First Time Homebuyers: Top Considerations Before Making Your Purchase

Paid Partnership with Tony Umholtz, First Horizon

This is a paid post as part of a sponsorship agreement with Tony Umholtz, a mortgage loan officer at First Horizon.

Before embarking on your homebuying journey, it’s essential to understand the key factors that will influence your decision. From assessing your financial readiness to understanding your mortgage options, knowing what to consider beforehand can make your first home purchase a smoother and more informed process.

Financial Readiness

Before you start browsing listings, it is crucial to understand how much house you can afford.  A good rule of thumb is that your monthly housing costs (including mortgage, property taxes, and homeowners’ insurance) should not exceed 32% of your gross monthly income. Additionally, your total monthly debt payments (including your mortgage, car loans, student loans, and credit card payments) should not be more than 43% of your gross monthly income.  With our Pharmacist loan, First Horizon can go up to 50% in certain circumstances. 

Your credit scores will play a significant role in your rates and qualification for mortgage programs. Saving for a down payment and closing costs can be a big hurdle. First Horizon’s program offers a low-down payment requirement of 3% for first-time homebuyers and 5% down for non-first-time homebuyers. This can help with the out-of-pocket cost of purchasing your new home. At First Horizon, we offer several different programs as we know each borrower has unique circumstances, so please feel free to reach out so we can place you in a mortgage that is best for you.

Getting pre-approved for a mortgage will give you a clear idea of how much you can borrow and shows sellers that you are a serious buyer. It involves a thorough review of your financial situation by the lender and can speed up the buying process once you go under contract for your home.

When you are ready, click here to apply online to First Horizon.

Understand Your Home Wants and Needs

Once you know what your budget for your new home is, your next step is to define your wants and needs.
 
The following are some examples of what you should consider and questions to discuss:

Location

  • How far away from work do you want to live?
  • What school district would you like your children or future children to attend?
  • Is the neighborhood safe
  • What public transportation options are there?

Type of Home

  • Does a single-family residence, condo, or townhouse best support your lifestyle?

Must Haves vs Nice to Haves

It’s important to distinguish between features your new home must have and items that would be nice to have, including the number of bedrooms, yard size, garage, swimming pool, and fireplaces.

Working With a Professional Realtor

Working with a professional realtor could help with finding the perfect home for you.

Realtors can be a great asset in finding your home with their knowledge of the area and can help you sort through your options to view the best homes for your situation. The realtors will be able to make informed offers and negotiate for you.  If you need assistance in finding a professional realtor, please let us know as we work with a lot of great realtors who could be essential in your home buying process.

Conclusion

In conclusion, buying your first home is a significant and exciting step, but it requires careful planning and consideration.
 
By assessing your financial readiness, understanding your mortgage options, defining
your needs and wants, working with professionals, considering long-term implications, and making informed offers, you can navigate the home-buying process with confidence.
 
Take your time, do your research, and don’t be afraid to ask for help from experts along the way. Your dream home is out there, and with the right preparation, you’ll be well on your way to finding and securing it.

Find the Best Home Loan for You

Regardless of the type of property you want to purchase, finding the right loan requires a lot of research and expertise. Fortunately, you can turn to the professional loan officers on the Umholtz Team at First Horizon Mortgage. Tony Umholtz leads a team of experienced loan officers that provide you with high-quality home loan programs, tailored to fit your unique situation with some of the most competitive rates in the nation. Whether you are a first-time homebuyer, relocating to a new job, or buying an investment property, our expert team will help you use your new mortgage as a smart financial tool. Tony and his team can be reached at 813-603-4255 or by email at [email protected] 

You can learn more about the Pharmacist Home Loan offered by First Horizon here.

Fannie Mae Cuts Down Payment Requirement to 5% for Multi-Unit Properties

Paid Partnership with Tony Umholtz, First Horizon

In a significant shift that is reshaping the landscape of real estate investments, FNMA (Fannie Mae) has recently implemented a game-changing policy. Previously, potential buyers looking to purchase owner-occupied 2-4 unit properties faced hefty down payment requirements, ranging from 15-25% down. However, effective mid-November 2023, FNMA has now slashed this requirement, allowing buyers to secure these properties with just a 5% down payment. The development has sent waves of excitement through the real estate market, opening doors for a broader range of aspiring homeowners.
 
Historically, the high down payment barriers have deterred many homebuyers from exploring the potential benefits of purchasing multi-unit properties. With the reduced down payment requirement, FNMA is not only making real estate investments more accessible but also empowering more individuals to step into the realm of property ownership. This move holds the promise of increased homeownership rates and a more diversified real estate market.
 
One of the key advantages of this policy change is the potential for rental income. Multi-unit properties often generate substantial income. By living in one unit, and renting out the other units of the property, a homeowner can cover some or all their mortgage payments and even yield profits. The rental income of the property may also be used to qualify for the mortgage loan, increasing the purchasing power for an individual. With the lower down payment requirement, more people can now consider this option, creating a ripple effect of economic empowerment and financial stability.

Additionally, this shift is expected to foster vibrant communities. As more individuals and families can afford to invest in multi-unit properties, neighborhoods are likely to see an influx of responsible landlords and homeowners. This, in turn, could lead to improved living conditions, enhanced community engagement, and increased local investments, revitalizing areas that were previously overlooked.
 
For aspiring homeowners, this policy change offers a unique opportunity to step onto the property ladder. The dream of owning a home, especially a multi-unit property that can generate rental income, is now within closer reach. This not only fosters a sense of financial security but also opens up avenues for building wealth through real estate appreciation and rental income.
 
Real estate professionals and investors are also poised to benefit significantly from this development. With more potential buyers entering the market, real estate agents and investors can explore new avenues for business growth. Furthermore, the increased demand for multi-unit properties could drive property values up, providing investors with the potential for substantial returns on investment.

In conclusion, FNMA’s decision to lower down payments for owner-occupied 2-4 unit properties marks a transformative moment in the real estate industry. By breaking down financial barriers, FNMA is fostering a more inclusive and dynamic market that benefits individuals, communities, and the overall economy. As more people seize the opportunity to invest in real estate, the effects of this policy change are set to resonate positively for years to come, shaping the future of housing and investment opportunities in the US.

Find the Best Home Loan for You

Regardless of the type of property you want to purchase, finding the right loan requires a lot of research and expertise. Fortunately, you can turn to the professional loan officers on the Umholtz Team at First Horizon Mortgage. Tony Umholtz leads a team of experienced loan officers that provide you with high-quality home loan programs, tailored to fit your unique situation with some of the most competitive rates in the nation. Whether you are a first-time homebuyer, relocating to a new job, or buying an investment property, our expert team will help you use your new mortgage as a smart financial tool. Tony and his team can be reached at 813-603-4255 or by email at [email protected]

You can learn more about the Pharmacist Home Loan offered by First Horizon here.

How To Build a 6 Figure Rental Portfolio in Less Than 3 Hours a Week

How to Build a 6 Figure Rental Portfolio in Less Than 3 Hours a Week

The following is a guest post from Dr. Ryan Chaw. Ryan is a full-time pharmacist who built a rental portfolio on the side, going from zero to $10,755 per month in just 4 years. He is the founder of Newbie Real Estate Investing where he teaches others his system: how to find a college town to invest near, analyzing a deal, generating tenant leads through strong marketing tactics, and how to self-manage college tenants so everything is hands off and automated.

 

For most new investors, real estate is like a dragon.

.dragon cool kite GIF

 

It’s big, scary, and you’re afraid of getting burned.

Even scarier is having a bunch of immature college students renting out your bedrooms. But that’s exactly what I specialize in.

“Aren’t you worried the students will trash your house?”

This is a question I get asked all the time whenever I tell somebody that I invest in the student housing market.

My answer is always the same…

“Absolutely not. No way. Nope.”

In fact, thinking that college students will trash your house is one of the biggest myths of college town real estate investing.

Unfortunately, this myth is what holds most real estate investors back from one of the most lucrative markets in all of real estate investing: renting out by the room to college students.

You’re probably wondering right now, “Huh? I don’t understand. How’s that a myth?”

I’ll cover that later in this article, but let’s first talk about why I chose student housing.

How to Start Investing in Real Estate in a College Town

Most real estate investors leave half of their cash on the table when they rent out their house only as a single unit rather than renting by the bedrooms.

For example, here’s what one of my houses would have made if I rented it out only as one unit:

Source: Rentometer.com

But by renting out each bedroom separately, here’s what it’s actually making:

I doubled my rental income by renting by the bedroom.

Because I own 4 of these houses, I’m now making $10,755 per month in rental income!

It wasn’t always like this though. I started out as a typical pharmacist. I graduated in 2015 with my Doctorate of Pharmacy and worked two jobs as a retail and hospital pharmacist. I quickly realized that I didn’t want to work as a pharmacist until I was 65 after talking to an older pharmacist colleague. He told me, “Honestly, I just come here for a paycheck now. I wish I could have retired a lot sooner.”

