”

Tim Ulbrich: There you go.

Joe Baker: And he’s even starting investing more and more from that. So it seems to have worked.

Tim Ulbrich: That’s great. And I think you know from teaching this for over 20 years as we’ve had several of your former students on this podcast, you know, some people will read this book and go line-by-line and take away multiple things that they’ll apply. Others may take one thing or they’ll jump in and out as their financial life and plan progresses. But I am confident, I know I took many things away, and I’m confident the readers will do the same. Joe, remind our listeners — maybe they didn’t hear you on Episode 082 way back when — a little bit of your career path and then also some of the work that you’ve done over the past 20 years in teaching personal finance. I think it’s a good segway into why you even wrote this book in the first place.

Joe Baker: Well, in my adult life, I’ve worked for 28 years with Pharmacists Mutual companies, so I’m very familiar with pharmacists and pharmacy students. And I spent a lot of time in the college of pharmacy. And in the late ‘90s, I was talking to the assistant dean and the dean about a personal finance course. And one thing led to another, and we started in the fall of ‘99 at the University of Arkansas College of Pharmacy, a two-hour elective for P3s. And I’m going to brag not because of me but because of the content, it is the most popular elective at the university. So it’s been going on for over 21 years. And it’s just — it’s been great. I look forward to it. Pharmacy students are like sponges, they just absorb it all. And we just — we have a good time. We tell a lot of stories. And I learn from them as well. So it’s a two-way street.

Tim Ulbrich: Absolutely. And I have been teaching a personal finance elective for I think 4 or 5 years, not 20+ years. But one of the things I often think of is, I wish I would have had this. And I know I hear that from others as well. So lucky to have the students that have been able to take your course, that they have access to that information. And Joe, I wanted to ask, you know, we throw around the term, “financial independence,” “financial freedom,” all the time. And since it’s in the subtitle of your book, “Principles for financial independence,” I want our listeners to hear from you, what does that term mean to you? And why is that concept of financial independence so important?

Joe Baker: Well financial independence to me means that if I want to pick up roots, move to another place, I can. I’m not obliged to stay at the same job that I’m in. It just frees you up to do so many things. And I know that money can’t buy happiness, but I have been without money, and that has made it very unhappy. It’s nice to know that if the refrigerator breaks down, the wash machine, or if you want to go on a trip, that you don’t really have to think that much about the monetary. I know I always try to get a good deal, but having the financial independence to do those things and to buy things that you need, it really makes a big difference. It takes the stress out of marriage and life.

Tim Ulbrich: One of the things too, Joe, that really resonates with me as I’ve gotten to know you over the past couple years and obviously got to be alongside of you in this journey, I often tell people as I’m describing this book, is it really is just spewing out with wisdom. And I mean that genuinely.

Joe Baker: Thank you.

Tim Ulbrich: Because I feel like your life experience really comes through in addition to what you have found as effective ways to teach these principles such that they’re easy to understand and they’re action-oriented. So you mention in the beginning of the book, you chronicle your timeline, 30 years old, you got married having nothing but some debt. I think that’s a story that I can resonate, our listeners can resonate. And then if we fast forward, 59 years old, your liquid net worth percentile increases from the top 8% to the top 4% in the U.S. And you mention it took 52 years to get to 8%, the top 8%, and only seven more years to get to the top 4%. And one of the things you mention there is that the significance here was the result of having no debt. So what else as you look back on this journey going from really a net worth of $0 or negative to obviously being in such a good financial position and being financially independent in addition to no debt and having that philosophy around debt. What else has been the secrets to your success?

