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How This DDS/PhD Student Purchased a Condo in San Francisco

May 5, 2025 by Jill Hoffman

In this episode, Emily interviews Hannah Takasuka, a 3rd-year PhD/DDS student at the University of California, San Francisco. Hannah is in the process of purchasing a condo in San Francisco as part of a governmental program to provide affordable housing. Hannah overcame multiple hurdles in the journey to home ownership, including being rejected by mortgage lenders over her fellowship income. Several puzzle pieces have to come together for any graduate student to purchase a home, and Hannah shares all the numbers and details for how it happened for her.

Links mentioned in the Episode

  • Hannah Takasuka’s LinkedIn
  • PF for PhDs Spring 2025 Giveaway
  • PF for PhDs AMA with Sam Hogan on the PhD Home-Buying Process 
  • Host a PF for PhDs Seminar at Your Institution
  • Emily’s E-mail Address
  • PF for PhDs Subscribe to Mailing List
  • PF for PhDs Podcast Hub
How This DDS/PhD Student Purchased a Condo in San Francisco

Teaser

Hannah (00:00): I’m thankful being a PhD student has taught me to normalize, “Oh shoot, I’m in trouble. Let’s ask for help.”

Introduction

Emily (00:19): Welcome to the Personal Finance for PhDs Podcast: A Higher Education in Personal Finance. This podcast is for PhDs and PhDs-to-be who want to explore the hidden curriculum of finances to learn the best practices for money management, career advancement, and advocacy for yourself and others. I’m your host, Dr. Emily Roberts, a financial educator specializing in early-career PhDs and founder of Personal Finance for PhDs.

Emily (00:49): This is Season 20, Episode 9, and today my guest is Hannah Takasuka, a 3rd-year PhD/DDS student at the University of California, San Francisco. Hannah is in the process of purchasing a condo in San Francisco as part of a governmental program to provide affordable housing. Hannah overcame multiple hurdles in the journey to home ownership, including being rejected by mortgage lenders over her fellowship income. Several puzzle pieces have to come together for any graduate student to purchase a home, and Hannah shares all the numbers and details for how it happened for her.

Emily (01:22): Because we in academia and research are experiencing such precarity in our finances and careers at the moment, I’m doing as much as I can on the financial education side to help you. I’m calling this initiative Giveaway Spring. I’m giving away 60-minute group Q&A calls, 30-minute individual coaching sessions, books, and digital resources—all completely for free—and I’m also sharing the best free financial and career resources I come across for PhDs. Register for my mailing list at PFforPhDs.com/giveaway/ to receive all the details of the current giveaways and an update every other week. By the way, this is the last episode of Season 20 of this podcast. We’ll be back with Season 21 on June 2, 2025. You can find the show notes for this episode at PFforPhDs.com/s20e9/. Without further ado, here’s my interview with Hannah Takasuka.

Will You Please Introduce Yourself Further?

Emily (02:36): I am delighted to have on the podcast today, Hannah Takasuka, who is a third year graduate student at the University of California San Francisco. And I’m really especially delighted to have Hannah on because she actually helped bring me out to campus for a workshop earlier in 2025, and that was a great experience. So here we are recording in March, 2025, and Hannah is actually under contract for her first home in San Francisco. And that is shocking. And so we’re gonna find out in the course of this interview, um, how exactly that happened. So Hannah, welcome to the podcast. I’m so glad to have you on. Um, and will you please introduce yourself a little bit further?

Hannah (03:13): Yes. Um, it’s great to talk with you, Emily. Uh, my name is Hannah. I am a third year DDS PhD student. Um, so after getting my PhD I’ll go to dental school and it’s a similar funding mechanism to the MD PhDs,

Emily (03:27): Emily here breaking in during the editing process. Following our interview recording, Hannah sent me some additional audio contextualizing our conversation and I thought it would fit well here.

Hannah (03:38): Hi, Emily and listeners of her channel. Something that I wanted to express in the podcast but I didn’t have a chance to, was a sense of humility. I do wanna give the disclaimer that, um, being able to buy a home as a third year PhD student is a huge privilege that not everyone has. Um, and people might make certain assumptions about a third year PhD home buyer, um, that like I’m someone who has everything together with my finances, um, and I wanna put down others. Um, or just that there’s this Instagram idea that you see, um, people who seem to be doing everything right in the world and you compare yourself and you think, oh, because I’m not there, I’m not sufficient enough. Um, and so as a point of humility. I still have a lot to improve in my personal finances as well, even with the basics. So at Emily’s budgeting workshop that she hosted at my university, I learned how important it is not to only forecast, um, what your budget should be, but to actually have an automatic tracking system to see how you spent your money compares to what you had projected. Um, and so that’s something that I’m still working on implementing. Um, I’m, I’m part of the way there, but not, not fully there. Um, and so again, I just want to encourage you all to make the steps that make the best sense for you. Um, and home buying in San Francisco is not going to be, is not gonna probably make sense to most, um, PhD students, but I hope that I demonstrated, um, that it is a possibility, um, for some and that it might make sense for you.

Emily (05:41): Alright, back to the interview. Now, did you move to San Francisco when you started graduate school and and what year was that?

Hannah (05:48): I did, uh, that was July, 2022.

Considering Home Ownership as Graduate Student in a High Cost of Living Area

Emily (05:51): And when you moved to San Francisco or, you know, sometime after that, obviously you started considering home ownership, which honestly is something that I would completely write off for a graduate student in San Francisco. And honestly, a lot of even professionals in San Francisco don’t own their own homes. They don’t necessarily see the math as making sense for that. So I’m just really curious about, um, why you even started considering purchasing a home.

Hannah (06:17): Mm-hmm <affirmative>. So I know I wanna be here long term. Um, at least for the next 10 years. Being a DDS PhD student means that I’m here for eight years and I’m, high cost of living cities come with pros and cons. Uh, one of the great pros though is that there’s great career opportunities. Um, and for me, I’m also blessed that I have a lot of family nearby. And so for me it just makes sense to be staying here long term and looking at market rate places. Uh, you’d be correct, Emily. The math doesn’t make sense most of the time. Um, I was going for a walk one day in my neighborhood and I saw this huge sign that said, um, middle income housing available, um, condos are $260 to $500,000. Um, and so decided to call my dad and say, Hey, I saw this sign, like 260,000 is probably way too much. ’cause I had no idea what that number meant at the time. Just sounds like a big number. Um, but my dad says, oh no, Hannah, like, you need to look into that. I’m like, okay, no, no uncertainty there that I need to look more into it. So, um, decided to look more into it and, uh, thankful that it worked out.

Emily (07:34): What does this mean? What is this middle income housing? Is the housing different than other housing or is it just that the loans are structured differently? Or what is this?

Hannah (07:45): Mm-hmm <affirmative>. It could be a combination of both. San Francisco has their permitting for housing, such that 10% of any new construction needs to be designated as below market rate housing, and then you need to fall under a certain income bracket in order to qualify for that. Um, below market rate housing, um, there is also a fee, uh, that new construction can opt out of, uh, building that 10%, uh, below market rate housing. And that fee will go towards, um, affordable housing projects. And so in my case, my entire building is, um, below market rate and run by the city.

Emily (08:26): Wow. What an incredible opportunity. Had you known anyone else who, who purchased a home as a PhD student? Like with the same sort of program?

Hannah (08:37): I do not, no.

Housing Costs and the Home Buying Process in San Francisco

Emily (08:38): Okay. So it was really just you saw a sign and you had to look it further. Amazing. Um, and also just really good on you that and your father too, for pointing you in that direction of like, oh no, like, let’s, let’s go ahead and start, you know, down this road and start investigating this. Maybe we should talk a little bit about the, the sale price of the, of the home that you’re now under contract for. Um, just so we can get an idea of like your income, how that compares to your new mortgage, and also how that would compare to maybe where you were renting before or other similar place that you might rent. Can you just give us a sense of what’s going on with these numbers? Numbers?

Hannah (09:14): Mm-hmm <affirmative>. Um, yeah, so my purchase price is gonna be 260,000, um, and my graduate student stipend is four, uh, $4,200. Um, not including the health insurance, um, but we do need to take taxes out of that. Um, and currently I rent at UCSF housing for $1,350 per month.

Emily (09:41): And your UCSF housing, um, do you have like a studio one bedroom place or do you have a roommate?

Hannah (09:47): Uh, I have a roommate and it’s a two bedroom.

Emily (09:50): Okay. And is that, would you say that that is a subsidized cost or that that’s pretty standard for what you’re getting?

Hannah (09:56): It’s a subsidized cost for sure.

Emily (09:59): Okay, interesting. So you have making the, you’ve made the decision then to move out of subsidized housing into your own owned place. Amazing. And can you tell us, is there anything else you wanna add about this, you know, this opportunity, this program that you’re participating in? Obviously what I’ve heard so far is that these builders have to make the housing available to you. Um, but is there any like special, um, way that you have to, uh, you know, submit bids on the house? Or is it just kind of like regular now that it’s made available? The, in terms of the buying process,

Hannah (10:36): There’s limitations to it. Um, and then there’s also a lottery process, um, both of which are a bit exhausting to think through, um, but can be worthwhile depending on your situation. And I’m thankful that, yeah, I worked through the different, um, thought about the different limitations. Um, so in terms of the lottery system, there were 115 units available in my building. There ended up being 400 people who applied. However, at the workshop they were letting us know that for previous below market rate buildings, um, they’ve gotten to the end of their applicant list because people would decline by the time that the offers came through. For me, I ended up, uh, being fortunate in looking into the different lottery preferences. Um, so if you’re a veteran or um, if you’ve been displaced by a fire, those are a couple of the lottery preferences. The last one is live or work in San Francisco before it goes to general population. Um, and so that’s where most of the people fall. Um, for me, because my family actually came to San Francisco in, um, the early 19 hundreds, um, my great grandmother qualified me, uh, to be considered a descendant of, uh, someone who was affected by unjustified San Francisco gentrification. And that put me in the top bracket such that I had first choice for the units that were 260,000, um, for a one person, uh, one bedroom, um, condo.

Emily (12:18): Amazing. Yeah. You clearly did a bit of legwork on this and it sounds like also you mentioned a workshop, so they’re also kind of offering a lot of information about how this process works kind of upfront, is that right?

Hannah (12:29): Mm-hmm. Yes. Yes.

Emily (12:30): And you mentioned an income limitation also. Do you recall what that was? Obviously you were under it, but you, do you know what the ceiling was?

Hannah (12:37): Mm-hmm <affirmative>. Um, it’s 80% of the area median income, uh, which I believe is about $84,000.