I realized that while pharmacists typically make over 6 figures, this alone isn’t enough to achieve financial independence.

My inspiration to get into real estate came from my grandpa who had purchased several rentals in the SF Bay Area back in the 50s before Silicon Valley existed. As we all know, Bay Area prices went up like crazy, so Grandpa Chaw was able to retire early and live mostly off the income from his rentals.

I knew I wanted to get into real estate as soon as possible because it’s truly a time game. You buy as soon as you can, then wait for it to grow over time (as your rent goes up, your property price goes up, and you write off tons of money in taxes). When I got my pharmacist license, I decided to work a lot of overtime to save up for my first downpayment, which I used to buy my first rental in 2016.

Unfortunately, I made a lot of mistakes on my first rental and lost over $30,000!

I got a call from one of my tenants one night who said, “You’ve got to fix this. Sewage is pouring out of the kitchen sink and it’s all over the floor now.” I hired a clean-up crew and a plumber to assess the situation. It turned out that I needed to replace the whole sewage line. This cost me $9,000! I had to pay for the repairs out of pocket since this happened only 2 months after I purchased the property and I didn’t have much rental income.

On top of that, I didn’t realize the house had virtually no AC system. I ended up having to install a mini-split HVAC system which cost me $15,000.

Lastly, I had a vacancy for 8 months because I had no idea how to advertise my bedrooms. This cost me $5,200 ($650 per month x 8 months).

At the end of it all, I was feeling very depressed and discouraged. I was tired of having to take calls during my lunch breaks and late nights on weekends. I thought I had made a huge mistake investing in real estate. But I kept at it because I knew if my grandpa could do it, I could do it too. Over the next 4 years and after much trial and error, I created a system for student housing that I now teach to others. The system allowed me to cut the amount of time spent on my rentals to less than an hour a week. I’ll summarize the steps below.

There are 7 steps to creating your own student housing model that will significantly reduce the amount of time you spend on your rental properties.

Step #1: Do your research ahead of time.

Check your local city laws first to make sure everything you’re thinking of doing is legal. Some cities may require you to get a business license to rent by the bedroom. During this COVID-19 pandemic also check the college website to confirm they are scheduling on-campus learning (most colleges have some on-campus activities, whether it be with labs or experiential programs). Luckily, most graduate school students still need access to on-campus buildings to do their research.

Step #2: Choose a college based on enrollment data, college ranking, and the programs that are offered there.

You need to make sure to choose a college with a good market size to rent your bedrooms out to. Consider targeting more Ivy League type colleges because most students that go to those types of colleges received straight A’s in high school and are therefore more serious about completing their studies. Ivy League type colleges also offer opportunities for higher degrees such as medical school, pharmacy school, and nursing school. These types of students likely don’t want to waste their time partying in college. Finally, because these colleges are so popular, most of the students will be from out of the city, state, or even country, so they are definitely searching for a place to stay close to the college.

Step #3 Make your place attractive to college students.

I try to find properties that are in close proximity to campus so that I can charge premium pricing. I also look for houses with plenty of parking. This allows the college students to bring a car so they can drive to their experiential functions such as health fairs for pharmacy, nursing, and medical students. Check out the neighborhood to make sure it’s a good area so the parents feel safe letting their children stay there.

Step #4: Calculate your rental amount and know how much to charge if you put two people in one bedroom (like a couple).

If you are cheaper than on-campus housing, then you automatically have market demand. Because you provide more room and more privacy than on-campus dormitories and charge cheaper rent, it makes sense for a lot of students to just stay in one of your bedrooms. Keep in mind that putting couples into a single bedroom will allow you to charge more for that bedroom.

Step #5: Know what to look for when deciding if you can add or convert a room to a bedroom.

Whenever you can create an extra bedroom, that’s another $500-$700 in additional rental income per month. This is huge! Even adding one extra bedroom will pay for the majority of repairs and expenses that come up on your house throughout the year. Doing this step also typically allows you to at least double the amount of rental income and cash flow you make on the property.

Step #6: Market your bedrooms well to create urgency and demand.

You need to know how to create demand and urgency by highlighting the benefits of staying in your bedrooms vs on-campus housing. And, you have to advertise in the areas where your target market (i.e. college students) hang out. If you have a lot of students interested in renting out a bedroom at your property, you’ve really got the upper hand. You can choose the best tenant out of a large pool of applications. Consequently, it’s really important to get your marketing right so that you can be picky in choosing a tenant.

Step #7: Create systems and teams to help you self-manage the properties to save yourself a lot of money.

Personally, I spend less than an hour a week managing my rentals because I have systems in place for it. I empower my tenants to take on certain responsibilities. Payments are made through a phone app called Zelle since students are tech savvy. I’m able to manage my rentals while working as a full-time pharmacist job because I have these systems in place. And the best part is that I don’t have to waste 8-12% of my revenue on hiring a property manager.

Now that we covered the 7 steps, let’s go through the most important part of this process: how I completely avoid problem tenants to reduce my work load even more.

Marketing

As mentioned earlier, I do targeted marketing toward the type of students I want to attract. I’m looking specifically for the types of tenants who are more concerned about passing their midterms and finals than throwing wild house parties.

Screening

I screen social media accounts. You don’t want people who smoke, drink a lot of alcohol, do drugs, or party nonstop. Any of these types are hard a “no” for me.

Be strategic in pairing up housemates

I strategically pair up college students. This creates a balance so that even if there are a couple of immature college students in a property, they’re kept in check by the more mature, professional college students. I then also have at least a few people at every house who take on responsibilities to maintain the house. Sometimes I’ll have a tenant who may be messier, but his/her mess gets cleaned up by their parents or the other tenants.

Set yourself up for success

I minimize common space and turn those spaces into additional bedrooms. Not only does this boost my profit, but there literally will be no space to throw a large party.

That’s how simple this can be!

I believe real estate investing should be fun, simple, and enjoyable rather than this big, intimidating beast you have to slay. It also allows you to give back and provide affordable housing. If you’re interested in learning more about how student rentals can shortcut your way to financial independence, I offer a free PDF guide on how to do this and in my emails I offer you quick practical tips on how to determine the best location to invest in, red flags to watch out for, and how to create automated systems that you can implement in your own real estate portfolio at www.newbierealestateinvesting.com.

Ready to take the next step in your real estate investing journey?

One of the most important aspects of real estate investing is building your team and that all starts with finding the right real estate agent.

But as a busy pharmacist, researching, vetting, and connecting with real estate agents can be tough.

That’s why we partnered with our good friend Nate Hedrick, The Real Estate RPh, to offer a free home buying concierge service. As a pharmacist and real estate agent himself, Nate’s got the insider’s view. He has a unique perspective on the home buying process and has used it to help many pharmacists achieve their real estate dreams.

With this service, Nate helps you craft a plan that works within your budget and financial goals, connects you with a pro that you can trust, and helps you stay the course.

Click here learn more about this free home buying concierge service and to book a free call with Nate.

 

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7 Ways to Reduce Your Monthly Housing Costs

7 Ways to Reduce Your Monthly Housing Costs

The following post contains affiliate links through which YFP may receive compensation.

There are a few budget categories that eat up a large percentage of your take-home pay such as food, student loan payments, and maybe childcare.

But if you’re like most, housing costs, either as a mortgage or rent payment, will likely be one of if not the largest.

According to the U.S. Bureau of Labor and Statistics, those in the top income quintiles, which would include most pharmacists, spend around 30-32% of their pre-tax income on housing.

How does your spending compare?

You probably know many who stretch this percentage much further, maybe even up to 50% or more. This often leads to a situation known as being “house poor” and can be a huge reason many are living paycheck-to-paycheck.

And unless you are in a scenario where you can earn income directly from your living situation, this is purely an expense and can have a huge impact on your ability to direct your monthly income toward savings, retirement, debt, lifestyle, and other financial goals.

I can honestly say that one of the biggest reasons my wife and I were able to tackle our $400,000 of student loan debt in just five years was that we minimized our cost of living. Sure it wasn’t that easy living in a one-bedroom apartment for the first three years but with the overall cost of living at 15% of income, it allowed us to make some serious progress.

So whether you are house poor or just looking to unlock more disposable income, here are some ways to reduce your housing costs.

For COVID-19 housing relief info check out this post.

1. Downsize

Is your current living situation more than you need or stretching your budget too thin?

If so downsizing might be a good option for you.

No, you don’t have to sell all of your stuff and move into a 250 square foot tiny home (although, that is an option), but selling your current property and moving into a smaller house (or apartment) could save you a ton of money.

Larger expenses generally coincide with more square footage beyond just the mortgage payment (or rent payment). These include property taxes, utilities, and overall maintenance bills.

This can be tough especially if you are comfortable in your situation or used to a certain standard. Plus, it can take some time, energy, and money to make this happen.

However, this doesn’t have to be permanent and may just be a temporary move to improve your financial situation.

