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All Forum Posts by: Jason Bohling

Jason Bohling has started 15 posts and replied 211 times.

Post: Question About Effect of Eviction on Credit Reports

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178

So got a question for the landlords out there. My kid is looking to get her first apartment/place to rent here in Idaho, and is planning on starting school this Fall (she’s 22). My wife and I may have to sign on as guarantors and even though she’s my kid and responsible, it makes me nervous as all hell, as my wife and I have always taken great care of our credit, with all scores above 800. My question is in the event something happens and my daughter gets evicted, would an eviction reflect negatively on our credit reports or on us in any way?

Thanks in advance!!!

Post: 1031 exchange would get me new rentals and cash flow but no loan?

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178
Originally posted by @Kory McCain:

Hey Bryan,

I have a great lender I can recommend who is very investor friendly, owns rentals and hopefully can find a solution.  Would also be helpful consult with a local 1031 exchange officer if it looks like you will be approved.

Hi Kory, I'm a newbie and financing is the biggest hurdle I'm facing at the moment; any chance you could hook me up with this or any other investor-friendly lenders you'd recommend?  Wanted to make sure I have all my ducks in a row, so when that first deal comes along I know I can strike.  It's CRAZY how much things have changed here over the last few years...Bought my first primary residence in Eagle in Lexington Hills in January, 2012 for $172k...wish I knew then what I knew now and would've never sold it!  When that opportunity does come up, want to know I can jump on it.

Post: 9 kids = 9 Reasons to Succeed

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178

Hi Nate, good to meet you!  Where did you move from?  I'm a transplant here myself, I moved here back in '93 from San Antonio, Texas and got to watch this place grow like you wouldn't believe!  Went from the 7th largest city in the U.S. to Marsing, Idaho.  I'm looking to get started, too after a few setbacks; good luck to you and I'll definitely keep you in mind when the time arises that I need some help (especially on the spider front!).

Post: Fastest growing Cities in the US.

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178
Originally posted by @Frankie Lesowske:

Thanks @Bill B. I will check out other states. Rent control will allow you to increase rent by 7% per year. 

Hi Frank.  Brand new investor here, no doors YET, so trying to learn everything I can.  I'm here in Boise, about 45 minutes from the Oregon border (Ontario is close) and researching areas to place my focus on.  With the allowable rent increases due to the rent control, do you see (or have you seen) a trend developing where rather than allowing the market/individual landlord to determine rent increase rates, landlord's will automatically go for the maximum (7% you stated) to ensure they're capturing as much growth as possible, basically creating a 'market' that increases by 7% no matter what? 

Post: New Member from Boise, Idaho

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178

Hi Arturo, and welcome to Bigger Pockets!  You moved to a great community.  The Treasure Valley is a very special place full of great people, and an awesome quality of life.  Good luck to you and we're all rooting for you.

Post: Dave Ramsey Is Misleading The Public

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178
Originally posted by @George Gammon:
Originally posted by @Jason Bohling:

@George Gammon 

Jason, thx for the post.  I’ll respond to the key points people have made when I get a little time.  

But to start, can you please tell me the difference between a 10.6% “average historical return” and a 10.6% compound annual growth rate?  

Or maybe a better question:  Is it possible for the S&P, Dow, Russel 2000 etc.  to have a 10.6% “average historical return” over 5 years, yet be lower after 5 years than where it started?  In other words can the Dow start at 1000 and 5 years later be at 900 and still have a 10.6% “average historical return?”  

@George Gammon Here’s an example, hope this helps:

Average annual return

So say you wanted to know the average annual return over a 3 year period of a mutual fund. 

Year 1 returned 10%, Year 2 returned -5%, and Year 3 rallied and it ended up returning 20%.

You add them up and divide by 3: 10 plus -5 plus 20=Which gets you an annualized rate of return of 8.33% averaged over the 3 year period.

Compound annual growth rate 

This would be if you invested, say, $10 paying 8.33% interest each year (10x1.0833%-the 1 reflects the principle) after year 1 you would have  made .833 in interest for a total of $10.833.  Year 2 you would then multiply the 10.833 by 1.0833 again, now resulting in a total of $11.74 (rounded up).  Year 3 you would then multiply the 11.74 by 1.0833 again for a final total of $12.72.  So, with a compounded growth rate of 8.33%, after 3 years you’ve made $2.72 on your principal of $10 for a total return of 27.2%.