Explaining Graduate Student Income to Mortgage Lenders

Emily (12:43): Yeah, you’re well under that. Super fascinating. Thank you very much. This of course, will be left up as an exercise for the listener, whether their own city has anything, you know, similar in terms of affordable housing being, you know, built and all of that. So that’s awesome that you’ve brought this like to our attention. Okay. But as a graduate student, you may have income, the type of income may be unfamiliar to the lenders who were involved in this. So can you tell us that story?

Hannah (13:12): Sure. Yeah. So there’s, um, a list of maybe 20 lenders that are approved through the city. Um, and you have to pick from that list of 20 for these programs. And so I just reached out to three of them, um, sent them my income and, uh, filled out the application in which you say your employer and how much income that is. And then the next step is that they request your W2. And so I uploaded my 1098T and immediately everyone, all of those three people were confused, like, what is this? I think they’re assuming that I could be an undergraduate student with just a lot of scholarships. And so I was trying to send them a letter saying, Hey, I’m actually union protected, um, I have health insurance year round, here’s a letter from my PI. And just each lender has their different guidelines and knowledge of whether, and also whether they’re willing to look into those guidelines is kind of, um, the vibe that I was receiving. Um, and so I reached out to, uh, your brother Sam to ask how to get help with this because I didn’t seem like I could resolve it on my own.

Emily (14:29): Yeah. So for the listeners, my brother Sam Hogan is a mortgage originator. And because of our relationship, because I had told him years ago how many issues people in our community like Hannah are running into having fellowship income not documented in a way these, you know, lenders expect. Um, he started looking into it now he like specializes in this area. So plug for Sam if you have any, you know, um, questions about getting a mortgage as a first time home buyer especially, and especially, especially if you’re on fellowship, um, please reach out to him. We often do live, um, ask me anything. So if there’s one coming up, you can go to pfforphds.com/mortgage and see if there’s one coming up that you can join and chat with him. Um, but kind of like back to the story. So what happened <laugh>? Like, did you ask him questions? He gave you information to help work with the lenders? Or how did this end up resolving itself?

Hannah (15:20): I was able to learn from Sam and his videos, the language to use towards the other lenders. And so I was just very upfront in the first email saying, hi, I’m Hannah I’m a graduate student researcher. I have a 1098T I don’t have significant W2 income. Um, I know that under Fannie Mae guidelines I need to show three years continuance. And so here’s a letter that I have supporting that, which was great to know in comparison to the exhausting process of filling out the entire mortgage application and then hearing later as if it was a surprise to them.

Emily (15:58): Yeah, absolutely. And that has been, unfortunately the experience of numerous, numerous graduate students and postdocs who have this unusual income type is like, you know, the, the lenders, they look at your number, they look at your annual salary or whatever, and they’re like, oh yeah, we’re good to go. And then once it gets to the documentation stage. That’s where they pull back. And like you said, it can take quite a bit of legwork even just to get all the information over to them. So that can be really disappointing when that happens. And for other people, I know sometimes they’re under contract by that point and it’s like they’ve got a ticking clock kind of timeline that they’re working on and their lender has just said, no, we can’t work with you. Right. So that’s, that’s what ends up, um, Sam, it’s called rescuing mortgages. That’s what Sam ends up doing for a lot of PhDs is he kind of comes in like late in the process because the other lender has just figured out they’re not gonna be able to actually follow through <laugh> the way that they thought. So that can be really scary. Um, I’m glad that it sounds like you weren’t under that kind of time pressure, but you know, in searching for a lender, it, it took, um, a bit of legwork on your part. Okay. Is there anything else that you need to add to the lender aspect of the story or regarding your income?

Hannah (17:02): It took a lot of work, but I’m thankful that I did it. Um, so I, you know, I reached out to the city saying, Hey, I’ve reached out to 11 lenders on your list and they’ve all said no or ghosted me. Um, and I don’t want to, I don’t know what to do. This is the same time I was reaching out to Sam. Um, I think that I’m thankful being a PhD student has taught me to normalize, oh shoot, I’m in trouble. Let’s ask for help. Um, and I think that I’ll be able to achieve great things, um, with the help of others.

Saving for a Down Payment as a Graduate Student

Emily (17:37): Absolutely. What a great observation and attitude to have about this process. And of course you didn’t wanna let this opportunity slip you by, right? Like, this is an amazing, especially as you said, because you plan on living in San Francisco long term, what an incredible, um, time to be able to purchase. Um, I wanna hear a little bit more about the purchase details, if you don’t mind, because a lot of things have to come together for a graduate student to be able to purchase a home. So your income we’ve already discussed and how this program is particularly helping you, but you also have to consider like your debt load. Um, and you also have to consider like your credit score and down payment, although all those kinds of things. Would you be able to provide any details about how it worked in your situation?

Hannah (18:21): Sure. Um, so I’m super fortunate with a combination of, um, my family situation and my own actions that I came out of college without any debt, um, and saved about 15,000 with my first couple of years of just working. Um, and then my last year of college I had an engineering industry internship and so I was able to save about $30,000 with that by, um, living with family and not having significant housing costs. Um, yeah, and so then with a couple of years of my PhD, um, and investing with the past couple of years, uh, was able to save a hundred thousand dollars to put down for my down payment. Um, so there, there were a lot of puzzle pieces that had to come together as you mentioned. Um, and there’s a small time window in which it would work out in the sense that I need to be able to save enough to put down a decent down payment, um, to be able to afford a mortgage within the certain loan to debt ratios that the mortgage lenders require. Um, but then my income needs to be low enough and I still need to have three years of continuance <laugh>. So I don’t know if it would’ve worked if I tried a year later ’cause I don’t know if I would’ve had the three years continuance.

Emily (19:53): Right. Well that’s incredible. What an amazing accomplishment to be able to save up that much, especially starting as a college student, um, and also, you know, to invest it and so forth. Like so glad that worked out for you. Was there like a minimum down payment required or like why did you choose that number to put down? I guess did it have to be that high to make the mortgage numbers work on your income or what, what was the choice behind that?

Hannah (20:19): I learned that our health insurance part of our income isn’t considered income to the mortgage lender. And so it’s about the maximum that I can take with the mortgage and being within the debt loan ratio, which I think is about 30%. Yeah. Yeah. So that, that was the number I, I could put more of a down payment if I wanted to. Um, but I couldn’t put down too much less, um, with the HOA being $400 and then, uh, which is low for San Francisco, HOAs and San Francisco are usually about a thousand dollars. And a lot of times that’s what makes, uh, the below market rate condos that are in 90% that it’s market rate not worthwhile. Um, because for a graduate student having an HOA of a thousand dollars, that’s just like practically our whole rent.

Emily (21:10): Okay. So it sounds like, and this is something I’ve heard from Sam as well, that like, as you said, it’s a, it’s like a needle you have to thread <laugh>, like, um, you need the maximum loan it sounds like, that you could take out on your income with the interest rates available at the moment was about $160,000. That was how much they were willing to extend you. And so you needed to come up with that other a hundred thousand, um, to get to the purchase price does. Is that correct? Yeah. And that’s something that I do hear from Sam quite a bit. Like, yes, I can create a mortgage on this type of income, but the income is obviously low and especially in other areas of the country, it’s gonna be significantly lower than yours. Um, you know, there’s only so many multiples of that <laugh> you can get to until you have to get to like the housing price. And then a larger down payment can sometimes help help in this, but where does that down payment come from? In your case, you did the savings early on and obviously you’ve been very diligent to build that up. Other people, they might ask for gifts from family members to make up the difference, something like that. So there’s, you know, someone has to have the resources, but there’s a couple ways to kind of solve it. Um, incredible, incredible.

Commercial

Emily (22:20): Emily here for a brief interlude. Would you like to learn directly from me on a personal finance topic, such as taxes, goal-setting, investing, frugality, increasing income, or student loans, each tailored specifically for graduate students and postdocs? I offer seminars and workshops on these topics and more in a variety of formats. This is a perfect time to book me for a workshop at the end of the current fiscal year or at the beginning of the upcoming academic year. If you would like to bring my content to your institution, would you please recommend me as a speaker or facilitator to your university, graduate school, graduate student association, or postdoc office? My seminars are usually slated as professional development or personal wellness. Ask the potential host to go to PFforPhDs.com/financial-education/ or simply email me at [email protected] to start the process. I really appreciate these recommendations, which are the best way for me to start a conversation with a potential host. The paid work I do with universities and institutions enables me to keep producing this podcast and all my other free resources. Thank you in advance if you decide to issue a recommendation! Now back to our interview.

Similarities Between Buying a Home and Pursuing a PhD

Emily (23:45): By the way, I, I forgot to ask you earlier, but when did you start this process? Like when did you walk by the sign <laugh> and see, you know, $260,000 for a condo?

Hannah (23:54): Uh, what was it, a month before the deadline, which I think was like May 5th. So probably around early April.

Emily (24:01): Okay. So we’re coming up on a year that you’ve been in this process. Wow. Okay. But clearly getting like such a discount. Hopefully it’s, it’s been worth all this all this investment of time. Amazing. Um, were there any surprises that came up in the course in this whole process of, of pursuing this purchase? 

Hannah (24:20): Uh, so it’s kind of like pursuing a PhD in my opinion, in the sense that there are gonna be challenges and you have to decide, um, if you’re gonna try to overcome them yourself by talking directly with the mortgage lender, talking directly with the city who represents the seller in this case. Um, or if you’re gonna go and ask for outside help, like from Sam for example. Um, so in my case, um, deciding to look into the lottery preferences, um, I thought that was gonna go nowhere. I just submitted my dad’s birth certificate and then I get a call from the city saying, oh, your dad doesn’t qualify, but because he’s in the neighborhood that generally does qualify, you know, there are other family names that you can run. And so, um, gave them my grandmother’s maiden name, which is how I discovered that my great-grandmother would qualify me. Um, and with a new construction place, there are a lot of government permits that need to go on. Um, that’s been exhausting in the sense that they first pitched that the first move in dates were gonna be fall 2024, uh, and I wasn’t under contract until winter. Um, and I think there’s just so much uncertainty that they don’t wanna pitch certain timelines to you ’cause they know they’re probably gonna let you down. Um, so originally they said that the close of escrow would be, um, mid-March. Um, and then due to LA fires there was, um, a delay with I think the Fannie Mae permit. Uh, so then they said it was gonna be another six weeks. Um, so all this is to say that the move in date is pretty uncertain. It’s difficult to challenge, uh, it’s difficult to balance that with the moving interest rates, even with the 30 day loan lock that they require you to do. Um, and managing that with your current lease because you wanna give your landlord the notice that they require without you being penalized heavily. Um, yeah. ’cause then they could just, if they delay it again, then I’m without housing or I need to find short-term housing.