2. House Hack

Ah, house hacking.

It’s one of the best-kept secrets of real estate investing and can drastically reduce your housing costs while building your net worth.

The goal of house hacking is to eliminate your housing expense.

You read that right: eliminate your housing expense!

The cool thing is that there are several different ways to house hack.

Many purchase a 2 to 4 multi-family property with a loan that allows for a low down payment under 5% (like an FHA loan) and then live in the property for at least a year (mandated by the loan terms). While living there, you rent out the other units and those tenants pay down your mortgage thus greatly reducing or (hopefully) eliminating your housing expenses!

Other options for house hacking include purchasing a single-family home and renting out the other rooms or buying your dream home and living in the mother-in-law suite while you rent out the main house.

With any of these scenarios, you can drastically reduce your monthly housing expenses and even generate an income.

After your year obligation is up, you can continue living in the property or do it all over again by purchasing another house hack, ultimately creating even more cash flow.

Or, you can stash away the money you saved by house hacking to purchase a home of your own or to propel your retirement savings or other financial goals.

House hacking might not be for everyone as you have to be comfortable with sharing a wall or being in close quarters with someone else, but if you’re able to stick it out for a year or two, the savings, not to mention the tax benefits, could be huge!

To learn more about this strategy check out episode 130 where we interviewed Craig Curelop, author of The House Hacking Strategy and the Finance Guy at BiggerPockets.

ways to reduce housing costs, your financial pharmacist, refinance your mortgage

3. Get a Roommate

Maybe you thought your days of living with a roomie were over, but have you ever thought of splitting your rent or mortgage with one of your BFFs or a French couple you met off Craiglist? (true story)

Having a roommate may not seem like the most appealing option especially if they don’t have the best habits and are straight-up annoying but just hear me out for a minute.

What if your housing payment was suddenly cut in half? What could you do with that extra cash?

Similar to downsizing this could be a temporary move but a powerful one to accelerate your financial goals.

4. Geo-Arbitrage

The average rent for 703 sq. ft in Manhattan is around $4,200. Not a small chunk of change, right?

I’m no stranger to high housing costs living in South Florida, but compared to places in New York and California, sometimes it feels like a bargain.

Unfortunately, areas with high costs of living don’t always grant a comparable boost in salary forcing a huge percentage of your income to go toward this expense.

So besides getting 7 roommates just to get by, what about moving?

Geo-arbitrage is a concept that’s been picking up some steam over the years especially among those in the FIRE community. Essentially, in order to save money on housing costs, healthcare, or the general cost of living (think gas, food, taxes, transportation, etc) and get more for your dollar, you pick up and relocate to a new place.

I know this can be a really tough decision especially if it requires moving away from family and close friends and means leaving a job you really enjoy. However, out of everything you can do to reduce your housing costs, this could be the one that has the greatest impact.

5. Airbnb

Ok, so you might not be ready to pick up and move yourself or your family to a different country or even to the next city over.

But what if you could bring people from around the world to you without having to leave the comfort of your home?

Putting your house, an extra room, a finished basement, or in-law suite on Airbnb for people to rent short-term out can not only help you justify having extra space in your home but allows you to monetize the home you’re already paying on.

While this strategy is obviously not going to be very desirable or lucrative in the COVID-19 era as demand has significantly decreased, it could make a comeback and something to be on your radar.

If you are interested in this, check out Episode 121 of the Your Financial Pharmacist Podcast where I interviewed Hilary Blackburn on how she and her husband created another stream of income by becoming Airbnb hosts. The Blackburns rent out their Nashville home 14 times a year which brings in about $600 a night.

If you’re interested in seeing how much you could earn by having your home or rooms on Airbnb, check out this Airbnb earnings calculator.

6. Re-evaluate Your Homeowners Insurance Policy

If you own your home and have a mortgage, you have homeowner’s insurance. Unlike property taxes, an HOA fee, or other fixed costs, it’s one of the few expenses with a home you may be able to change.

These policies vary in price and have different types of coverage including protection on the property, your personal belongings, other people, among other features.

Since you initially got your policy in force, have you shopped around to see if you could get a lower payment?

It’s not uncommon to do this with car, disability, or even life insurance but this is one many people forget about.

One of the companies that I have personally used and YFP recommends comparing multiple quotes for life and disability insurance, Policygenius, actually now has a platform to easily compare companies that offer homeowner’s insurance.

Within 3-5 min you can find out if you are overpaying and able to get a better deal.

Now even if there is a savings, this is not likely going to be to the same magnitude as some of the ways I mentioned but every bit helps.

credible, refinancing your mortgage, mortgage refinance, mortgage refinance calculator

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7. Refinance Your Mortgage

When you refinance your mortgage, you change the terms of the loan which could be the interest rate, type of interest rate, time to repay, or a combination of those.

Reasons to refinance include reducing the loan term, eliminating private mortgage insurance (PMI), cashing out on your home equity, or getting out of a variable interest rate.

However, the most obvious reason to refinance your mortgage is to get a lower rate. Depending on the term, a lower rate could reduce your monthly payment and result in less interest paid over the course of the loan.

This year, in large part due to COVID-19 and intervention by the Federal Reserve, mortgage interest rates have plummeted to historic lows. This is good news if you are a homeowner and are eligible for lower rates.

Now often times there are some closing costs to refinance so often in order for it to make sense financially, you may have to live at your current residence for a period of time at least to break even. You can check out our mortgage refinance calculator below.

Mortgage Refinance Calculator

 

 

There are multiple lenders that offer mortgage refinancing. Unfortunately, the process for comparing rates traditionally hasn’t been an easy one.

You can go to local banks or obtain rates from individual lenders online but this requires you to submit documents multiple times and could take significant time and effort.

Or you could go to sites that partner with multiple lenders, but the moment you provide your information, it’s sold to third parties and then you get bombarded with annoying phone calls, text messages, and emails by multiple companies.

Fortunately, there is a faster and easier way to compare rates and that’s why we partnered with Credible.

Not only does Credible have an outstanding user-friendly platform that lets you compare multiple lenders within minutes, but you also deal with them directly until the final stages of the process.

Another lender we recommend is IberiaBank. They offer a 3% down loan with no PMI for pharmacists who are first-time homebuyers but they also offer refinancing options as well.

Like all aspects of your financial plan, mortgage refinancing has several considerations that need to be weighed and might not be for everyone. To help you decide whether or not you should refinance your mortgage, check out our recent podcast episode with Nate Hedrick, The Real Estate RPh.

Another Possible Option: Live the Van Life

To say that Rena Crawford took a unique and unconventional approach to combat a high cost of living is an understatement.

On episode 152 of the podcast, Rena shared her story on how she purchased a 1994 Dodge Ram van and with about $7,000 renovated it so that she could make it her home during residency. Her dad helped with the renovation and built custom fit furniture for her new 60 square foot home. The van also boasts nice flooring, 200 watt solar panels, a full size dresser that doubles as a cooktop, a mini fridge, and a full size bed.

your financial pharmacist

While living in a van down by the river may not be your answer to offset your housing costs, Rena showed that it can be done and it’s definitely an option.

Conclusion

Housing costs can take up a huge percentage of your monthly income and make it challenging to fund your financial goals. If your current living situation is not making you money and you are struggling, downsizing or moving to an area with a lower cost of living can be powerful moves. Also, getting roommates or house hacking are alternative options to have others bear some of your overall costs. Finally, comparing quotes for homeowner’s insurance or mortgage interest rates can also assist.

 

Three Strategies for Buying a House with Student Loans

Buying a House with Student Loans

Each month, many pharmacists throw thousands at a seemingly endless mountain of student loans often making it difficult to contribute to other financial goals such as savings and retirement. In addition, the dream of owning a home can seem completely out of reach. In fact, according to the National Association of Realtors, 83% of people aged 22 to 35 with student debt who haven’t bought a house yet blame their educational loans. This leads to the obvious question: How do I buy a house with student loans?

If you’re a pharmacist with typical student loan debt, you probably started or are starting your career with a significant negative net worth. Terrifying, I know, as this was exactly the position I was in. I pulled up my old budget while writing this post and although I cringe to admit it, my wife and I actually bought a house with a net worth of negative $262,000. Looking back, we probably could have prepared a little better, but at the time our top priority was buying a house even with our student loans. I’m happy to report that 4 years down the road we are in a much better position and buying our house at that time ended up being a great decision. Although you may be feeling like home ownership is far out of reach and years down the road because of student loans, you can still make it happen.

This post will explore the different strategies on buying a house with student loans and the advantages and risks of each. Because there are many factors that go into this decision, the goal is to help give you some tips so you can identify the strategy that best aligns with your goals.