Joe Baker: Well, I’ll go back even further. You know, it’s a really remarkable journey considering I grew up in a small rural area in south Arkansas near the Louisiana state line. We did not have an indoor toilet until I was 9 years old. And I always, when I’m mentoring students, I say, “Listen. If I can achieve what I have coming from not having an indoor toilet, you can achieve as well.” But fast forward to age 30, you’re right. I had debt. I did have a TV and a VCR and a bed without a headboard. So I did have some assets. But the fortunate turn in my life was I married a high school math teacher. And even though I had a business background, she came in and showed me time value of money and all of the other numbers. And I said, “Wow.” So she whipped me up in financial shape, and I knew she was the one when we were having a get-together at her condo. I think this was the second town we were together. And we had some people over, and someone picked up a paper towel roll, used the second to last paper towel and proceeded to throw it away. And from a distance, I saw my wife — or future wife — go over to the trash, pull that cylinder out and pull off that last piece that was glued to it. And I said, “Wow. I’m going to marry her,” because I knew that she was tight with money. And of course, she makes me frugal today — or excuse me, she makes me look like a spendthrift. But anyway, that helped transform me. And we instilled those — a lot of the money principles with our children. Those stories and more are in the book.

Tim Ulbrich: And a shoutout to Brenna Baker for allowing you to write this book but also for giving you the foundation, I feel like, for what allowed you to learn this topic and of course in turn, teach others. And I love that line that you say in the book, “My biggest financial accomplishment came from marrying a high school math teacher.” So one of the lessons, which I couldn’t agree more with, is making sure there’s alignment with your partner, your significant other, your spouse, when you’re talking about personal finance. And the earlier you can get to that alignment, the better. And you do a great job of discussing that in the book and how important it is. Let’s jump into different areas of the book. And we’re just going to scratch the surface on these. But principle No. 1, so Baker’s Dirty Dozen Principle No. 1, is find a path that will fulfill you. And I think many may pick up the book and not expect that it would start here. So tell us about why you started here and why this concept of finding a fulfilling path is so important and relevant to the financial plan.

Joe Baker: Well, the book did not start off this way. The book was evolved that I had in mind was don’t do this, don’t do that. And then we had a epiphany — excuse me, I’m under the weather today, so you’ll have to forgive me a little bit — when you and I went to Washington, D.C., last year, it was September of 2019, last year, and we both attended a conference with a speaker. And he changed my whole focus on the book. You know, by not telling people what they need to buy or whatever, so I said, “Everyone needs to find their own path, financially, career-wise,” but the purpose of my book is to show you the opportunity cost of every economic decision you make and let you make that decision. I can’t pick a path for you. This is the path that you have to come up, and with the help of the book, maybe we’ll find a way to finance that path. And you can tell a little bit about the speaker who that was. We’ll give him credit.

Tim Ulbrich: Yeah, so I remember that. FinCon 2019, we were in D.C. You actually, Joe, if you remember, we had I think lunch or dinner, and you handed me in a manila envelope the first copy of the book. And we could go back and pull that out, and to your point, there was not this part included. We sat through this keynote, which was delivered by Ramit Sethi, which should sound familiar to our listeners, author of “I Will Teach You to be Rich.” Fantastic book. And that keynote, Joe, I remember it was one of those moments for me as well that I talk about often when I am speaking on this topic. He was talking about the concept of money dials and really identifying the things that matter most to you and finding a way to prioritize and fund those in the financial plan. And he had a great example, he called on the audience to do a couple of these, and then finding the areas that don’t mean a whole lot to you and to stop spending money on those things. And he connected that to the concept that we talk a lot about on the show about finding your financial why, having a purpose, having a vision for your financial plan, and by the way, as you mentioned and alluded to in the book, this path can and will look different for probably everyone reading and many of our listeners as well. And so finding that path, articulating that path, defining that path is so important because the financial plan should be a mechanism to help achieve that and make it reality. And for some, that means a very ‘traditional’ path of I’m going to work full-time and I’m going to do that for 30-40 years and I’m going to make a good income. Others may say, you know what? It’s early retirement, it’s staying home with the kids, it’s doing this or that, it’s working part-time, it’s having options, it’s having flexibility. And I think we’re seeing this more than ever of the importance of this. And I know it’s something that I feel personally as well. So I think it’s a great concept and I think it’s a great way to start off the book before you then get into the x’s and o’s of the financial plan. I remember we looked at each other and we’re like, alright, this is something different.