Emily (26:53): So at this point, do you have a move out date scheduled with UCSF housing?

Hannah (26:59): I decided to take the risk, um, and set my move out date to be a month after, um, April 18th. Um, because if I didn’t schedule a move out date, then I would be charged likely until July 1st. Um, ’cause that’s generally when the, that’s their default contract end date. Um, and so I’ll need to look for a short term sublet if um, the housing doesn’t end up working out, which is yeah a risk that I’m taking.

Emily (27:34): Yeah, like you said, this is, uh, a common thing with new construction, um, that these kinds of timeline issues can come up, but yeah, it sounds like you’re working with the information you have as best as you can. Um, any other surprises you’d like to share?

Hannah (27:49): Insurance is difficult to buy in California. Um, so that was another challenge. I’m thankful that, um, AAA was still taking people, at least with the agent that I had called, ’cause apparently there were some others in my building that AAA was not writing new policies for. Um, and there are very few who are willing to insure in California.

Emily (28:15): So you said earlier that your long-term plan is to live in San Francisco. Um, how long do you think you’ll stay in this particular condo?

Hannah (28:25): I would love to stay 20 years, but it’s a good question. Will, will my life priorities change in 10 to 20 years from now? Maybe. Um, but I am thankful that my neighborhood is being zoned as a biotech hub. And so even if I do wanna leave the university, there should be great, um, job opportunities within walking distance. Um, and for me being in California and close to family, um, and being in a neighborhood that is walkable, um, instead of owning a car, um, or being reliant on a car is important to me. And, um, San Francisco is the only place that, uh, meets all those criteria.

Emily (29:09): That sounds wonderful. And certainly because of your, you know, dual degree program, you’re gonna be at UCSF presumably for, I think you said eight years total, is that right? So like five more years. Um, awesome. And let’s say if there is ever a time that you do decide you want to no longer live in this condo, are you permitted to sell it? Does it have to be to another qualifying resident or are you permitted to let, to rent it out? Like what are your options?

Hannah (29:37): Um, yeah, so that’s one of the limitations. Um, affordable housing is created, uh, so that it can be affordable for you to live there. Um, not so that apparently there was someone who found a loophole, um, that if you could just rent it out at market rate, you can make a profit off of the city program that is being funded by bonds. And so that’s just not right. Um, so they’ve made the rule that generally you can’t rent it out. Um, but there is, there are certain exceptions, um, like if you get a job offer that’s a decent distance away, um, I’m not sure if they have there, there must be a control under what you can set the rent to being so that it’s an affordable rate to someone else. Um, and then when I sell, if I were to sell the place, um, I need to sell it at the 260,000, uh, plus any documented improvements that I have made to the place, um, I don’t think that I make interest unfortunately. Um, and it needs to be to someone who is below 80% of the area meeting income.

Emily (30:53): So this home is not going to appreciate,

Hannah (30:57): Correct.

Emily (30:58): It’ll be sold at the same price plus improvements. Interesting. And do you mind sharing what your mortgage payment is going to be? Especially how that compares to like what you were paying, what you’re paying currently in UCSF housing?

Hannah (31:11): My mortgage payment is gonna be $950. Um, combined with HOA property tax utilities, I am expecting to pay 1800 a month.

Emily (31:23): So somewhat higher than your current rent. But you get to live on your own.  Um, and you get that stability. Yeah. So this really seems like the impression I’m getting from our conversation is this, for you is a play to be able to stay in the city in a neighborhood you like in a place that’s, that works for you. Um, and just to have that assurance that you’re an owner and you get to be there long term. Is that right?

Hannah (31:47): Yes. Yes. Uhhuh

Emily (31:49): Very good. Um, and you said when you applied for the podcast that you had kind of a message for other PhD students regarding home ownership. Would you like to express that now?

Hannah (32:00): You know, just like when I was playing soccer, I would say you miss a hundred percent of the goals of you don’t take. Um, so you know, you could shoot a soccer ball to try to be a homeowner, um, and it might be totally off the first time. You might look at a market rate place and say, oh my gosh, the HOA is way too expensive. Um, but you know, you’ve learned something, you’ll shoot the ball better next time. And um, maybe it’ll make it to the goal or maybe it won’t. Um, but, uh, personal finance, um, even outside of home ownership is something that you can take in small steps. Um, and it’s okay that the first steps that you take aren’t gonna get you 90% of the way there. Um, but with endurance, um, uh, you’ll be able to be in a much better position than if you were paralyzed, um, with the idea of starting nowhere.

Emily (33:02): I totally agree. I’m glad that you expanded that beyond home ownership to personal finance in general. ’cause that’s exactly how I feel about it. Like, um, as you said, don’t, don’t be paralyzed. Just start taking the steps that you can take and you’ll be better off for it a year or five years or whatever from now. Um, and especially once your income increases post PhD, um, you’ll have the skills, you’ll have the mindsets, or at least you’ll be in a better spot with respect to the skills and mindsets to be able to manage your money at that time when the stakes are a bit higher. Um, exactly. So yeah, I’m so glad you said that.

Best Financial Advice for Another Early-Career PhD

Emily (33:31): Um, what is your, this is the question I conclude all my interviews with what is your best financial advice for another early career PhD? And it could be something we’ve touched on in the interview already, or it could be something completely new,

Hannah (33:44): Turning unpredictable costs into predictable costs, um, by budgeting a certain amount per month so that you’re able to spend your money in the ways that are valuable to you.

Emily (33:58): Very good, very well put. And you are definitely gonna be putting that to use as a homeowner <laugh>, turning those unpredictable home maintenance and repairs costs into something manageable for your budget. So awesome. Hannah, it’s been lovely to you again and get this story. I’m so excited for you in this new, um, phase of your financial journey and congratulations and thank you so much for coming on the podcast.

Hannah (34:20): Yeah, thank you so much for having me, Emily.

Outro

Emily (34:32): Listeners, thank you for joining me for this episode! I have a gift for you! You know that final question I ask of all my guests regarding their best financial advice? My team has collected short summaries of all the answers ever given on the podcast into a document that is updated with each new episode release. You can gain access to it by registering for my mailing list at PFforPhDs.com/advice/. Would you like to access transcripts or videos of each episode? I link the show notes for each episode from PFforPhDs.com/podcast/. See you in the next episode, and remember: You don’t have to have a PhD to succeed with personal finance… but it helps! Nothing you hear on this podcast should be taken as financial, tax, or legal advice for any individual. The music is “Stages of Awakening” by Podington Bear from the Free Music Archive and is shared under CC by NC. Podcast editing by me and show notes creation by Dr. Jill Hoffman.

This PhD’s Path to FIRE Has Evolved with Lifestyle Design and Having Children

March 18, 2024 by Jill Hoffman 1 Comment

In this episode, Emily interviews Dr. Amanda, a prior podcast guest who is on the path to FIRE. Since our last interview, Amanda and her husband moved to the Twin Cities and had two children. Amanda recounts the exciting start to her FIRE journey when she was a postdoc and contrasts it with the boring middle of pursuing FIRE now with long-term jobs and a growing family. Amanda and Emily discuss the extra expenses that come with children—and those that don’t have to—and how emergencies and other expensive projects mean that the progress made toward FIRE is different each and every year. Amanda and Emily conclude that pursuing FIRE really is more about the journey than the destination and all the benefits you experience along the way.

Links mentioned in the Episode

  • PF for PhDs Tax Workshops (Individual Purchase)
  • PF for PhDs Tax Workshops (Sponsored)
  • PF for PhDs S1E11:  This Prof Used Geographic Arbitrage to Design Her Ideal Career and Personal Life 
  • PF for PhDs S5E15: How a Book Inspired This PhD’s Financial Turnaround
  • PF for PhDs Tax Center for PhDs-in-Training 
  • PF for PhDs Subscribe to Mailing List
  • PF for PhDs Podcast Hub
This PhD's Path to FIRE Has Evolved with Lifestyle Design and Having Children

Teaser

Amanda (00:00): Know that your life has phases and make the most of the phases you’re in. You know, I think as as I started learning about finances, I felt so eager to be in some of the phases that I saw other people. And I felt so frustrated being at the beginning or not having the kind of income or options that I wanted. And, you know, as I’ve been on this path for a while, I’m just learning that every phase of life has, uh, some really beautiful benefits and great things you can do. And then there’s things you aren’t working on. And it’s okay to not be accomplishing every goal, uh, all at the same time.

Introduction

Emily (00:46): Welcome to the Personal Finance for PhDs Podcast: A Higher Education in Personal Finance. This podcast is for PhDs and PhDs-to-be who want to explore the hidden curriculum of finances to learn the best practices for money management, career advancement, and advocacy for yourself and others.I’m your host, Dr. Emily Roberts, a financial educator specializing in early-career PhDs and founder of Personal Finance for PhDs.

Emily (01:15): This is Season 17, Episode 6, and today my guest is Dr. Amanda, a prior podcast guest who is on the path to FIRE. Since our last interview, Amanda and her husband moved to the Twin Cities and had two children. Amanda recounts the exciting start to her FIRE journey when she was a postdoc and contrasts it with the boring middle of pursuing FIRE now with long-term jobs and a growing family. Amanda and I discuss the extra expenses that come with children—and those that don’t have to—and how emergencies and other expensive projects mean that the progress made toward FIRE is different each and every year. Amanda and I conclude that pursuing FIRE really is more about the journey than the destination and all the benefits you experience along the way.

Emily (02:04): The tax year 2023 version of my tax return preparation workshop, How to Complete Your PhD Trainee Tax Return (and Understand It, Too!), is now available! This pre-recorded educational workshop explains how to identify, calculate, and report your higher education-related income and expenses on your federal tax return. Whether you are a graduate student, postdoc, or postbac, domestic or international, there is a version of this workshop designed just for you. I do license these workshops to universities, but in the case that yours declines your request for sponsorship, you can purchase the appropriate version as an individual. Go to PFforPhDs.com/taxreturnworkshop/ to read more details and purchase the workshop. You can find the show notes for this episode at PFforPhDs.com/s17e6/. Without further ado, here’s my interview with Dr. Amanda.

Will You Please Introduce Yourself Further?

Emily (03:13): I am delighted to have back on the podcast today, Dr. Amanda. She joined us in two previous episodes, season one episode 11, and season five episode 15. So we’ve seen a couple of snapshots of Amanda’s, uh, financial journey so far that she’s been, um, so generous to share with us. And we’re gonna get another update today after a few years. So there’s been a lot of changes. Amanda is on the path to FI or fire, financial independence and early retirement. And so we’re gonna talk a lot about what that looks like for a PhD today. So Amanda, thank you so much for coming back on the podcast. It’s a pleasure to see you again. And will you please introduce yourself a little further for the listeners?