Three Strategies for Buying a House with School Debt

There are three main strategies for buying a house with school debt. The first is to simply accept that you are going to be in debt up to your eyeballs for several years anyway and buy regardless as soon as you can. While certainly not the most conservative approach, the appeal of owning instead of renting can be a powerful motivator. The second tactic is the opposite of the first. Pay down ALL of your debt including student loans before jumping in and buying a property aka the “Dave Ramsey” method. The third and final strategy is a hybrid of the first two. The idea is to really assess your finances and pay down your student loans to some amount and then purchase. We’ll explore each option but let’s discuss some fundamentals first.

buying a house with student loans

Renting vs Buying

Beyond answering the question of “how do I buy a house with student loans?”, there’s another common related question. That is: “Is it better to buy or rent?”

Many people make the argument that buying is always better than renting because you aren’t “throwing away money” and you get the opportunity to build equity. In addition, the statement of “if the mortgage payment is the same as the rent payment then buying makes sense” is commonly made.

Because of the way mortgages are structured with the amortization schedule, you actually don’t build much equity at all in the first few years as the majority of the payment will be going toward interest. Also, owning a home is hardly just making the mortgage payment. There are taxes, insurance, some communities have HOA fees, and stuff tends to break.

This question of buying or renting rarely has a simple answer and there are a lot of factors that can go into a comparison. These include the details of a potential mortgage, years you plan to be in the home, speculation of the home price growth and rent growth rate, inflation, your income taxes, as well as maintenance costs and fees.

While this topic could easily be it’s very own post, this is something to keep in mind even before getting into the different strategies. If you really want to crunch the numbers with considerations in your location, consider using the NY Times Rent vs. Buy Calculator.

Are You Ready?

Regardless of the strategy you choose, buying a house with student loans is a big decision and you need to be ready to take on that responsibility. Certainly, you have to have your finances in order to make it happen, but you also want to be emotionally prepared. That means being on the same page with your spouse or significant other and being able to devote time and energy to the entire process. That also means having your priorities and goals in place. Before getting into the numbers here are some key questions to answer:

  1. Are my student loans and other debt causing significant stress?
  2. When do I want to be free of student loan debt?
  3. Am I adequately contributing to my retirement fund on a regular basis?
  4. Have I built an emergency fund?
  5. How will buying a home impact achieving my other financial goals?
Know Your Budget

Knowing your budget is key in this process and something you should establish before even getting preapproved or meeting with a mortgage lender. If you don’t do this, the lender will try to set it for you. Remember, the more debt you take on, the more you will pay in interest and if your mortgage takes up a huge chunk of your budget (a situation known as being house poor), it could put a strain on achieving your other financial goals.

Some people brag about how their mortgage is less than they would be paying in rent. However, they often forget to take into account things like home repairs, property taxes, maintenance, and insurance. Don’t ignore the full costs of a mortgage when setting up your budget. Check out our free guide on home buying for pharmacists if want to review all costs associated with buying a home.

Even if you think you’re ready to go all in and buy a home even with a large student debt load, you will have to meet some minimum financial requirements in order to get approved for a mortgage.

Debt-to-Income Ratio (DTI)

When a bank calculates how much they can lend you, they use the “28/36 rule” for conventional financing. This means that no more than 28% of your gross income may go to your total housing expenses. Furthermore, no more than 36% of your gross income may go to all your debts. Keep in mind these are maximum limits the banks set and stretching your budget to these rules could make it difficult to afford.


home buying for pharmacists

Let’s see what that looks like using an average income and debt load for a new pharmacy graduate. Let’s assume you make $115k in gross income. You have $160,000 in student loans with a 6% interest rate and a repayment term of 10 years ($1,775 per month). You also have a car loan and pay $350 per month towards that debt. The bank starts by calculating your 28/36 maximums.

28% rule = Max monthly housing expenses

$115,000 x 0.28 = $32,200 per year or $2,683 per month

Using the 28% rule, your total housing costs (Principle, Interest, Taxes, Insurance) cannot exceed $2,683 per month. (This equates to around a $450,000 house loan for a 30-year term) Assuming you pass the first test, they move to the 36% rule.

36% rule: = Max monthly gross income going to debt

$115,000 x 0.36 = $41,400 per year or $3,450 per month

Remember, the bank will not extend a loan that requires payments in excess of the 36% rule maximum of $3,450 each month. Your total debt payments each month with student loans and car payment currently sit at $2,125.

$3,450 – $2,125 = $1,325

(Maximum Debt)-(Current Debt) = Housing Allowance

This changes things quite a bit. Your $450,000 house loan was just reduced to $185,000. And remember this is the maximum the bank thinks you can afford but not necessarily what your personal budget may be able to handle. Your own financial situation will dictate whether these limits will become an issue for you or not. If you do find yourself over or very near the limit, there are a few things you can do:

1. Raise your income. Remember, it’s a ratio based on your debt AND your income. Starting a side hustle or a second job can give your top line the boost it needs to get you out of the red.

2. Lower your debt. If you pay off a credit card, sell your car for a cheaper one, or refinance student loans, you can adjust the debt side of the equation in your favor. If you don’t plan to use a loan forgiveness program, definitely consider refinancing your high-interest student loan debt through one of our partners. You can lower your DTI, pay less in interest over the life of the loan, and get a nice cash bonus!

If you are pursuing the public service loan forgiveness (PSLF){ program, then your goal should be to pay the least you can over 10 years. You can lower your monthly payments by decreasing your adjusted gross income (AGI) with pre-tax retirement contributions (i.e., 401(k), 403(b)). Lowering your payments in this way will also affect the numbers in your 36% rule.

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3. Consider a different loan product. While conventional loans use a 28/36 rule, there are many government-backed loan options that have looser requirements for DTI. FHA underwriting, for example, allows for limits up to 31% of your gross income and 43% of your total debt load. If you want more information on multiple loan options, check out our free guide on home buying for pharmacists. It’s also worth mentioning that these limits are in place to protect you from buying outside your means and it’s usually not in your best interest to try to work around them.

4. Reassess the size of your mortgage. This might seem obvious, but if you get to this point and still can’t make the numbers work, you might simply trying to buy too much house. In fact, the harder you have to work to get around your DTI ratio, the more likely it is you need to reassess your overall budget. This can be a hard pill to swallow if you’ve already located a house you really want. If you need a reminder for why these limits are important, just look back at 2008 when the housing market collapsed. A good portion of that failure came from people who owned too much house and too much debt for their income to sustain.

Credit Score

Next up, get your credit score up. There are countless reputable sites for obtaining your free credit score without it affecting your report. Most banks and credit cards even provide monthly credit reports so you can track things over time. Most lenders want your credit score to be above 750 for the best rates possible. Pulling your own credit score allows you to review the report for errors before heading to the bank. According to the FTC, more than 20% of consumers found errors on their credit reports that could be affecting their score.

Speaking of credit, regardless of the strategy you choose, you should knock out any existing credit card debt. The average APR for a credit card is 17%. This means that any gains you make with a good investment elsewhere are going to be eaten up by the interest costs of your credit card.

Down Payment

Often, saving up enough cash for a sizable down payment is one of the toughest parts of buying a house with student loan debt. With retirement contributions, other debt payments, rent, emergency funds, and everything else, it can be quite a challenge to save the thousands required. Although it’s easier said than done, try to use the process of accruing your down payment as a test for your new budget as a homeowner. Unexpected costs are going to come up and learning to live off a leaner budget now can help to ensure your success down the road. If you’re still struggling but have a generous family member, monetary gifts can also be used as your down payment without penalty. Don’t forget, while most conventional loan products require 20% to avoid private mortgage insurance (PMI), there are a number of options available with down payments as low as 3.5%.

All of these factors will be used by your lender to determine the loan products you are eligible for and the size of payments you can expect to make. Once you’ve crunched all the numbers and done all the homework from above, you’ll want to go ahead and get pre-approved.

Consider a Professional Home Loan

You’re well aware that student loans can make it challenging to save a 20% down payment (or else you wouldn’t be reading this post), especially if you live in a market where home prices are high and you have other competing financial priorities.

Additionally, getting approved for conventional loans can be tough because most lenders will count your student loans when determining your debt to income ratio as I mentioned earlier.

YFP has been on the hunt for another possible solution for you when a large down payment or conventional loans are out of reach.

pharmacist home loan

We partnered with IberiaBank who offers a Professional Home Loan (aka Doctor’s Loan) that is available for pharmacists.

The Professional Home Loan product offers a 3% minimum down payment without PMI and is available in all states except Alaska and Hawaii.

Learn more about this loan product and the 5 easy steps you can take to get a home loan even if you don’t have 20% down.

 

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Another Tip Before Moving Forward

Something that’s often overlooked as part of the home buying process is having good disability and life insurance policies in place. Your ability to pay for your home and student loans is dependent on you earning an income each and every month. If you became disabled because of an accident or illness and are unable to work, disability insurance will provide you with money to help replace your income. If you were to die unexpectedly, your mortgage will usually pass on to your spouse if he or she is on the loan. A strong life insurance policy could pay off the remainder of the mortgage or be enough so that your significant other could continue to make the monthly payments.

