Real Estate Broker · Maple Grove, MN · Member since 2016 · 216 posts · 80 votes
Hello Friends! I'm a realtor working in the twin cities and I do a lot of good business. I got into real estate to pay off my student loans without really thinking too much about investing. However, the more I work with investors and listen to podcasts, the more I think I really need to get into this. I've got about 30k left on my student loans and about 18k saved up. What are your thoughts on just paying those stupid loans off over the next year-ish vs. buying a rental now and paying the loans off more slowly?
I feel like I go back and forth a ton. I've made offers on a few properties but our market is pretty competitive at the moment and I don't want to bite off too much with my first one.
This is a the same dilemma I started I went through a few years ago. I tried to buy properties when I had student loans and I was very limited to what I could buy and I had to be careful of payments etc. Once I decided to get out of all consumer debt before investing it has become the best decision I ever made. Saving money becomes much easier without all those monthly payments and you just feel a little more financially free. There will always be good deals whether it be this year or next year so I would get focus on getting out of debt and then save up for real estate.
Amy Ranae hey, noticed a 6.8% student loan amount?
You should consider refinancing through Sofi/earnest ..
Literally same situation about 6-8 months ago and refinanced to a 5 year floating loan from 6.8% to 4.3% (now 4.4% based on increase in libor rate). That'll take some of the interest impact off and since you're paying aggressively the min payment won't affect you. I used Sofi FYI.
From there it won't hurt you as well. My opinion, I enjoy the idea of being debt free while I'm learning/shopping around. This allows you to be patient and not rush for a deal. Then I can build my network, understand the whole direct mail strategy, and deal analysis. Seems as if you're more savvy in regards to RE than me but loan situation is about the same. I always look at the fact that I have money in a savings account making only 1% when my student loans are eating up 4% and I personally don't like that since I'm ready to wait for the right price.
I suggest going for those student loans and be as aggressive as possible
Good luck!
I would get gazelle intense and pay off all my bills first.. You will feel so much better.. House all ways come will issues, you don't want to be stuck with issues, and a loan over head..
You'll sleep better knowing you going in with a clean slate. Good luck
@Theresa White It's not really a matter of fear of a bad idea, I know that the first deal will be a learning process and I'm honestly happy just breaking even on it. I feel like I've got some legitimate excuses for taking my time on this (just had a baby, working a TON with buyers and sellers for my "regular" real estate work, and doing projects in our own house). I can go both ways with the paying off the loans and/or buying a rental, but my feeling on it changes every few days or so depending on how busy work it. In some ways, I feel like I"m missing out when there is a lull in my market place for a week or two, but then when it picks up again and I'm swamped, it feels like I would have zero time or energy to put into it. Another thought is to just hustle through our busy season here and then do my investment shopping in the fall and winter when things slow down. So yes, these are all excuses, but in some ways to do also feel logical.
@Alexander Lang I work with Bell too, I'm all approved to purchase with both a conventional loan and I've got a co that will do hard money if I want it, which would be much less out of pocket. This seems like a good idea as others have mentioned here, to flip a few and cash them out to pay off the loans large chunks. I feel like a need a partner on the first flip though or I'm going to try to do too much work by myself.
@Amy Ranae I have been struggling with the same decision. I have a decent chunk of student loans from a degree that greatly increase my income. I have paid the minimum the last year and have been working to save as much money for REI as possible. My overall plan is to save x dollars so when that great REI deal is found I will be able to move on it and not miss an opportunity. After I have saved x amount I plan to attack my student loans more aggressively and attempt to refinance them into the 3%s if possible. I've been attempting to find loan repayment options as I work in the medical field but don't think that will happen unfortunately. I don't think either decision is wrong so I'm combining the "best" of both IMO.
On the same note what is everyone's opinions on decreasing 401k contributions to increase investment savings in the short term? I am currently having the maximum taken out but have contemplated decreasing it to help reach the x dollars sooner.
I would definitely go for rental property. You can add extra to your loan payment from the profit you make from the rental. After you pay off your student loan you still get the income from the property while if you use all the funds to pay off your student loan nowyou won't have anything left in future.
Sean Roustio , consider getting just the match on your 401, then maxing out the Roth IRA for a few years anyway and get some real estate inside the IRA in addition to your REI activities outside the IRA!
Amy Ranae , no matter what route you go, you'll still be better than most people because you're deliberately thinking this through! Best of luck...and trust your gut. For me, when I go back and forth on a decision it's because I'm not comfortable with the risk.
As an avid Dave Ramsey fan, my advice would be to pay off the loans. There will always be deals out there, and you have time. I asked a similar question to my accountant. His response was "what you don't owe, can't hurt you". My goal has always been to be debt free. I currently own a 4plex which I have a mortgage on, but that is the only debt we have. My plan is to flip to pay off that debt as fast as possible. Then I will start the process over. I sleep better knowing I have no personal debt.
@Amy Ranae, I would pay off your student loan IF you will be financing your properties with FHA or conventional loans. Owing on a student loan and a car will affect income to debt ratio even if your other personal debt is zero and you may fail to qualify for the amount you need to purchase your property. If you simply can't wait, then consider partnering up with someone to reduce your D/I ratio or find a private lender to finance part of the deal.
The conventional financial wisdom is to pay off debt before building rainy day savings, before investing. You'll get plenty of advice for deviations from that path and many successful investors have proven that such deviations are worthwhile. Really it comes down to what degree of assurance you can have in any greater returns you can generate with your investment compared to the interest on your loans.
I would put them towards the principal of your student loan. You can always get creative with financing your first investment, but not with student loans.
Alright friends. I've decided to keep aggressively paying the student loans WHILE keeping my eyes open (and actively shopping) for rental deals. I figure, if I'm at least going through the motions of buying an investment property if one jumps up and bite me I will be ready. I really appreciate all of your input and discussion on this, it makes me feel less crazy for having these similar conversations in my own head =)
Amy Ranae this thread is super long so I may have missed this but... Have you considered refinancing your student loans with a services such as earnest or Sofi?
Although I'm in an aggressive payoff mode right now, I refinanced to a 5 year variable loan with an interest rate 2 lower than it started at.
Andrew Beaver I have paid them off!! At one point I checked into sofi and it was really expensive!
So now that they are paid off I am shopping and offering! Just lost the last two so looking for more now!
Oh wow! Yes I now see that haha... Way to go! I'm happy for you because I know I'm doing the same right now and I'm very anxious to have them gone (end September for me)!
Good luck with your research!