Joe Baker: Yes. I turned to you if you remember, I said, “I’ve just changed the direction of my book.”

Tim Ulbrich: Chapter One, here we go.

Joe Baker: Right.

Tim Ulbrich: I think you do a nice job too in this first principle that I know will resonate with our listeners, many of which in the field of pharmacy while this book goes beyond just one for pharmacists that I know many are struggling with what do I do if I’m in a position where I’m thinking about a career change or I want to do something different or “more meaningful,” how do I consider that? How do I weigh that? And how does that, again, connect back with the financial plan? And you do a nice job of covering that in principle No. 1. Now, you also talk about in the book this concept of avoiding financial minefields. And I think this gets into a little bit of the defensive side of the financial plan. My question here for you is in your experience teaching on this topic and working with many students, what are some of the common financial minefields that you see people stepping into?

Joe Baker: The biggest one right now are weddings. Weddings, I think the national average cost is $33,000, excluding the honeymoon. And that is just a big, big financial minefield. Now, obviously if the person reading the book is not paying for the wedding, that’s a different story. But even for parents paying for the wedding or grandparents or whoever, that should be looked at in the light of opportunity cost. And that’s what I break down in the book, showing if you use less money for a wedding and quite frankly, the stress of a wedding, wow. My daughter, well, Lindsey, she’s one that really wrote a lot about financial minefields of weddings. And she was just in a wedding, and she was — it was very similar to the movie “Bridesmaids” where everything was costing so much, spending so much time. So people have to be aware of that. And that chapter also includes on making the decision on whether you do that or not and plus other decisions, and it’s very similar to another chapter I have, principle No. 4 about understanding the concept of opportunity cost. Every decision we make there’s an opportunity cost whether it’s economic or non-economic. And I try to focus mostly on the economic choices. So weddings, one of the biggest minefields in a list I think a couple more. And I think that’s the same area where I go into budgeting to find out where you’re spending all your money. And you might be surprised at all the smaller minefields.

Tim Ulbrich: Yeah, you do. You do a good job of that, a stepwise approach for budgeting and trying to identify where those minefields may be. And obviously, you build upon that by talking extensively about student loans, a topic that is near and dear to us. And you also do a nice job in another chapter building on this concept of what I view as some of the defensive parts of the financial plan of the importance of protecting your assets. So of course, details about emergency funds, life insurance, disability insurance, liability insurance, insurance insurance. The list goes on and on, right?

Joe Baker: Right.

Tim Ulbrich: We all know how important insurance is. And what you need, what you don’t need. And I think really being able to navigate that, understand it, and as you can tell already listening to this interview, this book covers a wide array of topics. Now, one of the areas you spent the most time in the book on — and I think you did a great job — is on the investing side, the long-term savings and really breaking this down, I would say this is probably the biggest section of the book and I’m guessing the area that you’ve had through experience, identified where there’s the most questions or confusion. And so my question to you as you talk about the principle around investing and establishing an investing plan, you know, we talk about these terms all the time: stocks, bonds, mutual funds, 401k’s, 403b, Roth versions of those, IRAs, traditional and the Roth, HSA, REITs, alternative investments, cryptocurrency — you know, the opportunities and the options go on and on. And I think this can be very, very overwhelming. I know it’s overwhelming from personal experience in talking with many of our listeners. So how do you walk the reader through understanding and applying this information on the very important topic of investing in long-term savings?

