Paying Interest Could Be A Good Thing
I am in Boston these days taking a technical class. I noticed a guy sitting in the corner never really paid much attention to the class. Ironically, I was assigned to work on the labs with him. I noticed that he was constantly working on a house floor plan and I ended up doing the lab alone. That just irritated the hell out of me. I had to ask,”David, what are you working on?” “Oh, a house remodeling plan.” He just blurted it out. A few minutes later, we started chatting about remolding home, flipping a house and selling for a profit. After I told him my plan to save up all the money to pay for the remodeling cost, he flat out told me it doesn’t make sense to put my own money into the project.
“Say, you want to spend $35000 on remodeling and $25000 on down payment, and your final profit is .. say $30000. You got a 50% return on your investement. But what if you put down only $25000 towards down payment, get an interest only first mortgage, borrow a construction loan or second loan and use that money to remodel. If you make $30000, your return is about 100%. The worst case scenario is that you can’t sell it 6 months later for a nice profit. Then you can convert two loans into one by refinancing the house with interest only loan and hold it for two years. Although you are stuck with the home, you won’t pay capital gain after 2 years. The bottom line, don’t spend your own money. Cash is king. The less you spend on your business, the better. Just treat the interest as part of the business expenses… “
Turns out, this guy has been investing in raw land and real estate for a long time and ready to walk out of the job at anytime. He and his fiancé just remodeled a half million home and sold it for 1.25 million in North East. Now, they moved to Kentucky and are working on a log home by the river.
That was definitely one valuable lesson I learned since I got here. No wonder he didn’t care for the class. He’s got a much more exciting gig going on on the side which offers him not only wealth but also freedom.
I think I am very convinced about borrowing interest only loan to minimize the out-of-pocket cost. Interest only loan usually carries much lowest rate. Although I won’t have any principle built in, it is perfectly acceptable since I am really aiming at profits. I just have to factor in the loan interest into the total cost. After all, even though I am buying a home, it is a business and should be treated as a business. If my partner approves, it would mean a drastic decrease of the required 2006 project budget. However, I am still going to keep the figure at $46000. You never know what’s gonna happen.
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