Amanda (03:50): Sure. Happy to be with you again, Emily. Uh, I am Dr. Amanda. I am currently an assistant professor in education. Uh, something kind of unique about my current position is I work fully remote, so I live in the Twin Cities area of Minnesota and I work for a university that’s out of state. But my students are EDD students, so they’re doctoral students in education, they’re teachers, school administrators, principals, they have full-time jobs, so they’re doing most of their program online. So I go to campus when they have their on-campus residency type stuff. But otherwise we’re all online and it works great for me. I love teaching online. I do a lot of dissertation support over Zoom. Um, so me sitting with headphones in a setting like this is, uh, kind of how I spend my days and I really like it.

Emily (04:42): And if you wanna hear more about that, the second episode I referenced season five, episode 15 is where Amanda talked about her job search and how she strategically moved to the Midwest, et cetera, for at least partially financial reasons. So I’m sure we’re gonna hear more about that too. Um, anything else you’d like to share with us?

Amanda (04:57): Uh, I have two young kids, which I believe last time I was on the show I, I don’t even think I had either of my kids. So I’ve got a one and a 4-year-old now. And, um, one of the things I really like about my remote position is it’s flexible. It allows me to spend a lot of time with them, uh, and be there for them. So that’s really great. My daughter goes to a nature preschool now in our neighborhood, which we just absolutely love. And then my son is, he spends most of his days with his grandmas.

Emily (05:28): And that was, as I recall, one of your reasons for moving there, right? Your proximity to family.

Amanda (05:32): Yes. So my situation was I had my, uh, husband and I had moved from Los Angeles where I was a postdoc at USC and he was a technical director in the USC games division. And then I took a position, uh, way across the country in Ohio and we get to Ohio and we move there and my job’s going great, I really like it, but he’s not finding the right thing. And then the perfect job for him, he designs educational games and Twin Cities public television, uh, PBS and the Twin Cities post this job where they’re looking for somebody to lead their digital and games content for, uh, it was a new show at the time. Now it’s Hero Elementary for anyone who has littles who watch Hero Elementary.

Emily (06:16): My kids love that show.

Amanda (06:17): Yeah. And we love it too. And it was just the perfect job. So that also happened to be 10 minutes away from where my family was living, and we knew we were kind of wanting to start a family, so it was like, you have to apply. And then my university was great, like things were going well, and they said, do you wanna try something remote? And this was pre pandemic, so it was a little experimental at the time. Now I feel like this is not an unusual scenario, it was at the time, but it’s worked really well. Um, so we’ve been doing that a lot of years and it just continues to work. Great.

Emily (06:50): I love this lifestyle design. Um, I’ve been listening to a lot of Cal Newport recently. Are you familiar with him? Yes. Yeah. So I’ve, I’ve read a few of his books. I’ve been listening to his podcast and he’s all about this like, I can’t remember the acronym, but it’s basically lifestyle centric career design, something like that. Um, but basically doing exactly what you’ve just, um, exemplified is getting enough career capital, in your case, the PhD, the professorship, um, to be able to leverage it to get the lifestyle you want at the point in your life when you need it, which for you was, you know, this opportunity for your husband and the, and the kids coming and all of that. So like, ugh, I wish he did interviews ’cause you would be a great interview for his podcast, but I don’t think he does that sort of thing.

Amanda (07:26): I mean, it is scary. Like when we were doing it, I remember thinking like, I agonized for weeks over trying to figure out how to ask if I could go to remote. But thinking I’m a first year professor, I was even just a few months in really, because this all happened within really right after we moved, um, we moved to Ohio in late July, August, and over Thanksgiving I helped my husband move to the Twin Cities ’cause he was starting there. So he was only there a few months, but I remember thinking like, I don’t have this capital, we can’t do this. How am I gonna ask? And then they brought it up and I remember feeling so relieved and thinking I probably could have asked, but I think sometimes as grad students, we, I know at least I felt like there was a way you’re supposed to do things.

Amanda (08:12): Like we were trained in sort of the R1 research world where it was like, you are going for a tenure track job. That is what you are going to do. You’ll move anywhere, do whatever it takes you to, you know, and especially as a couple, like you gotta find that dual hire. And I spent my whole time as a postdoc feeling like, I don’t know if this is what I want. And just, it probably took me a few years of listening to a lot of financial podcasts and lifestyle podcasts to really get comfortable with saying, what if we don’t do that? What if we did something different? What if we, this is crazy, try to live where we wanna live, which for us, you know, is the Midwest where family is, and we actually really like it here. We like the seasons. It’s not for everyone. The winters can be brutal, but, um, it took a while to get to feeling like we could make those choices.

The Beginning of Amanda’s FIRE Journey

Emily (09:03): Yeah, I see what you’re saying, because you might not think right, getting out of grad school, getting outta your postdoc that you have any career capital at that point. But honestly, if they made the investment of hiring you as a faculty member, like yeah, it’s a big investment for them too. So, and you were just ahead of the curve, right? Because everyone’s doing the remote like thing now, so it’s all worked out. I’m so glad to hear that. Let’s get into the topic for today. We’re gonna talk about your journey to fire and how the moment you’re in this, what they call the boring middle phase. So I want you to back up a little bit and describe to us what the beginning of the journey to fire looked like when it was exciting and no longer boring like it is now. Um, and we did get some of this in that first interview that you did back in season one, episode 11 about how you read Ramit Sethi book and started making some changes and so forth. So we got a little bit of that story, but describe to us a little bit more completely what, what you think of as the exciting beginning to the fire journey.

Amanda (09:54): Yeah, I guess I would say it kind of started for us when we moved to Los Angeles after finishing grad school because that was the first time we had, uh, jobs that weren’t assistantships. So we, we had a little bit of money and we very intentionally decided to, um, try to then hit, uh, you know, some of those higher savings rates we were reading about. So when we got, we lived in a really nice, uh, condo in la but it was small. It was only about 700 square feet. And we, um, our biggest expense then besides rent was doggy daycare because we’d been talking about adopting a, a pup, uh, all through grad school. And it was like, no, no, no, we’re doing this, we’re doing this now. Um, so we were paying for doggy daycare, but otherwise we just like to be outside.

Amanda (10:41): We did our own cooking and so we were really intentional about trying to keep our costs down and then hitting our student loans really aggressively. And we were, we were in school far enough back where we did have those like 7% interest rates that you’re seeing now. And so it was enough where we were looking at that going, we’d really like to pay these off. And so, um, you know, that was just something we really focused on is not, um, not blowing up our lifestyle too much when we were starting to make it was postdoc money. It wasn’t crazy money, but it was more than we were, more than we had when we were grad students.

Emily (11:15): Yeah, I think that’s one of those important messages about those career transition points, right? I mean, you, you hear the live like a student thing, but for people with PhDs, it’s like, you were living like a student for a really long time, but please, please, please just hold on, do a, a couple of lifestyle upgrades like you got the dog, but like, don’t go crazy with it when you’re still only making postdoc salaries or after that because you can really make some good traction against your financial goals. And especially if you’re feeling behind by that point. Um, you being immersed in the personal finance like community, you probably did feel behind, I would imagine, even though like objectively speaking, you weren’t . Um, but like having those kinds of influences, you were probably really eager to get started with the savings goals and the, and the student loan repayment and all that stuff, and that you Oh yeah, you can really make good progress on that when you’re keeping your lifestyle low.

Amanda (11:57): I remember looking at those compound interest, uh, charts and thinking, what have we done with our twenties ? Oh my gosh, we’ve been in school, we haven’t made any money, you know, now we’re 30 and we’re just starting. Oh, we messed it all up. And it took me a while to go, okay, you know what? It is okay, 30 is not that old. But I, I do think that sometimes that can happen to those of us in academia who do spend a long time in school and you know, oftentimes people have a lot in loans too, so it can feel like, um, it can feel like you’re starting from behind. We actually, um, we have this little lifestyle. We just run this little Etsy shop. Um, it’s tiny. It doesn’t make a lot of money, it’s just a lot of fun. We have a laser printer and we make game tokens and wood coasters, but we named it 30 below zero because at 30 years old our net worth was below zero. And it was just a reminder for us of where we’re starting. And so it’s the name of our Etsy shop. It’s just kind of funny, but we did, we felt behind.

Emily (12:58): So you were talking about that exciting beginning of, okay, we finally have some salaries, , where we can make, you know, some progress toward these goals and a simple lifestyle. I mean, Los Angeles is expensive, the rent and so forth. But you said other than that, in the doggy daycare, you kept things pretty reasonable. Um, was anything else sort of, um, exciting or different about that phase of your fire journey?

Amanda (13:19): Yeah, I would say we did something kind of different with our wedding. Uh, you know, that that was a good example of us seeing what do we value? Let’s not do what everyone else is doing. What do we wanna do? So we were living in San Pedro at the time, which is right, just a few miles from Catalina Island, and we could see Catalina Island when we would go on hikes with our dogs. You know, you’re looking off at the coastline and there’s the island. So we decided to get married on Catalina Island, but we just did this small immediate family. So we flew our parents and siblings out and that’s it. We had this tiny little ceremony, super charming on Catalina Island. We all, we booked them all, uh, rooms in the same hotel and we just spent a couple days hanging out there on the island, hiking, eating out. Um, but we never did a big thing with DJs and catering and that just, it didn’t feel like what we wanted at the time. And so that was an example of us just saying, okay, what do, who are we and what do we wanna do? What are our values? And how do we live this FI thing while also being true to who we think we are?

Emily (14:25): Hmm. Yeah. I can see how that does fall into the exciting beginning part of the journey because you’re taking this new step with your relationship, um, you’re, you know, combining things maybe in a way you didn’t before and thinking about your values and how you really want your life to look through this period of transition. And so that, that is an exciting time of really being able to think through and set some new patterns and and so forth and, and do something a little bit counter-cultural, like what you’re saying. Um, yeah. Anything else you wanna add about that period?

Amanda (14:52): Uh, no, not a whole lot. We just, we continued to do that. Um, when I started the faculty job, we, you know, I think a lot of people when they start a faculty job, especially I think in the Midwest, in a place where houses are affordable, it’s like, well, I have to have a house. But we just, in the first year we’re like, we don’t know this place yet. We’re getting to know this area. So we rented a modest apartment. We, um, this was a, a fairly rural area, so we were getting our groceries at Walmart, which was kind of new to us, but like doing our own cooking. And then when my husband took the job in the Twin Cities, he actually lived with my parents for a short time until I moved there. ’cause for a while we were in different states. Um, but we, at that time, we had a really aggressive savings rate because I was living by myself doing yoga with Adrian and walking the dog free entertainment, playing video games and cooking at home. He was doing the same thing, new job, living with my parents. So, um, at that time it was just kind of exciting to watch those student loan balances go down and feel like we’ve, we’ve got this, we can actually do the things we’ve been reading about doing.