Joe Baker: Well, first of all, the way I wrote the book is the way I teach class. I make a promise to the students. At the beginning of each semester, I say, “My goal is for you to never say while you’re sitting in my class, you will never say, ‘When am I ever going to use this?’” To me, that’s very important because you and I, we’ve all been there where we’re sitting and say, ‘When will I ever use that?’ So I keep that in mind, and I try to keep it as simple and really what it boils down to — you know, the three-asset class is cash, bonds and stocks. And if you’re only relegated to participating in an employer-sponsored plan, you’ll have 25-35 funds to choose from. So it’s not like the thousands of decisions you’ll have to make. And I place a couple recommendations. I like stock index funds as well as Warren Buffet, as you know, Berkshire Hathaway, that’s one of his favorites. Target date funds are good too. And I try to make it as simple as possible. And I also include several stories in there from contributors and where they have messed up. And you know, I talk a lot about individual stocks. You know, people at parties, they’ll talk about buying an individual company stock. And it is a good conversational piece, but frankly, might as well just do that for fun because your investments and your retirement should come from your employer-sponsored plan. But I do have a section in the book about picking individual stocks and how to do that. So if you want to do it for fun, that’s fine. But the bottom line is I try to keep it as simple as possible. And I do cover all the areas, and hopefully the reader will have the same experience as the students in my class and say, ‘Oh, yeah, I’ll use this one day.’

Tim Ulbrich: And I think you did a nice job, in my opinion, of keeping it simple, what you need to know, what you don’t need to know. And then through the appendices, also providing additional information for those that want to dig a little bit deeper on some of the topics or where there’s a stepwise approach to things like understanding some of the retirement accounts or opening up an IRA but that there’s a core foundation that you provide. And I think it reads, in my opinion, such that you can go cover-to-cover but then it should stay nearby because you’re going to come back to many of these decisions or need a refresher.

Joe Baker: For example, when you leave an employer, which you will. On average, I forgot the millennials, I think they have 7-9 jobs by the time they’re out. So what do you do with your 401k or 403b? I point that. You have four options. And that is in the book. So there’s some things there that are practical that you can look at and a step-by-step process for that.

Tim Ulbrich: And again, we’re just scratching the surface on topics that are also included that we haven’t discussed yet: how to make sure you and your significant other are on the same page, where to look for things that can appreciate and avoid things that depreciate, how to get out of debt, best practices for home buying, for the financial plan. Now Joe, when we package the book and said, ‘OK, is it the book? Are we going to offer some other resources?’ We ultimately landed on that we thought there would be value in essentially an investing mini-course series, videos, 6-7 videos that would take people more in depth into investing. Tell us about what folks can expect to get out of those investing videos — I know you’ve invested a lot of time and effort into doing those — and why we felt like that was an important supplement to the book.

Joe Baker: Well, a shoutout to P3 pharmacy student Jason Lam, he’s helped me with the audio and video portions. And he has pushed me pretty hard. We have done several videos that we’re — I think we’re pretty proud of. The blooper reel should be very interesting, by the way. But I just filmed it, most of the videos are out back by the pool. I’ve got a big whiteboard. I’m old school, I like to show it on the board. And quite frankly, it’s kind of a mini version of what I taught to the students in class. We’ll see how it turns out. We’ve also filmed a little skit for Halloween day, so hopefully people will check that out.

Tim Ulbrich: I’m looking forward to seeing the bloopers. So yeah, I mean, that investing video series is meant to I think present the information in a different way. Obviously they’ll have the text to read but also more of a stepwise approach. And for those that want to dig deeper on the investing topic, I think you’re going to find that video series to be helpful. And that comes with either the premium or premium pro package of the book, which is again available at BakersDirtyDozen.com. Joe, I want to read a couple of the testimonials. We’ve got a lot of people that had great things to say about this book. You know, one here that I want to read comes from Nicki Hilliard, UAMS College of Pharmacy professor, past president of the American Pharmacists Association. And she says, “Joe Baker is a good-natured, all around nice guy that is passionate about helping others. He has graciously taught personal finance at the College of Pharmacy for many years, and it is always the most requested elective course, not just because of the good information but how these lessons are delivered with great stories and insight into the big picture of what is important in life. He has put to paper his life experiences, stories and wisdom to help others lead a happier, less stressful and more fulfilling life through financial management. I highly suggest you put Joe Baker’s Dirty Dozen lessons to work in your own life.” This is just one, and as I read through others in preparation for this episode, there was a theme that I kept seeing over and over again of the influence that your teachings have had on people and how they have been able to directly apply that information to their personal financial plan. You know, one that stuck out to me, Blair Thielemeier mentioned how important the financial principles that you taught were for her in her journey of being able to start her business and the work that she has done and being able to have her own personal financial plan in order, several students commented specifically on actions they took in terms of budgeting, opening up retirement accounts, other things that they did directly as an account of your teaching. So as you hear that out loud, and I know you’re a humble person by nature, but what does that mean to you in terms of the impact this work has had on people over the past 20 years? And what do you hope is the legacy of this book going forward?