Ok. Now that you have your priorities in place and have done some due diligence, let’s explore some of the pros and cons of each of the strategies I mentioned above.

Strategy 1: Buy a Home ASAP

Let’s face it, a great deal of the decision to buy a home comes from your heart and not your head. Of course, you want to make a sound financial choice, and most homes are just that, but sometimes you also just WANT TO OWN A HOUSE.

My wife and I have owned our current home for a little over 4 years now. It’s very difficult to beat the feeling of security and peace of mind I have knowing that my daughters have a safe place to sleep every night. I never have the threat of a landlord deciding to sell the property, or raising the rent, or simply kicking me out with only 60 days notice. I can put effort into my home and enjoy the benefits of that effort. This is something that connects us to the property in a way a rental never could.

This strategy is for people who are looking for that feeling and are looking for it right now. You may also choose this strategy if you are someone who is confident in your housing market and feel that you can take advantage of the projected appreciation and resale opportunity.

There are some compromises of course if you choose this path. For starters, you may not have enough saved up for a full down payment. This means a larger mortgage payment in addition to paying private mortgage insurance (PMI), which will ultimately increase the total cost of the house. Depending on the size of the mortgage, you could put a strain on your budget making it harder to pay off other debts or to contribute to savings and retirement.

Also, if you pursue this strategy with very little equity, it could be very difficult to move if there was a dip in the housing market and your upside down and you owe more than the home is worth. Therefore, you have to be comfortable with this risk.

This strategy could definitely make sense if your student loan strategy involves one of the federal forgiveness programs, especially PSLF since you are anticipating having student loans for 10-25 years and will be making income-driven payments. Because there is a standard term to get the full benefits of forgiveness, it doesn’t make sense to make extra payments since you can’t accelerate the process.

getting a house with student loans

If you choose this strategy, consider building a decent a down payment and a mortgage size that doesn’t cause too much stress on your monthly budget and make it impossible to make progress with your student loans and other financial goals.

Strategy 2: Pay off all student loans then buy a home

If the thought of your student loans makes you sick to your stomach, adding more debt by buying a home may be the last thing on your mind. This strategy focuses on paying off your biggest debts before adding more to your plate. This is the true Dave Ramsey philosophy and is a strategy for people who can handle delaying their gratification.

The advantage here is all about flexibility. You have the ability to move relatively easily if you experience a job change or life event. Renting requires far less in upfront costs compared to buying so you retain more flexibility in your budget for paying down other debts faster. The costs of renting are also much more predictable given you won’t have repairs or capital expenditures to worry about.

The tradeoff is you will miss out on the benefits of being a homeowner until later. Namely, building equity and tax benefits. Interest rates are also increasing at the moment and if trends continue, they could be significantly higher in just a few years. Missing out on a lower interest rate now could mean spending quite a bit more down the road. Plus, depending on the size of your student loans and potential mortgage it could take several years to clean that up and then save enough for a down payment.

Many people who follow this approach simply hate the idea of being indebted any more than they have to be or fear the possibility of defaulting on payments with a sudden change in income.

how do I buy a house with student loans?

Strategy 3: The Hybrid Approach

The third and final approach attempts to mix the best aspects of the initial two. The basic philosophy is this: Pay off a portion of your student loans and lower your debt to income ratio, save up a sizeable down payment, and buy a home when you are more financially stable.

If you use this approach, what percentage of your student loans should take out prior to pulling the trigger on a home? It really comes down to what your comfort level is and how long you want to delay the homebuying process.

Similar to the last strategy, you will miss out on some of the benefits of being a homeowner for a period of time potentially missing out on market appreciation and locking in a lower interest rate.

Like strategy #1, this hybrid approach would definitely make sense if your student loan strategy involves one of the federal forgiveness programs.

buying a house with school debt

Conclusion

Buying a house with student loans can certainly feel overwhelming. There are emotional and financial points to consider that are often at odds with one another. There are three basic strategies to consider and what works best for you will be dependent on your situation including your priorities, emotions, financial position, and risk tolerance.

Have more questions about buying a home with student loans? Nate Hedrick, the Real Estate RPh, is a full-time pharmacist and licensed real estate agent. Head on over to yourfinancialpharmacist.com/real-estate to get in touch!

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A New Practitioner’s Perspective on House Hacking

A New Practitioner’s Perspective on House Hacking

By: Dylan Koch, PharmD

In my second year of pharmacy school, I was introduced to Dave Ramsey. Dave Ramsey is a personal finance coach who is most known for his book, “The Total Money Makeover” and his podcast, “The Dave Ramsey Show.” Mr. Ramsey boils down his path to financial freedom through seven baby steps. Those include:

  1. Save $1,000 for an emergency fund
  2. Pay off all personal debt with the exception of your mortgage via debt snowball technique
  3. Save 3-6 months of expenses for an emergency fund
  4. Save 15% of your income towards retirement
  5. Save for kids’ college
  6. Pay off your mortgage
  7. Build wealth (and give)

As a pharmacist, you may consider re-prioritizing paying off student loan debt to baby step #6 instead of baby step #2. However, this is only relevant if your student loan debt is comparable to your mortgage payment.

These baby steps can definitely work to move you out of debt and into financial freedom. With an average pharmacist’s income, everyone should be able to retire a millionaire, at the minimum. The “Seven Figure Pharmacist” book dives into this in detail so I won’t go into that here.

During my own personal finance education, I came across another book titled “Rich Dad Poor Dad” by Robert Kiyosaki. Mr. Kiyosaki states that rich people buy assets and poor people buy liabilities. The most common examples of assets include stocks, bonds, and real estate. The most common example of a liability is a new car. The main difference between the two is that assets increase in value over time whereas liabilities decrease in value over time. Multiple streams of income are important and allow people to leave the “rat race”. After reading “Rich Dad Poor Dad”, I started researching real estate as an investment opportunity, and that’s when I first discovered the concept of “house hacking”.

House hacking is buying a small multi-unit property (either 2, 3, or 4 units) and living in one unit while renting out the others. House hacking appealed to me because it would lower my living expenses, while creating equity at the same time. This would allow me to save more money in order to pay off my student loans quicker. I will go over my personal journey of how I purchased my duplex and dramatically lowered my monthly expenses.

home buying for pharmacists

I downloaded several real estate apps on my smart phone (such as Zillow, Trulia, Realtor, and Redfin) and changed my search criteria to “multi-family” properties inside a specific mile radius where my girlfriend and I wanted to live. You can be as specific as you want with the various filters including the number of bedrooms, number of bathrooms, square footage, etc., but I really just wanted to see what was out there.

After a few months of filtering and searching, I ended up looking at five different properties – two of which I made offers on only to be outbid by someone else.

A couple weeks later, I got a notification that a two-unit, two bedrooms/one bathroom duplex just came on the market, which fit the criteria we were looking for. I called my real estate agent that day to tour the property as soon as possible. After the showing, I made an offer that was accepted the same that night! I was overwhelmed with emotion. Excited that my offer had been accepted, but also fearful at the same time. Did I do all my calculations correctly? Was I making a mistake? What if the roof leaks a month after moving in?

The property was listed for $270,000. I was using an FHA loan, a loan that is used often for first-time homebuyers, that allows for a 3.5% down payment (versus 20 for a conventional loan). After closing costs, inspection costs, and appraisal, I needed just under $13,000 to make it to closing.

Here is where the fun began. At $270,000 with a 3.5% down payment, the loan balance was $260,550. I financed this property on a 30-year mortgage at 4.5%. That means my monthly mortgage payment would be $1,320.17. Considering each unit in the property I was buying was a 2 bed/1 bath unit and the average rent in the same area was $1,600/month, this seemed like a no brainer.

The other expense that needed to be factored in was property taxes. You can find information on property taxes for a home you are thinking about purchasing on the county auditor’s website. My property taxes are high and equate to an extra $400 each month. The lender I used put my property taxes, home insurance, and private mortgage insurance (PMI) in an escrow account. This just means that the lender will pay my principle and interest, property taxes, and insurance for me in one monthly statement instead of billing me separately. Add this all up and my monthly bill is now $2,000/month. *

*Because of the low down payment option, lenders (banks) require private mortgage insurance (PMI) on properties. If a conventional loan is used (20% down), then you would not have this expense and the total per month would then be $1,875/month and would also be abbreviated PITI vs the PITI(I) that I have listed. You can also re-finance out of this at a later date once you have at least 20% equity in your property. FHA loans require that you live in the property for at least one year before refinancing.

Multi-family properties (2-4 units) are treated like single family homes in regard to lending and tax purposes. When a property has 5+ units, then the lender (bank) looks at the property more like a business.