Retirement Accounts and Student Loans

Emily (15:57): Yeah, that is very exciting. Okay, so you’re watching the student loan balances decline, you were also saving for retirement. Is that, is that true? Can you tell me like the mix of accounts that you were working with? Yeah,

Amanda (16:05): Yeah. Um, USC was kind of unique because, uh, my husband was working as an employee of USC and I was a postdoc, so he had access to their retirement savings and a match. And I didn’t as a postdoc, I don’t know if that’s changed since then. Uh, so we were, um, LA the la he was paying into his 401k and as soon as we actually, even as grad students, we were trying to max out our Roth IRAs or at least contribute to those. So we really did start right away when we were reading about this stuff as like, all right, let’s a Roth, we can do a Roth, you know, it’s not that much money or let’s just do what we can. Um, and so it was just starting to add to that. Then we added, um, when I started as a faculty member, I eventually got access to a 403B at my institution. So yes, we are definitely investing for retirement and trying to get that going while also getting the student loans paid off.

Emily (16:59): Now I’m curious because we’ve been talking mostly about the pre pandemic time period, but did you make any different decisions with the student loans when the administrative forbearance came into play?

Amanda (17:09): We had them paid off by then, actually. So, um, yeah, we went real aggressive real fast. Neither of us had, we both worked through college and grad school, so neither of us had, um, the sort of terrifying balances that you hear about some people starting with, which is good because, uh, you know, we are, we’re in tech, but we’re in ed tech education, so we also, um, you know, weren’t gonna be making the kind of crazy money that you kind of need to make to pay off those six figure, uh, loan payments. So it really didn’t take us more than a couple years to get those paid down. So I believe by the time the pandemic hit, we had already paid off our loans.

Emily (17:49): Okay. So student loans eliminated starting, or, you know, continuing and accelerating their retirement savings. And did a house purchase come into play at some point there?

Amanda (17:57): Yes, we bought a house at the very end of 2018. Um, our daughter was born in June of 2019, so kind of right around the time I moved from Ohio to the Twin Cities area, we bought a house, um, in the neighborhood where my parents live.

Current Finances, Lifestyle, and Non-Traditional Housing Decisions

Emily (18:14): Lovely. You mentioned your daughter born in 2019, and then your son’s about three years younger. Um, so let’s, let’s fill out the lifestyle now in terms of what your finances look like. What, what your lifestyle looks like. Um, now that you’ve got the job set and the kids are present or on the way, like what does this phase of fire look like?

Amanda (18:34): It’s slower and more boring. Uh, you know, if I’m being honest, um, we did, uh, upgrade the house and part of that is because my husband’s mom lives with us, she helps us with childcare. So we wanted to have a nice space for us. And what we did, this is, uh, kind of non, another non-traditional thing we did, we swapped houses with my parents, so they lived right in the neighborhood, but they were, uh, you know, they’re kind of thinking about retiring, they’re looking to downsize. ’cause they were still in kind of the home they’d raised, uh, my sister and I in. And so they had more space than they wanted and we were, uh, as we were thinking about having a second child, we were like, ah, this, we could do this. It’s gonna be tight. We could finish the basement and create these rooms. And it just sort of worked for, um, my parents were happy to buy the house that we had bought, which is a little bit smaller, but in the same neighborhood. And we bought, uh, the house that I grew up in or I moved when I was a kid, but, you know, somewhat grew up in, uh, you know, from my parents. And so it is a bigger house. Um, you know, there are, you know, it’s a, the expenses are a little higher for sure, but, um, yeah,

Emily (19:46): How, I don’t know. I just, I’m so tickled whenever I hear about families that are able to do these kinds of things for one another. There are some people in my husband’s family who have done something similar with their, um, children and it’s just, it’s so, it’s so lovely that you get to have that proximity and you get to live this more, a more communal lifestyle than is really, you know, typical for most, um, Americans. So it’s great to hear. Um, anything else? What, what’s going on now with the, the boring middle? You’re adding kids, you’re adding expenses related to the kids.

Amanda (20:13): Yeah, we pay for preschool now. Uh, we’re trying to contribute a bit to 529s and, you know, everything’s just a little bit more expensive, you know, this, this bigger house costs a little bit more. Um, we’re in Minnesota, the heating and cooling costs, especially the heating costs are, you know, they, they add up for sure. Um, I’ve become a little bit more into health and nutrition since having kids, and so I definitely buy bougie or groceries, , you know, we, uh, just quality of food, you know, we don’t eat out a lot lot. We really do cook at home, but, um, definitely we spend a lot more on groceries than we were spending a few years ago, but that’s, it’s an intentional lifestyle choice. Um, you know, for us, we are pursuing fire, and we can talk about this a little bit, but there isn’t a point at which we feel like we need to reach it. It isn’t like, oh, we really want to be completely fire by 2035 and, you know, um, it’s just sort of a direction that we’re heading rather than a very specifically defined goal.

Emily (21:20): I’ve, I’ve noticed with our family too, you know, we, we have kind of a, you know, a, a similar trajectory. We have two children, we own a house now. Um, we’re compared to when we were renting, even when we had the two kids, we were still renting for some time when we were living in Seattle. Um, an 850 square foot apartment with the four people. Oh. And then the pandemic started , so that was fun. Um, so like the housing cost for instance was a massive upgrade to go from that apartment to like the house that we purchased, but that’s because it’s a lot bigger. There’s just a ton more to like maintain. There’s a lot more considerations you have as a homeowner than as a renter. When you look at these like estimates that are occasionally put out, I guess, that are done yearly of like the cost of raising a child, you know, birth to age 18, a really, really big, big chunk of that estimated expense, which is like $200,000 or something.

Emily (22:06): A really big chunk of that is the housing expense , because you have to find room for this extra human that’s in your family or more than one human that’s in your family now. So that’s, I think, you know, you can, you can decide to be like frugal in a lot of ways if you want to, when you have children, like maybe you, um, you know, make other arrangements for childcare. You don’t spend as much in that area, but the housing is like, maybe it doesn’t come when they’re a baby, but eventually you’re gonna have to have a bigger space to accommodate those extra people. Um, so that’s been, not, not exactly surprising, but just like it has a really big effect. Like we for instance, don’t make, aren’t making nearly as much progress with our savings as we may have expected with the nice salaries that we have now because just, yeah, a lot of our expenses are a lot higher than it was for just two adults.

Amanda (22:47): Yeah. And my husband was just showing me this graph of uh, a graph mapping what people are spending on housing. So median rent and mortgage payments with uh, US household incomes and oh, that’s it. It’s a depressing graphic to look at. I mean the real reality is, is even if you’re doing everything right, uh, it’s, especially depending on where you live, housing is going to be a really substantial part of what you’re making. It’s fairly unavoidable. And like you said, when you have kids that space is just kind of non-negotiable. I mean, you know, there are a handful of families you hear, oh, you know, we have five kids and we still live in whatever square feet. And you know what, some people make that work, but I think for the vast majority of people you do kind of elect to say, ah, you know, maybe we won’t be saving as much as we would in a really ideal world, but this space helps us live a life that, you know, is calm and happy and feels right to us in the time.

The FIRE Journey with Children and Car Buying Decisions

Emily (23:49): What are the other ways that adding these children to your family has affected your fire journey?

Amanda (23:54): We still try to, um, you know, look for wins where we can. So, um, you know, I said we spend a lot more on grocery than we used to. ’cause I just really care about the quality of food. We don’t care that much about cars. I work remotely. My husband works part-time remotely thanks to the pandemic. So he went from having a job where he was in the office five days a week to now he’s only needs to be in the office a couple days a week. So we have two kids, but we only have one car. And right now, while our kids are little and they aren’t in a lot of activities, that works great for us. So we have a, um, completely paid off car. We paid off our car. That was another thing you asked about pandemic expenses in 2020, we made the last payment on our car.

Amanda (24:37): So now we don’t have a car payment and we’re not looking, uh, to upgrade. Like we didn’t feel the need to get a big SUV as soon as we had kids. And I know that’s something that a lot of Americans, it feels like a very American thing to do. Like we’re having a kid, we need an SUV, we are really happy with our economical hybrid and we’re still happy with it. So that’s one way we’ve tried to control our expenses. Like I look at what’s happened with the cost of cars in the past few years and uh, they look a lot like rent and mortgage payments. Look not that long ago, .

Emily (25:10): Yeah. I want to underline this strategy as well. It’s, it’s something that, that I’ve noticed too really common that you upgrade a lot of things. Some people upgrade a lot of things pretty much immediately when they, they know a child is on the way or once the child arrives, whether that’s the bigger car or the newer car or the bigger housing arrangement. Even if a baby is very, very small and you don’t necessarily need that right away. Um, although eventually of course you do. And some other thing, other like lifestyle upgrade as well, like same for us. Like we actually have, our car is a 2003, we’ve been, my husband’s owned it that entire time, so it’s over, you know, it’s 20 years old now, it’s a sedan. Um, and yeah, I think we were maybe thinking about switching out the car before the pandemic and then like you said, because of what’s happening with prices, we were like, whoa, let’s put the brakes on that.

Emily (25:54): Like, we don’t wanna engage in this market right now. Yeah, now my kids are five and seven and they’re getting to that stage where you said they have more activities, they have more stuff going on. We’re thinking maybe we do either need a larger primary car or perhaps a secondary car. I think what’s gonna happen is we’re gonna keep the 20-year-old car as a secondary car, right? Add, yeah, just add another, um, maybe bigger, maybe the same size of car. We actually just invested in solar panels, so we’re probably gonna get an electric car for that next, um, step. But it’s like we, we put it off, right? We put it off until this stage when it’s like, okay, it’s really, really seeming like it’s necessary at this point. And I mean, I cannot tell you like how much savings that is over the years. It’s probably multi thousands of dollars each year, if not like, perhaps $10,000 in that first year. And just delaying that expense every time. You can delay a big expense, you can stretch out the time that you use, you know that item over, you get more and more value and you’re able to direct your money elsewhere.

Amanda (26:48): I think there’s a choose Fi episode where they look at driving a car for, it’s not even a crazy amount of time. It’s like 10 or 15 years for the car, but not upgrading as soon as you’ve paid it off and just continuing to drive it. And they look at that over an adult lifetime, just that one decision. And I think ultimately they get at a million dollars or close to a million dollars just in the savings of not constantly having a car payment or driving the most expensive vehicle you could possibly afford.