Joe Baker: First of all, Nicki was very generous in her review. And I appreciate that. Well, it just gives validation, you know, when I hear students come back and they’ll repeat a story and say what they’re doing, if they paid off $200-something thousand dollars in student loan debt in four years, which one has, and when they tell me that those stories, that just validates why I did this. Financial illiteracy is — you know, you could be a pharmacist, doctor, lawyer, and still be financially illiterate. Just because you’re smart doesn’t mean — or high IQ — doesn’t mean that you know how to control your finances. So it makes me feel good, it’s the reason I do it. It’s a selfish reason because I know that I’m getting feedback and kind of confirmation of what I’m doing is the right path. So that’s what keeps me going at this. This was all — the first I think it was 10 years that I did this, I didn’t even get any pay, so it was — they came to me, the school came to me and says, ‘Hey, we want you to do this both semesters.’ I said, ‘Well, I was thinking I might not do it at all.’ They said, ‘Well, how about if we paid you?’ which wasn’t much. I said, ‘OK, I’ll do it both semesters.’ So anyway — and the way I look at it is it’s an unlimited attendance in my class. It’s tough, but if I can reach one or two people that would have not been in there if we had had a maximum size, then it’s worth it. So that’s almost like an evangelical feel to it, reaching more and more people.

Tim Ulbrich: Yeah, absolutely. And I know in talking with several of your pupils, you know, and speaking from personal experience, it’s not even just them. Obviously there’s the impact that you will have on them but also the folks that they interact with, that they rub shoulders with, the kids that they’re raising. I mean, this is one of the things we always talk about, hopefully a generational impact you can have in helping people shore up their financial plan to be able to do and achieve the things that they want to do. And ultimately, as you talk about in Baker’s Dirty Dozen Principle No. 13, to be able to have an impact on their communities, on their places of worship, on others, and to be philanthropic as they can do so once they have their own financial house in order. So I know your work has had a great influence on me. I mean that genuinely. I’m confident it’s going to do the same, it has done the same, will continue to do the same, with others. And I’m so glad that you ended up writing this because one of the beauties of a book is that this resource will live on. And it will have an impact, and people will be able to build upon this work, they’ll be able to give feedback on it, and ultimately hopefully be a conversation-starter for many in their own financial plan. So Joe, again, congratulations on the book.

Joe Baker: Thank you.

Tim Ulbrich: Excited to be a small part of this alongside of you in this journey. And again, to our listeners, head on over to BakersDirtyDozen.com. Through November 7, you can use the coupon code BAKER for 15% off. And as always, we appreciate you joining us on this week’s episode of the Your Financial Pharmacist podcast. Have a great rest of your day.

Current Student Loan Refinance Offers

Advertising Disclosure

[wptb id="15454" not found ]

Recent Posts

[pt_view id=”f651872qnv”]

These Tax Benefits Get Unlocked When You Have or Adopt a Child

These Tax Benefits Get Unlocked When You Have or Adopt a Child

The post is for educational purposes and does not constitute financial advice.