As mentioned above, I should be able to rent out the unit I’m not living in for $1,600/month. I advertised this unit on Craigslist and Facebook Marketplace and I had renters sign for $2,000/month just two days after posting. This covers the cost of utilities which is not separated for my specific duplex. I am now living in a nice area for free!

house hacking

I can take the money I’m saving (by not having a housing payment) and apply it towards other expenses, whether that be a car payment, student loans, credit card debt, or something else. Additionally, when someone pays rent, that money is going into someone else’s pocket. With house hacking, the money is at least going towards equity into the property that you own via paying down the mortgage. There are additional tax benefits to owning real estate as well, but that is beyond the scope of this blog post.

Personally, I have transitioned from a Dave Ramsey philosophy to more of a Robert Kiyosaki philosophy. With that being said, following the Dave Ramsey approach while in pharmacy school and during my first year post-pharmacy school put me in a better position to make myself more lendable. Banks look at certain key metrics (such as debt-to-income ratio, loan-to-value ratio, other assets, credit score, etc.) to see if you qualify for a home loan.

For more information regarding house hacking, take a listen to Episode 130 of the Your Financial Pharmacist featuring Craig Curelop, the Finance Guy at BiggerPockets and author of The House Hacking Strategy.

If you have further questions, please don’t hesitate to reach out to [email protected].

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10 Things I Wish I Would Have Known Before Buying My First House

 

The following post was written by Nate Hedrick, PharmD., a 2013 graduate of Ohio Northern University. By day, he works as a clinical pharmacist for the sales team at Medical Mutual. By night, he works with pharmacist investors in Cleveland, Ohio – buying, flipping, selling, and renting homes as a licensed real estate agent with Berkshire Hathaway. This experience has led to the creation of YFP’s Real Estate Concierge Services, a one-stop shop for getting you on the right track toward buying or selling your next home.


My wife and I met on a blind date in pharmacy school. We were set up by a mutual friend and despite an impending snowstorm and an exam I really should have been studying for, we went out to our local Mexican restaurant and had a fantastic time. We were crazy for going out in that blizzard and my transcripts can attest to the fact that I should have spent more time studying. Despite the risks, we made it home in one piece, I passed that exam (with a C), and I ended up meeting my best friend that night.

We made that date work despite nature and other obligations working against us.

Now, over 7 years later, we are blessed with two darling baby girls, a goofy dog, a wonderful home… and a mountain of debt.

Pharmacy school is expensive. So are homes. (So are dogs and kids come to think of it.) Looking back, our blind date is actually a great analogy for our early financial life together. We bought our first home pretty much the same way we handled our first date. We were jumping in with both feet regardless of other obligations. I had just finished residency, our friends and family owned homes, and we were tired of the “temporary feeling” we had from renting. We were driving out into that blizzard despite what the weather report said.

I certainly don’t regret our first date and I love the home my daughters get to grow up in, I just now realize that there was probably more we could have done to set ourselves up for success in both cases.

Just like we could have waited an extra night for better weather and would have still gotten married years later, we could have waited a little longer for our finances to get in order and still would have ended up with a great place to live. Hopefully, some of what I learned can help you whether you are about to buy your first home or your forever home.

#1 – The bank does not set your budget.

A pre-approval letter from the bank is not the same thing as how much house you can afford.

As pharmacists, we are lucky to make great salaries right out of school. However, this is a double-edged sword that often fools us into thinking we can take on a lot more debt than we probably should. When a bank calculates how you get pre-approved for, they use the “28/36 rule” for conventional financing. This means that no more than 28% of your gross income may go to your total housing expenses. Furthermore, no more than 36% of your gross income may go to all your debts. Using these numbers with a pharmacist’s salary will often result in a pre-approval that could have you looking outside your range. Check out the calculator below to estimate your monthly payment based on your projected loan and other costs.

Mortgage Calculator

While there are many ways you calculate your own home-buying budget, I recommend considering the “50/30/20 rule”. The idea is that 50% of your TAKE HOME income should go to your needs, 30% to your wants, and 20% to savings.

Needs are things like food, clothing, transportation, medical needs, student loans, mortgage (or rent), insurance, and property taxes. Wants include entertainment, vacations, charitable donations, and any extra you want to throw at your student loans or other debt. Savings include traditional savings accounts, extra retirement contributions, and wherever you stash your emergency fund.

Remember, this is take-home pay, which really should be what you bring in after taxes and after maxing out your 401k match through your employer. I like the 50/30/20 calculation because it is specific enough to illustrate what you can really afford but flexible enough to allow you to adjust certain things based on your individual needs. Regardless of the method you use, calculate the number for yourself instead of allowing your lender to fool you into looking for a house you really can’t afford.

#2 – Shop around for mortgage lenders.

When I was looking for a bank to get a home loan for our first house I had no idea where to begin. I ended up just asking my parents which bank they used for their mortgage and went with that. It seemed like too daunting of a task to tackle otherwise.

Despite the numerous choices, I encourage you to meet with at least 3 different lenders or utilize a mortgage broker when finding your first mortgage. Find someone who is comfortable with the loan product you intend to use (FHA, conventional, VA, USDA, etc.) and compare what other incentives or advantages they provide if you decide to use them as your loan servicer. If you aren’t sure what the differences or advantages are between the different types of loans, check out my website www.RealEstateRPH.com for an article that walk through each type.

You can go to multiple banks or individual lenders online but this requires you to submit documents multiple times and could take significant time and effort. Plus, the moment you provide your information, it’s often sold to third parties and then you get bombarded with annoying phone calls, text messages, and emails by multiple companies. Fortunately, there is a faster and easier way to compare rates and that’s why we partnered with Credible.

Not only do they have an outstanding user-friendly platform that lets you compare mortgage lenders within minutes, but you deal with them directly until the final stages of the process.

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#3 – Save 20% for your down payment.

It can be extremely tempting to skip saving up a significant down payment for your first house. With loan products available that allow 3.5% down, why would anyone want to save up a full 20%?

While there are a number of reasons, the primary financial concern comes down to private mortgage insurance or PMI. Essentially PMI is insurance that protects the lender against individuals who default on their loan. The problem is that this monthly payment effectively buys you as the homeowner nothing but ends up costing you $100 per month or more. Luckily, this requirement is removed once you have reached 80% loan-to-value.

What the lender often neglects to tell you is that unless you submit a request at that 20% they can actually continue your PMI requirement up until your reach 78% loan-to-value. Although it might not seem like much, this 2% difference could equate to hundreds of dollars! If you do decide to put only 5% or 10% down, make sure you are paying attention for when you reach the 20% mark and are aware of the process your lender requires for waving PMI on time.

#4 – Don’t forget the hidden costs of buying a home.

Aside from saving enough for a down payment, you need to have some cash reserves set aside for all the little things that come with buying a home. Once you put an offer in, your first major expenses will typically be inspections. General home, pest, radon, sewer line, and other inspections are all important in making sure the home you are buying doesn’t have any major issues. Depending on which inspections you choose to have, you can expect to pay a few hundred to about $1,000.

Closing costs typically run between 2% and 4% of the cost of the loan. That means for a $200,000 house you need to have an extra $6,000 or so available on top of your down payment. The lender is required to give you a detailed breakdown of exactly what your closing costs will be before everything is due. The good news is, many times the closing costs can be negotiated into the purchase offer and actually paid by the seller. Your real estate agent can help with this. Property taxes, home insurance, and PMI (if you have to pay it) are often taken out monthly by your lender and put into an escrow account. This ensures the lender that these important payments are received each month and are on time.

Lastly, if your heater goes out in the middle of winter, you don’t have a maintenance department you can call like you do with a rental. Setting aside some additional funds for these unexpected costs is why an emergency fund is so important. Don’t drain your savings account with your down payment and forget to keep something in reserve for the unexpected.

#5 – Prepare for a lot of “hurry up and wait”.

If you are going to be getting any kind of loan for your new house, prepare yourself for the uncomfortable month that is underwriting. I understand it from the bank’s point-of-view, there is some serious legwork to be done when giving someone tens or even hundred of thousands of dollars. However, I have yet to experience a closing that didn’t involve some mix of “We need this document from X and Y in 24 hours or the whole deal is going to fall through.” Promptly followed by days of utter silence. It can certainly be nerve racking. My advice is to simply be prepared for it and don’t try to squeeze your closing date into a smaller time period than is advised by your Real estate agent or lender. Also, be as diligent as possible when it comes to document collection. Create a new folder on your computer for all your loan documents to live in during the underwriting process and gather all your financial information in that one space.

#6 – Don’t skip out on the home warranty.

I distinctly remember the moment during our negotiations that my wife and I told our Real estate agent we didn’t need a home warranty. The house we bought had just been redone and we were certain the appliances were new. I lived in that certainty for about 4 months before I had no way to wash my dirty laundry. Several hundred dollars later we had a working washing machine and a heap of regret. The average home warranty costs between $300 and $600. The average cost of a new washer is $700. The average cost of a new furnace is $4,000. Each of these (along with several other household appliances) are covered under most home warranties. A small price to pay for a lot of peace of mind. This is especially true when you consider that you can often negotiate for the seller to cover the home warranty for you.