Emily (27:18): It’s absolutely a huge difference. And like you said, lifestyle makes a big difference here. ’cause like my husband and I both work from home that we walk the kids to school, like we don’t really need, we don’t really drive except for like going to errands and driving the kids to their activities sometimes. So it’s not even, yeah, it’s just, we don’t put that many miles on the car, I guess is what I’m saying. Now sometimes it’s convenient to have two, but we’ve been doing a lot of biking recently. We’ve been doing some Ubering when we do need the second car and that feels expensive in the moment, but when you think about it over the long term, it’s so much less expensive than owning a second car that you rarely use.

Commercial

Emily (27:52): Emily here for a brief interlude! Tax season is in full swing, and the best place to go for information tailored to you as a grad student, postdoc, or postbac, is PFforPhDs.com/tax/. From that page I have linked to all of my free tax resources, many of which I have updated for this tax year. On that page you will find podcast episodes, videos, and articles on all kinds of tax topics relevant to PhDs and PhDs-to-be. There are also opportunities to join the Personal Finance for PhDs mailing list to receive PDF summaries and spreadsheets that you can work with. Again, you can find all of these free resources linked from PFforPhDs.com/tax/. Now back to the interview.

Emergency Fund

Emily (28:42): Now you mentioned, um, in our, uh, pre-interview communications that you are at the moment very grateful for your emergency fund. So can you tell us more about why that is?

Amanda (28:53): 2023 has demanded a lot from our emergency fund. Uh, literally on January 1st, I was driving the kids home from Target and our car broke down and it turned out it needed pretty much the most expensive possible repair for that car. And it’s a hybrid, so it ended up being about $6,000, which is it. We had kept up the maintenance. They had just told us a few months before that this car was in great shape. Uh, we were not anticipating any car expenses, there was nothing we’d been deferred. So it was a real surprise to us. Uh, but given what had happened, as we just talked about to the cost of cars over the pandemic, we were looking at it and going $6,000 doesn’t even get us that far to a comparable similar vehicle. And so we decided to do that repair and uh, you know, luckily we had the emergency fund, so we were able to, uh, pay for that.

Amanda (29:51): Uh, fast forward just a few months later in the summer, uh, we found out our dog needed a pretty substantial surgery. And again, we’d, we’d worked hard after spending down some of that emergency fund to build it up, uh, you know, even over those few short months. And it’s just, we felt so good being able to not have to consider whether we can afford that surgery. Um, you know, and just, and not needing to worry about financing, but knowing we could focus on, yes, let’s do this procedure. Let’s get her the care she needs, let’s get her feeling better. And so that was just phenomenal for us. And you know, that was a good reminder. I am very happy to live below my means so that when things like this happen and things are going to happen like this in life, we just don’t need to worry about it.

Amanda (30:39): It’s, yes, we have this money, we’ll pay for this surgery. Um, and so that was just, um, really, we were very grateful to have the money to not have to worry about the cost of that and to just be able to pay for it in one fell swoop. And then, uh, just last month we decided to do an installation project. So we had new installation put in an erratic, we did a, a home energy audit in the summer and found out that we have about five inches of attic installation and they recommend 15 here in Minnesota. So, uh, you know, given the severity of our winters, we were like, yep, we’d better do this right away. Let’s get that insulation taken care of. So that wasn’t an emergency, but again, just having savings and having the fact that there’s a good chunk of money every month that we just put away for stuff that we know will come up later has just been so fantastic for us this year.

Emily (31:35): Yeah, that, that really speaks to the, um, utility and the stress relief that comes with having margin in your life. That’s financial margin, that’s time margin, that’s energy margin. Not everybody has that. It’s, it’s difficult to, to intentionally get your life to the level where you have margin in those areas, but when you do and then those things come up, you’re so, so grateful that you did that advance, you know, work and, and design and so forth to, to have that happen. Um, I like to say regarding emergency funds, that an emergency fund is what stands between something bad happening in your life and something bad happening in your life and there being significant financial consequences for it. Um, like your dog’s, um, surgery for instance. For instance, um, so like you, if you hadn’t had the money, you, you may have had that really tough decision about what do you yes.

Emily (32:22): Do you lose this, this pet and do you lose this Yeah. Member of your household. Um, but you didn’t have to agonize over that because you had the money. So it just provides so much, so much peace. And I lived for a long time with very scant emergency fund because I was in grad school and I was focused on other things, but like I, we have much larger one now and it, it does afford a lot of peace of mind, especially with the extra responsibilities that come with the home ownership and the car ownership and the kids and all the stuff that we’ve been talking about. So it definitely needs to sort of scale with your lifestyle.

Amanda (32:52): Yes, it does. We definitely have more set aside and uh, more things come up for sure. But yeah, I personally am happy to slow down on things like vacations or uh, you know, we just talked about cars, you know, if we had another car that’s money that probably wouldn’t be in that emergency fund. And just for me, I sleep so much better at night knowing that money is there for whatever is going to come up where we’re going to need it. And you know, I know not everyone, um, comes to that same conclusion. Um, and I think that post pandemic, there’s been a lot of this, um, you know, YOLO mentality and I totally understand that, that people are wanting to prioritize experiences, but I just have to say personally, I’ve landed on, I’m much happier with, um, some money just being there and waiting for what we need it for.

Emily (33:48): And the thing is like the expenses of the emergencies, whatever they’re gonna happen, whether you’re prepared for them or not. And so putting in that earlier effort at whatever stage you’re able to, to build it up then buys you the peace of mind indefinitely going forward as long as you can maintain the fund because again, the emergencies are gonna happen, but it’s whether or not it’s how you feel about it and how you can approach it, that is making all the difference. And again, it doesn’t have to be like a continual sacrifice for decades to maintain that emergency fund. ‘Cause again, once you build it up, all you have to do is pay for those emergencies. You would’ve paid for them anyway somehow. So I’m curious about that actually, because you said something like you worked hard to build the emergency fund back up after the first, you know, depletion of the fund for the car expense. So I’m just wondering like how you did that. Was it changes in your spending? Was it reducing your savings rate in other areas? Was it working additionally? How did you do that?

Amanda (34:37): Yeah, it was largely, um, cutting back a little bit on the percentage we’re putting away for retirement. Um, you know, there was a point during the pandemic where we maxed all those accounts out and that felt really great. This is not a year where we’re maxing out Roth HSA and 401k, 4 0 3 bs. Um, I would love to have another year like that. Um, but this isn’t that year and that’s okay. Um, you know, ultimately we just decided, and, and we didn’t stop contributions. We just kind of cut, cut back a little bit on that percentage to get the emergency fund back up to where we felt comfortable with it.

Emily (35:18): Uh, once again, I see a parallel in our stories here because we maxed out our available retirement contribution room for the first time ever in 2021. So that was like 2 401Ks, my employer side of my 401k and two Roth IRAs. We did it again in 22. In 2023. This is not happening again, . Um, because as I mentioned, we had the solar panels which we’re paying for upfront, like we’re not financing them. So we had to pull that money partially from savings and partially from cashflow to be able to do that. And so that alone, plus I just mentioned we may have a car purchase in our future, like yeah, uh, we’re still doing like one 401k, we’ll still do the two IRAs, but how much we contribute to that second 401k is not too clear at this point in the year. We’re recording this in, um, October, 2023, by the way. So, but that hap that’s, that’s how life is. I mean, it’s not all like perfect numbers on a spreadsheet, like perfect numbers in your financial plans, same thing happens every single year, right? You have to adapt in some ways. And now that we’ve had that taste of like what maxing out felt like those couple of times, I’m pretty sure we’ll get back to it at some point.

Amanda (36:18): It feels good, right?

Emily (36:19): Just not 2023

Amanda (36:20): Mm-Hmm, Well, congrats on the solar panels. That’s a bucket list project for us. And, uh, you know, to be able to pay for it without financing, it is not something that many people can say. So congrats to you.

Emily (36:31): Yeah, and that was, uh, it, it’s not all thanks to us, it’s partially some leftover parental gifts from when we bought the house. We got some gifts, we didn’t spend all of it on the down payment that is now being redirected to a literal investment in the house. But here in southern California, like our electricity bill is really outta control. So like the solar panels clearly are an ROI within just a few years. So it’s a, it it is literally an investment as well as, um, just like something we want to do.

Amanda (36:56): Yeah, I I was just hearing that, that the ROI is very good in California with your high energy costs, pg and e and um, and abundant sunshine in southern California.

The Future of Amanda’s FIRE Journey

Emily (37:06): Yeah. And I can only imagine it’s gonna get worse in terms of energy costs. So it’s, it’s again, looking long-term planning kind of thing. Um, so yeah, we’re excited about that. Okay, so we’re talking about the boring middle of five. We got the kids, we got the kids’ expenses, you know, you’re doing your best you can on your 401Ks, you know, managing with life’s, you know, circumstances that are thrown your way. What is the future of your fire journey? Or maybe like you mentioned earlier that you’re not looking for like a specific super soon end point. You’re very happy with your lifestyle in many ways. So like why do you still identify with pursuing fire and what do you think might change when you get to that official where financially independent point?

Amanda (37:45): Yeah, we don’t have a specific destination, but what we are pursuing is options and flexibility. We just know for us, uh, that someday, you know, thing things happen with life and with jobs and with health. So one day, maybe one of us, we’re both happy with our jobs right now, someday, maybe one of us is in a toxic work environment. Maybe, uh, something happens with our health or the health of one of our kids, or maybe one of our kids develops some really interesting crazy hobby that, uh, you know, might require some kind of specialty training or some travel or something like that. We don’t know. But, um, we want to be able to say yes to things that life will throw at us in the future. And so for us, this FI journey isn’t about we want to move to Portugal or Thailand in 2035. It’s, we want to be able to say yes to opportunities and to never have to stay in a situation that that isn’t good for us. We always want the option to be able to make changes so that we can, uh, just live a happy, supportive life that’s good for us and good for our kids.

Emily (39:03): I, I feel like the fire movement broadly over the past few years has moved in the direction of what you’re describing. It, it, you know, 10 years ago it maybe felt much more, um, boxed in , right? Like, this is my savings rate and I have X many years until I get to this point and I’m quitting my job. And that whole attitude, and as more and more people attempted that journey, they realized that maybe the journey couldn’t look exactly like that, or maybe they didn’t even want the end point that they had imagined like earlier. Um, so many people I think are attracted to fire because they’re unhappy with their job in some way. And if you do the work of getting into a job that supports your lifestyle, as we were talking about earlier, then there’s not such a strong impetus to get out, you know, ASAP.