Everyone talks about how much it costs to have or raise a child, and for good reason! Having or adopting a child is not an inexpensive thing to do. You may be surprised at how much you spend after factoring in the accumulated costs of necessities like healthcare, food, housing, and clothing on top of activities, sports, and the toys that they have to have. According to a 2015 report from the U.S. Department of Agriculture, middle-income married couples could spend $233,610 to raise a child until they are 18. After adding in inflation, the cost rises to $284,570!

That’s obviously no small chunk of change.

The good news, aside from the immense amount of joy they can bring into your life? Having or adopting a child can unlock several key moves you can make that can help to lower your tax bill and allow you save for future tuition expenses.

1. Child Tax Credit

Taxpayers who claim at least one child as a dependent on their tax return may be eligible to receive the Child Tax Credit (CTC). The Child Tax Credit is different from a tax deduction. A tax deduction reduces your taxable income, but a credit actually lowers your tax liability or the amount that you owe the IRS. For example, if you have a $5,000 tax bill and are eligible for the Child Tax Credit, you’d owe $3,000 instead. Another amazing feature of this credit is that you’re eligible to receive a refund for up to $1,400, so if the credit brings your tax liability below zero, you could receive a refund up to that amount. Woohoo!

For 2020, the Child Tax Credit is capped at $2,000 for each qualifying child and begins to phase out for those earning $200,000 filing single and $400,000 married filing jointly. To qualify for this credit, you must have earned at least $2,500 in the tax year.

Check out this IRS tool to see if you have a child that would qualify for you for this credit.

2. Child Care Credit

Paying for childcare is a huge expense that parents and caregivers have to face. According to the Center for American Progress, the average cost of center-based child care for an infant in the United States is $1,230 per month. With a family care center or in-home daycare, average costs are around $800 per month. If you have multiple children, you’re obviously looking at a larger bill.

Fortunately, there is the Child and Dependent Care Expenses Credit to hopefully provide some relief to families that are paying for out-of-pocket child care expenses come tax time. The Child and Dependent Care Expenses Credit is designed as a non-refundable tax credit that can cover 20% to 35% of your expenses. Qualified expenses include babysitters, preschool or nursery school, day camp or summer camp, daycare costs, and before and after school care. There are no income restrictions for claiming this credit, however it is capped at $3,000 for one child and $6,000 for two or more dependents that live with you for more than half of the year.

The caveat is that you can only claim this credit if you are working or are looking for work during the time of care, so babysitter expenses for date nights out (or in, thanks COVID!) don’t count. Additionally, you can’t claim payments to your spouse, the parent of the dependent child, a dependent listed on your tax return or your child who is 18 years or younger whether they are listed as a dependent on your return or not. Additionally, you can’t combine this credit with expenses that were paid with pre-tax money from a dependent care flexible spending account. To use the Child and Dependent Care Expenses Credit, Form 2441 must be filled out when filing your taxes. In order to claim payments made to a care provider, you must provide their name, address and Taxpayer Identification Number or a Tax ID number for a preschool or daycare.

3. Adoption Tax Credit

Adopting a child today can cost up to $50,000. The cost is dependent on the country you are adopting the child from, the type of agency or adoption professional you work with, and medical, travel, or other adoption expenses you may incur.

The Adoption Tax Credit is in place to help relieve some of the expenses you may have during the adoption process. This tax credit is non-refundable meaning that it can help lower your tax liability, however you won’t receive a refund because of it. The credit is also only available for the tax liability for that year, although if you have a remaining balance on the credit you’re able to carry that excess forward for up to five years. For 2020, the maximum credit adoptive parents are able to claim is $14,300 per eligible child (child has to be under the age of 18 or mentally or physically incapable of caring for himself or herself). Additionally, there is an income limit and phase-outs on the credit. If your MAGI is below $214,520 then you’re able to claim the full credit. If your income falls between $214,520 to $254,520 you can receive partial credit. However, if your income is above $254,520 then you’re unable to claim the credit.