#7 – Work with a real estate agent – its free! (sort of).

Being a real estate agent myself, I admit I might be slightly biased. However, even before I became licensed, I realized the advantages of working with a good real estate agent. For starters they have access to a lot more information than Zillow® or Realtor.com®. These websites work well for the initial home screening process but when it comes time to look seriously for a home, you need a more powerful tool. Each agent has access to a database of housing information specific to your area called the multiple listing service (MLS). Think of it like Lexi-Comp® compared to webMD®.

The best part is that they can give you limited access to this database for yourself if you simply ask. Through the MLS portal, your real estate agent can set up automatic searches that deliver updated listings directly to your inbox as soon as new information becomes available. Once you find a property you are interested in, your agent should help you set up showings, put in offers, negotiate with the seller, and generally help you navigate the complex buying process.

When it comes to contracts and offers, I also recommend finding an agent comfortable with DotLoop®. This online tool allows all the important documents to be drafted, signed, and delivered online. The convenience of being able to submit a signed offer from your pharmacy’s break room is hard to beat.

Finally, the best part is that all this help provided by a real estate agent is effectively FREE if you are a first time homebuyer. The commission for real estate transactions is generally paid by the seller and then split between the listing agent and your agent. This means you usually only pay a small office fee of a few hundred dollars to get the whole deal done! Not a bad price to pay for personalized service.


Finding an agent like I described above can be a challenging prospect. That’s why we’ve created our FREE Real Estate Concierge Services! Here’s how it works: Head on over to our real estate page and click on buy or sell a home. There, you can sign up for a free 30-minute call with Nate. During that call, we’ll start by learning about your budget, wishes, and goals. Then Nate will connect you with one of our preferred local agents from a network of personally interviewed and vetted top-tier agents. This gives you a local expert to help you on your way. Throughout the whole process Nate will stick by your side, even after closing, in case you have any questions or need an extra opinion along the way. It’s as simple as that! Head on over to our Real Estate page and get started today!


 

#8 – Home ownership provides tax advantages, even for people that make “too much”.

Not many people would expect there to be disadvantages to making a six-figure salary right out of school. If there is a downside however, it has to be income tax and a significant lack of tax breaks. Even the meager deduction that is student loan interest is lost if you make more than $85,000 per year ($170,000 if married and filing jointly).

Luckily, real estate remains a refuge for limiting your taxable income. Since interest payments can be the largest component of your mortgage payment in the early years of owning a home, the biggest deduction for many people is mortgage interest. There is even an extra point-based deduction you can take the first year you buy your home. For example, if you paid two points (2%) to close on a $200,000 mortgage ($4,000), you can deduct the points as long as you put at least $4,000 of your own cash into the deal. And believe it or not, you get to deduct the points even if you convinced the seller to pay them for you as part of the deal.

Finally, you can also deduct local property taxes you pay each year.

All these combined deductions can add up to quite a lot come tax day. This advantage can even be taken several steps further when you talk about real estate investing and home depreciation, a complicated topic that is worth reading up on.

#9 – Plan to stay for a few years.

The real financial advantage to buying a home comes from slowly building equity by staying there for several years. Although it’s not always easy to predict where you are going to be in a few years (geographically and in life) try to make a five-year plan when deciding how and where you want to live. If you don’t want to be tied to a particular location, perhaps renting is a better idea. If you and your spouse want to have a large family, pick a location (and the number of bedrooms) that supports your plan for a few years down the road. Again, all of this is easier said than done.

My wife and I bought a home with three bedrooms thinking we could grow into them once we started a family. That plan started to fall apart when both of us ended up working from home. Just two years after buying out home we found ourselves with a master bedroom, a nursery, an office…and one of us at the kitchen table. Flexibility is really the answer if your original plan has to be scrapped. Eventually we worked out an extra office space in the basement and now my wife only works at home a few days per week. My advice is to have a plan, then be able to roll with the punches if and when things change.

#10 – Consider “House Hacking”.

How would you like to buy a home, live privately in your favorite part, and have someone else pay your mortgage for you? If this sounds to good to be true, I encourage you to start reading up on the concept of house hacking. The basic concept is to buy a home with 2-4 units, live in one of them and rent out the others. Ideally, these are long-term tenants that consistently pay you enough rent to cover all or most of your housing expenses.

The real beauty of house hacking becomes apparent when you learn that the bank treats the loan for a 4-unit home in the same way they treat a single-family residence. This means a single mortgage buys you not only your first home but also your first investment property. There are also easier ways to house hack if being a landlord isn’t your cup of tea. Renting out your extra bedrooms, transforming your basement into a rentable guesthouse, or even Airbnb are all simple ways to lower your house payments by having others pay your mortgage for you. No matter how you do it, if you don’t mind living with a guest or two, house hacking can be an incredible way to make your first home more affordable. To learn more about house hacking, check out Episode 130 with Craig Curelop, the Finance Guy for BiggerPockets and author of The House Hacking Strategy.

 

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One pharmacist’s experience with cutting his house payment in half

 

This post was written by Justin Cole, PharmD, BCPS. He is a 2006 graduate of Ohio Northern University. Dr. Cole recently accepted an appointment as Vice Chair and Assistant Professor of Pharmacy Practice at the Cedarville University School of Pharmacy. Over the previous 10 years, he served in various roles at Nationwide Children’s Hospital in Columbus, Ohio, where he continues to practice. Professionally, he is passionate about pediatrics, pharmacy leadership development, and medical care of underserved populations. You can follow him on Twitter for content related to these passions. He and his wife, Michelle, have three children and enjoy music, hiking, biking, and just about anything done outdoors. If you have any questions about this article, feel free to contact Justin directly at [email protected].


For most of us, a home is the largest purchase we will make in a lifetime. As a result, our homes are a symbol of status and wealth. We are slaves to comparison, defining ourselves by the number of square feet we occupy or the status of our neighborhood.

Pharmacists may also feel pressure to buy a “bigger and better” home similar to or better than the ones owned by our parents. These factors can lead to taking on mortgages that hinder us from achieving other financial goals. We give ourselves little wiggle room for changes in our financial situation and fail to account for all the costs of home ownership. Mortgage delinquency rates, even though improved today, remind us of this. Five percent of homeowners in the US are at least 30 days behind on their mortgage payment, and more than two percent are at least 90 days late (Ref: Forbes, 2017).

I felt many of these home-buying pressures shortly after graduating from pharmacy school. After having our apartment broken into, my wife and I decided to leave renting behind to buy our first home in a nice, safe neighborhood. We desired to have children in the future, so we looked for homes that we felt would be ideal for a family. During our first showing, we walked into the home and quickly felt it was our “forever home.” We ended up purchasing the beautiful four-bedroom home in a developing area. We knew it was a stretch for us to afford at the time, but we could not imagine passing up the opportunity.

To make it work, we ended up putting 10% down at closing and chose to take a second smaller mortgage at a higher interest rate for the additional 10% of the down payment (which I would never recommend doing). We paid off this second mortgage within a year by trimming costs in other parts of our budget. Over the next few years, we were able to refinance our home and were on track to pay off our mortgage years early. We felt incredibly blessed with our house and our three children that made it a home. We had hosted family gatherings, hosted a small group for our church, developed great relationships with neighbors, and made many fond memories in our home. It seemed that despite some of our financial decisions, things were working out well.

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After 10 years in hospital practice as a clinical pharmacist and coordinator, I accepted an academic appointment at a school of pharmacy. With this career change, we decided to relocate and were suddenly in the housing market again. During our search for a new home, we initially went into the process thinking of making a lateral move into a similar-sized home. After all, we were comfortable in our previous home and enjoyed the space it provided. We put offers on two similar-sized homes, but neither worked out. Because homes were selling quickly at the time, we had to rethink our strategy. My wife and I decided to consider homes that were smaller than the one we previously lived in.

In the end, we moved to a wonderful home that was less than half the size and cost of our previous home.

I did not fully realize the impact that home ownership had on our overall financial picture until our move. Through the process, we have learned a lot about ourselves and experienced many unexpected freedoms through downsizing.

Freedom to pay down debt. We were already on a path toward financial freedom, but much of my income was going toward our mortgage payment each month. Moving to a smaller home allowed us to pay off all of our non-mortgage debt including my student loans and an auto loan for a used minivan. Without the move, it would have taken us many more years to achieve debt freedom despite our best planning!

Freedom to save, spend, and give. We desire to be good stewards of all that we are given. Moving to a smaller home allowed us to bolster our emergency fund and gave us the flexibility to save more for retirement. Shortly after moving and paying off our non-mortgage debt, we also decided to take a family vacation that previously seemed like a distant dream. Most importantly, we were in a position to be more generous. While we had always budgeted to give to our church, mission work, and a handful of non-profit organizations we supported, we found ourselves with the ability to meet other needs around us.