Compound annual growth rate is linear, whereas average annual growth rate is not.  Hope this helps!

Post: Dave Ramsey Is Misleading The Public

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178
Originally posted by @JD Martin:

Without trying to be insulting, most of the people that I personally know are financial idiots. They could all benefit from the bulk of what Dave sells. I would tend to agree that more people than not that are here, at BP, have probably moved on from Dave's simple scenarios, which as @Shiloh Lundahl has pointed out is designed to play defense, not offense. But let's put it this way: even if there were 1 million BP members - and there's realistically far, far fewer "active" members - that's only 3/10ths of 1 percent of the population of the United States. In other words, during the course of your day, if you come into contact with 1,000 people, you might meet 2 people who have been members of BP. 

Dave Ramsey is talking to people who are living paycheck to paycheck, buried by consumer debt, with close to zero in the bank account. Even if his investment strategy sucks it's a better financial picture for 99% of his intended audience than the course they are currently following.

@JD Martin I agree...I look at Dave Ramsey’s plan as the financial foundation I.e. getting your financial house in order. It puts you on a path where once done (principals such as get rid of debt, emergency fund for financial security) you can save more money for things like down payment/rehab costs or qualify for larger mortgage/better terms, etc. and begin to more efficiently invest in real estate.  

Post: Dave Ramsey Is Misleading The Public

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178

@George Gammon there’s a couple things that are important that are not mentioned.

The Dow Jones, which is what most people refer to as the “stock market” and is used as a benchmark for returns, has averaged a historical return from 1926-present of about 10.6% (I may be off by a tenth or two; going off the top of my head). From this point forward when I refer to the stock market I’m referring to the Dow. The S& P is generally used as a benchmark for the ‘health’ and ‘direction’ the equities market is heading in.

His advice includes what is called dollar-cost averaging, meaning consistently putting in money whether the ‘market’ is making money or losing money; if you’re putting in $300 a month when the market is up 20% you’re still consistently putting in $300 when the markets down 44%, for example. The reason why this is key, is because from 1997-2018, 60% of the stock markets gains were made on 50 DAYS of trading (obviously not consecutive days, they were sprinkled throughout). So his investing principle is based on dollar/cost averaging (buy low/sell high). This enables the ‘market’ to return the 10.6%.

Now mutual fund managers try to beat that and some do, occasionally. I had a mutual fund, T. Rowe Price’s Capital Appreciation Fund that over the last 10 years has returned an annualized/yearly 12.4% return (11.69% after expenses). Most ‘stock’ mutual funds don’t actually contain bonds, some specific ones do, but it depends on the individual fund. Getting a load mutual fund (meaning an expense you pay to invest in a mutual fund in addition the yearly cost (expense ratio) to run it vs. a no-load (just pay yearly expense ratio) affects this also. He intentionally doesn’t mention the expense ratio in the 12% because expense ratio varies from fund to fund.

His advice is for the masses, the unsophisticated, every day person who doesn't know the difference between the S&P and the Dow, who knows they need to do something but no idea what step to take. That is why he recommends mutual funds. Warren Buffet takes this a step further, and recommends index funds, which are the simplest in terms of diversification and tend to be lowest expenses. Warren Buffet, they greatest investor in history in terms of track record and performance, said when he dies he doesn't want his heirs investing in individual companies, REIT's, or even having it professionally managed. Instead he said "My advice to the trustee couldn't be more simple: Put 10% of the cash in short-term government bonds and 90% in a very low-cost S&P 500 index fund. (I suggest Vanguard's.) I believe the trust's long-term results from this policy will be superior to those attained by most investors ".

Post: Projected housing market 2030

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178

@Samuel Viscio to what you were asking about people from California moving in, from my experience and interactions, I think (and this is only my opinion), those coming here tend to really appreciate what we have here and are fleeing the higher taxes and restrictions that unfortunately have happened in California and have no desire to make this place like California, but actually to preserve the way of life here. Now, some things will inevitably change (that’s life), but I don’t see the cultural or fiscal/government landscape really changing. If anything, the attitudes I’ve personally encountered are people genuinely happy to be here and adapt to the ‘Idaho culture’. Others may have different experiences; just my 2 pennies.

Post: How I made 144K in 21 Months House Hacking

Jason Bohling
Posted
  • Rental Property Investor
  • Boise, ID
  • Posts 226
  • Votes 178