According to the IRS, the Adoption Tax Credit can be used for the following adoption-related expenses: necessary adoption fees, court costs and attorney fees, travel expenses including meals and lodging, and other expenses that are directly related to the legal adoption of a child. These expenses can count toward the credit even before a child has been identified for the adoption. You can still use this credit for qualified adoption related expenses even if the adoption falls through and never finalizes.

Additionally, some employers offer employer-provided adoption benefits to pay for qualified adoption expenses. These benefits can be excluded from your taxable income for up to $14,300 in 2020, however, you cannot double-dip by using the same expenses in the exclusion as you’re claiming in the credit.

The timing of using the Adoption Tax Credit can vary depending on when you pay the expenses, if and when the adoption was finalized, and whether it’s a domestic or foreign adoption. It’s best to consult with a tax professional to ensure that you’re claiming the credit correctly.

child tax credit, child tax, tax moves for pharmacists, 2020 tax deductions for children, child related tax benefits, Coverdell education savings account maximum contribution, Coverdell education savings account - esa, dependent care flexible savings account, dependent care fsa, dependent care flexible spending account (fsa), dependent care flexible spending account

4. Dependent Care Flexible Spending Account

You may have heard of a Flexible Spending Account that allows you to save pre-tax dollars from your pay into an account that can be used for qualified medical expenses, but did you know that a similar account is available to pay for child care costs?

A Dependent Care Flexible Spending Account (DCFSA) is an account offered through your employer where you can use the funds to pay for qualified child care costs. You authorize your employer to hold a certain amount of money on a pre-tax basis each pay period that is then deposited into this account. Unlike an HSA, you cannot spend the money directly from the account. Instead, you have to pay out-of-pocket for the expense, submit the expense and then receive reimbursement.

Qualified expenses that can be covered with a DCFSA include before and after school care, babysitting or nanny expenses, daycare/nursery/preschool costs or summer day camp. It’s important to note that the child or children receiving care must be under 13 years old. You can also use this account to pay for care for your spouse or another adult that is claimed as a dependent on your taxes, who cannot take care of themself and that lives in your home.

Expenses that do not qualify include paying for education or tuition fees, overnight camps, expenses for children over 13, field trips, or transportation to or from the dependent care provider.

You can contribute up to $5,000 per year if you’re married and filing jointly. If filing single, you can contribute $2,500 per year. This can be a powerful way to save money for expenses that you know you’ll need to pay for. Because the money comes out of your paycheck pre-tax, you’re lowering your MAGI and ultimately your tax bill.

However, this money doesn’t rollover. Like the healthcare FSA, you have to use it or lose it, so only contribute an amount that you know you’ll use throughout the year.

5. 529 Plan

Depending on your financial goals and plan, saving for your child’s or children’s education may be a top priority for you. One of the most popular ways to do so is with a 529 plan.

There are two types of 529 plans: 529 college savings plans and 529 prepaid plans. 529 college savings plans are the most widely used. Money is contributed after tax, grows tax-free, and is distributed tax-free as long as it’s used for qualified expenses. 529 plans are generally run by your state, however, you don’t have to use that plan and can choose another plan instead.

529 prepaid plans allow you to prepay for a partial or total amount of tuition, but this type of plan isn’t available in every state. While 529 prepaid plans are also tax-deferred, it often doesn’t cover as many expenses as the 529 college savings plan does. According to Saving for College, if you opt for the prepaid plan you may have to pay a premium for tuition and you may not have enough money saved for future tuition costs.

You’re able to open a 529 plan at any time and there aren’t any income phaseouts or age limits on contributions or when the funds have to be used. In the past, 529 plans were only available for undergraduate, graduate, medical, and law school, but that changed in 2018. Now 529 plans can also be used for tuition costs for K-12 education (up to $10,000 per year per child) in addition to higher education costs. Qualified expenses for 529 college savings plans include tuition and fees, books, supplies, equipment, room, and board (if the student is enrolled at least half time), and computer or software equipment, among a few others. However, 529 prepaid plans often only cover tuition and room and board.