Freedom from anxiety. It still pains me to admit this, but I did not realize how much time and energy I spent worrying about our financial situation until after the move. While we weren’t living paycheck to paycheck and had an emergency fund, I still spent a lot of time dissecting our finances, much of which went toward our mortgage payment. After the move, it was as if a burden had been lifted off our shoulders. I found myself thinking a lot less about our financial situation, and my sleep even improved as a result. I had never thought of myself as an anxious person but realized that concerning finances I was. Sometimes it takes a change in circumstances to reveal faults in our own mindset.

Freedom from the desire for more. No one likes empty rooms. The bigger the house, the more you have to buy to fill it. In moving to a smaller home, we began to reevaluate what we really need. We have sold some items, donated others to second-hand stores, given items away, and even trashed things that we had been holding onto for too long. For purchases, we now consider space carefully and evaluate the real need for something shiny and new. In essence, we have learned to live with contentment. We are now more debt-averse than ever before. Our spending habits have changed; we now spend less on possessions and more on experiences that our family can turn into memories.

While living below your means makes complete sense, it took an unexpected change to help us truly realize its blessings. We can confidently assert that freedom comes from making financial independence a higher priority than status symbols. While this may not be the last home we buy, we are content with all of the unexpected blessings that we have through it, and are prepared to make solid financial decisions because of the lessons we have learned.

So what is the way forward for someone who desires to achieve financial freedom and purchase a home? How do you determine what home you need rather than the home you want? Can you have both? Look for more posts this summer related to how home buying fits into your overall financial plan!

 

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Real Estate: The Investment You Should Not Overlook

 

This article was written by a colleague and former classmate, Ben A. Holter, PharmD, RPh, MBA. Ben is a 2008 graduate of Ohio Northern University and completed his MBA at Ohio University in 2013. He is currently the Pharmacy Manager at Shrivers Pharmacy in Nelsonville, OH and a managing member of Orion Ventures LLC and Cragganmore Investments LLC. These companies are based in Athens, Ohio and focus on the acquisition, development, and leasing/selling of both residential and commercial real estate (www.athensoh.com). If you have any questions about this article, feel free to contact Ben directly at [email protected].

 

Following the sage advice of Your Financial Pharmacist, let’s assume you are on track with your financial plan–paying down or paying off debt, creating and following a budget, investing in your employer’s retirement plan, emergency fund in place…check! Well done, you’ve laid the foundation for a strong financial future. Now it’s time to start thinking about diversifying your investments outside (and inside) of the traditional retirement plan. My preferred way to accomplish this goal is through real estate. Whether you realize it or not, most of us will become real estate investors with the purchase of our first home. That may be enough exposure for some of us based on our goals and comfort level, but I would encourage you to consider other ways to add real estate to your portfolio.

 

“Fixer Upper”, “Tiny House Hunters”, “Flip or Flop”, “Property Brothers”…if you’ve channel surfed through satellite TV in the past decade you’ve likely been inundated by these and many other real estate based reality TV shows. It seems that while you were off racking up student loan debt and limping through organic chemistry, the rest of the world has been getting rich buying and selling real estate. Oh, you haven’t heard? It’s simple! Buy low, renovate, sell high, and get rich…what could go wrong? Hang tight, we’ll get there—but despite the hype, I believe real estate has an important role in helping to diversify your investment portfolio. Although it may not be as exciting, there are many ways to invest that don’t involve “flipping” houses or even direct ownership, yet can still provide great returns while mitigating your overall risk.

 

Before delving into the different ways to invest in real estate, there are a few basic questions you need to ask yourself:

  • Do I want to actively manage a property/properties or be a passive investor?
  • What is my investment strategy? Am I looking to “flip” properties for a short-term profit or make long-term investments?
  • How much time and money do I want to invest and how much risk am I willing to assume?

How you answer these questions will help you decide if real estate investing is right for you and which types of investments suit your lifestyle and fit into your overall plan.

 

Physical Property – Residential

 

Houses, condos, duplexes, multi-family units, and apartments are common examples of residential property. Owning and acquiring residential properties is relatively easy as markets are established and financing to qualified buyers is readily available. While the amount of active management required for owning physical property varies based on the type of property owned, it is rarely passive unless owned with partners who take on the management role. Repairs, maintenance, rent collection, vacancy, property taxes, rental permits, compliance with code, and insurance are only a few of the things you will need to think about as a property owner. That said, residential property is the place to start if you decide empire building is right for you…but don’t forget—when the plumbing backs up, the pipes burst, or the furnace dies, you’re the one who gets the call.

 

It’s also worth noting that flipping residential property tends to be the focus of the aforementioned reality TV craze. Having been personally involved in multiple flips, I promise it is not as easy as portrayed on television and I much prefer long-term rental properties. While flips can be very profitable, they also carry a substantial amount of risk for the inexperienced investor. The takeaway here is to diligently research any potential project and have a structured plan with a substantial margin for error in your cost and sale estimates if you decide to take the leap.

 

Pros:

  • Buy/sell process is relatively simple and straightforward
  • Smaller investment required to get started
  • Demand for rentals is typically high unless in a saturated market
  • May appreciate in value if well maintained and in a stable market
  • Buying undervalued, foreclosure, and/or short-sale properties can offer an outstanding return on investment

 

Cons:

  • Renting or flipping residential properties require active management and is typically NOT a passive investment
  • Flipping properties can carry a great deal of risk
  • Repairs, maintenance, deadbeat tenants
  • Leases tend to be for shorter durations (1 year typically)
  • No cash flow during periods of vacancy
  • Housing bubbles can and do exist…remember 2008?

 

Physical Property – Commercial

 

Office, retail, and industrial buildings are all considered commercial real estate. The complexities and higher cost of owning and leasing commercial real estate likely make this investment choice a difficult one for the novice investor. However, there is a good chance that many of you who have an interest in entrepreneurship may eventually own commercial real estate in the form of an independent pharmacy or other business venture. If this opportunity presents, be sure to work with a real estate agent or attorney who has experience in commercial real estate transactions.

 

Pros:

  • Commercial properties can command premium lease rates
  • While investment is typically larger, so is the return
  • Leases are typically long term (3 years or longer) and place most of the maintenance burden on the tenant

 

Cons:

  • Large initial investment required and financing is more difficult to acquire than residential
  • Leases are complex
  • If building is vacant, may require significant cash flow to cover carrying costs until another tenant can be found

 

Alternative Investments – REITs

 

Real estate investment trusts (REITs) are unique investment vehicles that allow you to invest in various segments of the real estate market without actually owning the physical properties. REITs are traded like stocks or mutual funds and often times are listed as options in employer retirement plans. Essentially, REITs use investor money to purchase/develop real estate and after paying management costs, must legally return at least 90% of the profits to investors in the form of a cash dividend. This allows investors to have exposure to the real estate market without the burden of active management and risk of owning individual properties. I personally own REIT funds in my 401k and would strongly encourage you to consider allotting at least 5% of your portfolio to REITs if your plan offers the option and your financial advisor approves.

 

Pros:

  • Professionally managed to offer investors a passive real estate investment
  • Diversification of investment portfolio
  • Ability to purchase REITs that focus on different projects such as office buildings, apartments, shopping malls, etc.
  • Easy to purchase through a broker, online brokerage such as E-Trade, or often listed as an option in your employer’s retirement plan
  • Easy to liquidate since they are traded on the open market
  • In addition to dividend payouts, the value of the stocks/funds may also appreciate in value

 

Cons:

  • Many of the risks associated with owning real estate still apply (economic downturn, vacancy, etc.)
  • Relying on REIT fund managers to make competent decisions
  • If not held in a retirement account, dividends will be subject to tax (discuss with your accountant)
  • Rising interest rates can decrease profits

 

Alternative Investments – Crowdfunding

 

Crowdfunding is no longer limited to Kickstarter and Go Fund Me. Using a similar model to these sites, investors used crowdfunding real estate platforms such as realtyshares.com to pour nearly $500 million into real estate projects in 2015. While these sites may be the new hype in real estate investing, the model has yet to be fully vetted and my advice is to take a “wait and see” approach.

Pros:

  • Ability to invest small increments of money in hand picked projects
  • Can invest in development projects that are important to you
  • Like REITs, these are passive investments

 

Cons:

  • Currently over 100 different websites for real estate crowdfunding, many will undoubtedly fail
  • Long-term viability is unknown, investment model has only been legal for about 3 years
  • Non-liquid investment that may be difficult to sell quickly

 

Conclusion

 

My hope with this article is to give you a brief overview of potential investment options and perhaps pique your interest into the world of real estate. Owning physical property can be a great wealth-building tool if you’re comfortable with the risks and obligations. If not, REITs are an easy investment vehicle to diversify your portfolio by gaining exposure to the real estate market without getting 3 am calls about faulty plumbing. Ultimately, if you decide to incorporate real estate into your plan there is an option for everyone. Best of luck in your financial adventures and feel free to reach out if I can offer advice or answer your questions!

 

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