Emily (39:45): But like you said, that things can change with your job and with your health. And so I think it’s so smart to not, and this is what we’re doing too, like not count on I’m gonna work till I’m 72, I’m gonna work till I’m 65, and my finances depend on my ability and the market’s ability to keep providing me with work opportunities until that point. Um, and I don’t know, our, our listeners right now are probably somewhat younger than we are, but I’m 38 and I’m, I’m not exactly, I’m not tired, I’m not slowing down, but I can see in the future that I don’t necessarily want to live this way for many, many, many more decades. And that, you know, going, seeing what our parents have been going through health wise and other people around us, like, you can’t, you can’t count on that necessarily. So, like you said, just to give yourself options earlier and earlier is, is a great gift.

Amanda (40:27): Yeah, that’s exactly how we feel. And I do think you’re right, the FI community has sort of shifted in that direction, and I always struggled with this idea of what’s your fi number and your FI date, because it, there were just so many assumptions about, uh, a consistency of your spending. Um, you know, something that I’ve learned over the past few years, I mean, what my expenses looked like as a grad student were nothing like what they looked like as a postdoc or anything like what they looked like right before we had kids. You know, now we have kids, we support our kids. Um, my mother-in-law lives with us, like life changes every year. And so I don’t know what my expenses are going to be in a few years, and that’s okay. But I do know that having built up a net worth isn’t something I’m likely to look back and go, wow, I really wish I hadn’t done that.

Amanda (41:17): So, um, yeah, we’ve never been able to pin down exactly what, um, you know, specific, um, I’ve never calculated a fi date or a fi number because there’s just too many assumptions in there that I’ve never felt comfortable saying. I know what those assumptions are, but we know that life will provide us with interesting opportunities. My husband and I are both lifelong learners. You know, we’re in education, we love to learn new things. I can’t rule out that one of us might wanna do a complete career pivot, go back to grad school or something someday. If, if that’s something one of us wants to do, I hope we’ll be able to do it.

Emily (41:52): Exactly, exactly. Similarly with us, like I’ve never calculated, well, I’m, I don’t, I don’t call myself like on the fi journey, but I’ve also never calculated a fi date or a FI number because like, frankly, my husband and I bought the house we currently live in and we are not planning on living here. Once our kids are out like well outta the house, we’re gonna downsize, and who knows what that’s going to look like. So like, even when you draw closer and closer, um, to achieving that, you know, what you think might be the net worth goal of, you know, achieving fire, um, you can still make big changes and, and you may need to, and especially with the, the family unit that keeps evolving with time. Um, like you said, there’s just, every year is different. And so yeah, we may be on the journey , um, for a while. There’s not really like an end point necessarily. And so many people, again, in the fire community who maybe they did leave their jobs, they find that they’re still earning money in just other interesting ways. And so it’s like, well, you didn’t even need to reach that number necessarily. You just needed to reach, uh, coast Five, for example, or some other point where you felt comfortable changing your work situation.

Amanda (42:51): Yeah, I think it’s a very rare person in the fire community that someone retires and stops earning money, at least from what I hear in the books and the podcasts. No one knows that person. They aren’t really out there. So yeah, people find things to do. Oftentimes that comes with some kind of an income or, you know, financial incentive. Um, but again, to have the ability to pursue that, to take a risk on building a business or go back to school to learn a new skill, whatever it is, um, we just wanna be able to say yes to it in the time that it feels right.

Emily (43:25): I love it. I love the vision, I love the description of your lifestyle. Sounds lovely to me. But, you know, , we found many common commonalities between us during this episode. The listener may, uh, not want a lifestyle that looks anything like either one of ours, but the whole point here is just that you can use your finances to help you achieve that lifestyle, whatever it is that you, um, most desire it to be by having that margin, having that savings rate and the things that we’ve talked about so far. Thank you so much, Amanda. And is there anything else that you’d like to add before we conclude the interview?

Amanda (43:55): No, just thank you for your time. I’ve really enjoyed the opportunity to talk to you to catch up a little bit on your story as well.

Best Financial Advice for Another Early-Career PhD

Emily (44:02): Absolutely. And let’s, let’s end with the question that I ask all of my guests, which is, what is your best financial advice for another PhD? And that can be something that we’ve touched on in the interview, or it could be something completely new.

Amanda (44:14): Yeah, I would say this is something that we’ve touched on a bit. Um, know that your life has phases and make the most of the phases you’re in. You know, I think as, as I started learning about finances, I felt so eager to be in some of the phases that I saw other people, and I felt so frustrated being at the beginning or not having the kind of income or options that I wanted. And, you know, as I’ve been on this path for a while, but still have a long way to go, at least to that, you know, completely financial in independent space, um, I’m just learning that every phase of life has, uh, some really beautiful benefits and great things you can do. And then there’s things you aren’t working on and it’s okay to not be accomplishing every goal, uh, all at the same time.

Emily (45:02): Hmm, absolutely. And that, um, extension of our discussion reminds me of, uh, the book Die With Zero by Bill Perkins. Have you read it? Oh my gosh.

Amanda (45:09): I have not, but it seems like everyone in the community has, so it’s most definitely on my reading list because I’ve, I’ve yet to hear someone say it hasn’t transformed their thinking and just changed how they’re approaching, uh, their life and their values.

Emily (45:24): It absolutely did for me as well. I would say that was like my book of 2022 that like changed my thinking. Um, and this isn’t necessarily about specifically tying financial goals to different life stages, but just tying things you want to do to different life stages. And it really made me think differently about the opportunities that were available to me when I was in graduate school, for example, um, or out of graduate school, but before having children and what, uh, regrets I have from those times. But also what I’m glad that I took advantage of because I could see that, you know, opportunities close as you move through different phases of life. And so it’s just, um, I don’t, it wasn’t like a sad book for me, but just really helping me think about how to maximize the stage that I’m in now and thinking about what can be put off until later stages of life in terms of, um, accomplishing them, whether that’s with your finances or in other areas. So I do highly recommend that book, um, to every reader. It may make you feel better actually about the, the stage that you’re in if you’re still in graduate school or something like that. So thank you for the thought. Thank you for the opportunity to plug one of my favorite books. Um, and Amanda, thank you so much for coming back on the podcast.

Amanda (46:25): Thank you, Emily.

Outtro

Emily (46:35): Listeners, thank you for joining me for this episode! I have a gift for you! You know that final question I ask of all my guests regarding their best financial advice? My team has collected short summaries of all the answers ever given on the podcast into a document that is updated with each new episode release. You can gain access to it by registering for my mailing list at PFforPhDs.com/advice/. Would you like to access transcripts or videos of each episode? I link the show notes for each episode from PFforPhDs.com/podcast/. See you in the next episode, and remember: You don’t have to have a PhD to succeed with personal finance… but it helps! Nothing you hear on this podcast should be taken as financial, tax, or legal advice for any individual. The music is “Stages of Awakening” by Podington Bear from the Free Music Archive and is shared under CC by NC. Podcast editing by Dr. Lourdes Bobbio and show notes creation by Dr. Jill Hoffman.

Turn Your Largest Liability into Your Largest Asset with House Hacking

January 25, 2021 by Meryem Ok

In this episode, Emily and her guest, Sam Hogan, explain how house hacking can benefit graduate students and early-career PhDs. House hacking is when you purchase a property, live in it, and rent out part of it. While not possible in every housing market, house hacking is within reach for many graduate students and certainly postdocs and PhD with Real Jobs. In the first part of the episode, Emily teaches some of the most salient concepts from The House Hacking Strategy by Craig Curelop. She also presents some real numbers from potential house hacks in college towns. In the second part of the episode, Emily interviews Sam Hogan, a senior loan officer at Prime Lending (Note: Sam now works at Movement Mortgage) who specializes in writing mortgages for graduate students and PhDs, especially those with fellowship income. Sam gives additional details about how an early-career PhD can qualify for a mortgage for a house hack.

This post contains affiliate links. Thank you for supporting Personal Finance for PhDs!

Links Mentioned in This Episode

  • The House Hacking Strategy by Craig Curelop (affiliate link—thanks for using!)
  • Email Emily for Book Giveaway Contest
  • PF for PhDs Podcast Hub (Giveaway Instructions)
  • This Grad Student Defrayed His Housing Costs By Renting Rooms to His Peers (Money Story with Dr. Matt Hotze)
  • PF for PhDs: The Wealthy PhD
  • Purchasing a Home as a Graduate Student with Fellowship Income (Money Story with Jonathan Sun)
  • How to Qualify for a Mortgage as a Graduate Student or PhD, Even with Non-W-2 Fellowship Income (Expert Interview with Sam Hogan)
  • PF for PhDs: Community
  • Here is the IRS link that I mention in the Q&A
  • Sam’s Email: [email protected]
  • PF for PhDs: Tax Workshop
  • PF for PhDs: Subscribe to Mailing List
grad student house hack

Teaser

00:00 Sam: The best example, which has happened I would say many times over, is in North Carolina. One student purchasing that, you know, the regular stipend amount of around $32,000 a year, he bought it at $200,000, put $10,000 down was still within his debt-income ratio. And when he started off the process, he did say he was going to house hack.

Introduction

00:28 Emily: Welcome to the Personal Finance for PhDs Podcast: A Higher Education in Personal Finance. I’m your host, Dr. Emily Roberts. This is Season 8, Episode 4, and I have a different episode structure for you today. The entire episode is devoted to exploring house hacking, which is when you purchase a property, live in it, and rent out part of it. We’re going to focus on how house hacking can benefit graduate students and early-career PhDs, and how it is possible for more people than you might expect. In the first part of the episode, I teach some of the most salient concepts from The House Hacking Strategy by Craig Curelop. I also point to a few real examples of potential profitable house hacks that I looked up this week. In the second part of the episode, I interview Sam Hogan, a senior loan officer at Prime Lending (Note: Sam now works at Movement Mortgage) who specializes in writing mortgages for graduate students and PhDs, especially those with fellowship income.

01:26 Emily: Sam gives additional details about how an early-career PhD can qualify for a mortgage for a house hack. Sam has been featured on two previous episodes and is now an advertiser with Personal Finance for PhDs. Reading this book came at a great time for me, actually, as my husband and I are taking steps to buy our first home within the next few months. It’s given me a different perspective on real estate investing for sure and the value of your primary residence. I’m very excited to share this material with you. Our giveaway contest is actually for the book Sam and I read for this episode! In January 2021, I’m giving away one copy of The House Hacking Strategy by Craig Curelop (affiliate link—thanks for using!), which is the Personal Finance for PhDs Community Book Club selection for March 2021. Everyone who enters the contest during January will have a chance to win a copy of this book.