Another feature of the 529 plan is that you can choose from a few dozen investment options and can mix funds depending on your risk tolerance. Many plans also have age-based options where the money is invested more aggressively when the child is younger and moves to more conservative allocations as the child gets closer to college age. Another perk of the 529 plan is that many states also allow you to take a tax deduction or tax credit for your contributions which could in turn lower your modified adjusted gross income (MAGI) and tax liability.

When it comes time to fill out FAFSA (Free Application for Federal Student Aid), as long as the 529 plan is owned by a dependent student or a dependent student’s parents, it’s reported as a parent’s asset and the distributions are ignored. This allows you to receive more favorable federal financial aid than if it were added to the student’s assets.

But what if your child decides not to attend college? You have the option to change the name of the beneficiary on the account to someone else in the family, like a brother, sister, cousin, or parent. Remember, there is no age limit on using money from a 529 plan so you can pass this money through your family for as long as you want. If you don’t want to give the money to another family member or save it for a future grandchild, you can withdraw it but you’ll have to pay taxes on any growth earnings as well as a 10% penalty.

6. Coverdell Education Savings Account (ESA)

If a tax-advantaged 529 plan doesn’t seem like a good fit for you, there is another option to save for your child’s education. Formerly known as the Education IRA, the Coverdell Education Savings Account (ESA) is a tax-deferred trust or custodial account designed to help families pay for education expenses. Money contributed to a Coverdell ESA grows tax-free and is distributed tax-free as long as the money is used for a qualified expense. The ESA can be used to cover the cost of tuition, fees, books, and sometimes room and board for higher education as well as elementary and secondary education (K-12).

Anyone can create a Coverdell ESA account through a brokerage account, bank, credit union or mutual fund company, however the beneficiary must be younger than 18 years old at the time it’s opened. Depending on your income, you can contribute $2,000 total per year to a beneficiary.

Your contribution limit begins to phase out if your modified adjusted gross income (MAGI) is between $95,000 and $110,000 for single filers or $190,000 to $220,000 for joint filers. If your MAGI is more than $110,00 (filing single) or $220,000 (filing jointly) then you can’t make any contributions. You also can’t make any contributions to the account after the beneficiary is 18.

Unlike a 529 plan, the funds must be dispersed by the time the beneficiary is 30 years old (except for a special needs beneficiary). If the distributions are higher than the education expenses of the account holder then a portion of those earnings would be taxed to the beneficiary. If the funds aren’t used in their entirety there are options to either roll them over to a family member’s Coverdell ESA account, transfer them to a 529 plan or withdraw them. If the funds are withdrawn and not used to pay for a qualified expense, the earnings would be counted as taxable income and an additional 10% would be changed as a penalty.

One of the benefits of choosing a Coverdell ESA comes down to investment options. With this account, you can self-direct your investments and choose from a range of individual, international or domestic stocks, bonds, mutual funds, exchange-traded funds (ETFs) and real estate investments. These options vary depending on where the account is opened. You’re able to adjust your investment portfolio as many times as you’d like.

Conclusion

Between dependent care flexible savings accounts, child care or child tax credits, and options to grow your money while you save for your child’s education, there are a lot of powerful tax moves that should be considered once you have or adopt kids. It’s important to take a step back and analyze your tax strategy so that you can decide which options are going to work best for your financial plan.

If you want to check out more money tips to consider when having or adopting a child, check out the comprehensive checklist below.

Need Help Trying to Determine Which Tax Moves to Consider?

Trying to navigate the possible tax moves for your situation can be overwhelming. If you need help analyzing which moves work best for your family, how you can get the most out of saving for your child’s education or with your overall financial plan, you can book a free call with one of our CERTIFIED FINANCIAL PLANNERSTM.

 

Current Student Loan Refinance Offers

Advertising Disclosure

[wptb id="15454" not found ]

Recent Posts

[pt_view id=”f651872qnv”]