02:18 Emily: If you would like to enter the giveaway contest, please rate AND REVIEW this podcast on Apple Podcasts, take a screenshot of your review, and email it to me at emily at PFforPhDs dot com. I’ll choose a winner at the end of January from all the entries. You can find full instructions at PFforPhDs.com/podcast. The podcast received a review this week from Emily B. The review reads: “This podcast has been so helpful to me as I apply to graduate school!! So many of these things aren’t talked about but Emily is great at explaining all of these concepts and interviewing people who have great advice.” Thank you to Emily B for this lovely review, and best of luck to you this spring! Without further ado, here’s my review of the concepts in The House Hacking Strategy.

Review of The House Hacking Strategy

03:08 Emily: The House Hacking Strategy by Craig Curelop (affiliate link—thanks for using) was published in 2019 through Bigger Pockets Publishing. Bigger Pockets is a popular online real estate investment community. House hacking, which I’ll define momentarily, is popular among this community, and Curelop presents a very enthusiastic and rosy picture of the strategy. For the duration of this episode, I want you to allow yourself to dream a little. I know and you know that house hacking is not possible or desirable for many graduate students and PhDs for a variety of reasons. But just for the next few minutes, I want you to suspend your doubts. We’ll come back to reality in a little bit and talk over some numbers. For the moment, instead of confirming for yourself all the reasons that you can’t house hack, ask yourself, “How and when might I be able to make this strategy work for me?” If you are convinced that you want to house hack, you may just find that a fire is lit underneath you and you can make it happen sooner than later.

04:07 Emily: In fact, I did some searching on Redfin and Craigslist and found three properties near three R1 universities that I think might be profitable house hacks for single graduate students. I’ll present those numbers after I go through some of the material from The House Hacking Strategy. I’m going to start my teaching in the same place that Curelop starts his book. I’ll read some quotes and summarize some paragraphs from pages 23 and 24, the start of Chapter 1. Quote “What is your largest expense? The majority of the United States population would not hesitate to reply with “housing.” Whether you are paying rent or paying down a mortgage alongside with taxes, insurance, maintenance, and all the other expenses associated with owning a home, your house is likely what you spend most of your money on each month.” End quote.

Definitions: Asset and Liability

04:54 Emily: Curelop then shares the definitions that Robert Kiyosaki uses in his books, which is that an asset is anything that puts money into your pocket every month, and a liability is anything that takes money from you every month. Under this definition, your home is a liability, whether you own or rent. Quote “Arguably, the biggest misconception that most Americans have is that their home is their largest asset. When, in fact, it is their largest liability. However, there are some exceptions. A few of them are exemplified at the conclusion of each chapter. You will read fellow house hackers’ stories in this book who have used strategies outlined here to turn what could be their largest liability into their largest asset. “They strategically designed their lifestyle so housing is not their largest expense. As a matter of fact, through the strategies I talk about in this book, they have completely eliminated housing as an expense and they make money from their living situations every single month. And yes, their lives look just like yours. From the outside, you would not think that they are any different because they have days jobs, errands to run, and families to care for.” End quote.

Turning Your Largest Liability Into Your Largest Asset

06:03 Emily: Turning your largest liability into your largest asset—that is an incredibly powerful idea. How do they do that? Let’s define house hacking. House hacking is when you buy a home, live in it, and rent out part of it. The classic house hack, according to this book, is buying a multifamily property (a duplex, triplex, or four-plex), living in one unit, and renting out the others. In that case, your tenants are your neighbors. Another variation of house hacking is to buy a single-family home and rent out the bedrooms that you do not occupy. In that case, your tenants are your roommates. There are all kinds of reasons that house hacking is powerful from a real estate investment standpoint, which The House Hacking Strategy covers very well. I’m taking a different approach, which is speaking to people who are not necessarily enamored with real estate investing, but rather want to find a way to reduce or eliminate their largest monthly expense: their rent or their mortgage payment.

07:01 Emily: Whenever I speak about frugality and reducing expenses, I ask that people first consider how they can reduce their housing expenses, even though accomplishing that can be difficult and expensive upfront. I’ve published through this podcast and highlighted in my seminars creative strategies such as serving as a resident advisor, living in subsidized or low-income housing, renting your home on AirBnB, and house hacking, although I haven’t used that term before. I published two full interviews with grad students who rent out rooms in their homes, which I’ve linked from the show notes, and some of my other guests have mentioned in passing that they use the strategy.

Benefits of a Successful House Hack

07:37 Emily: If you set up a profitable house hack, you will either: 1) Bring in enough rent to completely cover your mortgage and reserves, which is the money you need to put aside monthly for future home maintenance and vacancies, or 2) Bring in enough rent that your personal housing expense is less than what you would have paid in rent had you not house hacked. If you were to move out and rent your room, the total rent from the property would be more than the mortgage and reserves. A minimally successful house hack reduces your personal housing expense. A very successful house hack puts money in your pocket on a monthly basis. I believe house hacking is a hugely powerful strategy for PhD students and a great one for postdocs and other early-career PhDs. It’s accessible to many more early-career PhDs than those who currently pursue it.

08:26 Emily: I’m going to focus in this episode on single PhD students and their numbers since they are the most difficult case. If you have a postdoc income or Real Job income, getting into a house hack will be easier, and likewise if you have two incomes to work with instead of one. I want to throw in a word of caution that this episode is just a short summary of part of a book that is not super in-depth either. So while I want to encourage you to look into this strategy, you must do your due diligence in your local market before taking the step to actually buy a home.

Why is House Hacking a Great Fit for Grad Students?

08:59 Emily: So why is house hacking a great fit for graduate students? First, a traditional grad student fits perfectly into the ideal demographic of house hackers: people without children who are willing to live with other people. That’s not to say that you can’t house hack if you do have children, but it might look different for you. Second, a grad student basically by definition lives near a university, which boasts a large pool of potential tenants. I think it would be straightforward to set up a house hack where all your tenants are fellow grad students, the way Dr. Matt Hotze from Season 3 Episode 3 did. Third, grad students have limited avenues for increasing their incomes. Yes, it is possible and you should do what you can within the rules of your visa, department, funding, etc. House hacking is a way to increase your income without violating the letter or spirit of any of the restrictions placed on you and will almost certainly take less time than a side hustle for what you earn.

Curelop’s Five House Hacking Strategies

09:56 Emily: Curelop presents five house hacking strategies. On one side of the spectrum, you have the strategy that necessitates the smallest lifestyle change but is also the least profitable. On the other side of the spectrum, you have the strategy that is the most profitable, but that also necessitates the largest lifestyle change. From least profitable to most profitable, the strategies are: 1. Rent out an accessory dwelling unit on your property 2. Purchase a multi-unit property and renting out the units you do not occupy 3. Purchase a home and rent out the rooms you do not occupy 4. Rent out your own bedroom and sleep in your living room 5. Rent out your whole residence and live in a trailer or RV in your driveway If you’re like me, strategies 4 and 5 do not sound very appealing! I’m going to focus on strategy 3 in this episode, but it’s perfectly fine if another strategy is the best fit for you.

House Hacking: Ongoing Costs

10:56 Emily: Let’s talk more about both sides of the house hacking ledger now, first your ongoing costs and then how you make money. On the costs side, every month you need to make your mortgage payment, which consists of principal paydown of your loan, interest, property tax, homeowner’s insurance, and probably private mortgage insurance or PMI. You might also have a homeowner’s association payment. Another cost, which is irregular, is the cost of maintenance and repairs on the home and also renovation if you choose to do that. Curelop recommends putting aside every month a few hundred dollars—what he calls reserves—for home repairs and also to help you make your mortgage payment when you are between tenants. He also says you should have $10,000 at a minimum in your reserves to start with. If you don’t have $10,000 yet, he suggests securing access to a line of credit in case something comes up that you can’t cover with your existing reserves.

House Hacking: Net Worth Increases

11:41 Emily: That covers the ongoing costs of operating your house hack. I’ll get to the up-front costs a little later. Now for the exciting part: how your net worth increases while you house hack. First and most importantly, you will collect rent from your tenants. As I said earlier, this rent should either completely cover your mortgage payment and reserves or at least reduce your personal housing expense. Second, each month as you make your mortgage payments, you will pay down the principal balance of your loan. Now, in the first few years after you take out the loan, only a very small fraction of your payment goes to principal due to the amortization schedule; the great majority goes to interest, tax, insurance, etc. So principal paydown is a relatively small factor early on in the mortgage. Third, your home is likely to appreciate in value over time. When you sell, it will probably be worth more than what you bought it for. Appreciation comes in two forms, natural and forced.

Natural and Forced Appreciation

12:48 Emily: Natural appreciation is the general increase in real estate prices over time. According to Curelop, historically real estate has appreciated 6% per year on average across the US. Now, as we all remember from the housing crisis, different real estate markets do appreciate at different rates, and depreciation is also possible if you get really unlucky with your timing. So while natural appreciation is likely to be in effect over the long term, you can’t count on it over the short term. Forced appreciation is when you do something to a property to increase its value, such as finishing a basement to add bedrooms and a bathroom. You of course have much more control over forced appreciation than natural appreciation. If you choose your renovation judiciously, you can increase the value of your property by more than what you spent. Appreciation can rival rent collection as the most positive factor in increasing your net worth through house hacking, but it’s only realized when you sell the home. Fourth, there are tax benefits to rental real estate. Curelop doesn’t go into much detail on this in the book and I’m not familiar with them so I won’t elaborate either, but this is another way that your house hack is less costly to you than owning a home that you don’t rent out.

Seven Common Objections to House Hacking

14:00 Emily: I hope the financial advantages of house hacking have sufficiently excited you about the idea. Curelop also presents and then counters seven common objections to house hacking. I’ll list all seven, but only go into the arguments against a few of them. Just know that if the others are hurdles for you, he does address them in the book. 1. House hacking is more work than renting. 2. When you house hack, you will share space with other people. 3. You need to keep a professional relationship with your tenants. 4. You have to live in an investment property, which might not be as nice of a location as you could afford. 5. The housing market could tank. 6. You have to put more money down to house hack than your up-front rental costs. 7. Your tenants might fail to pay you. My overall observation of this list is that these objections are all valid. They all have at least a kernel of truth or a possibility of occurring. I think it would be really helpful to identify every adverse event that could occur and come up with a plan for how you would respond. Going through that exercise might make you feel better about moving forward with house hacking instead of just being generally nervous about the downside risk.

Counterpoints to Some Common Objections to House Hacking

15:11 Emily: I want to add some thoughts to a few of the aforementioned objections. 2. “When you house hack, you will share space with other people.” Having roommates is pretty standard in graduate school for single people. Even if you could afford to rent a place on your own, it wouldn’t be strange to choose to have roommates instead. I’ve also known plenty of PhDs who continue to live with roommates even after they couple up or get married. I think this is less of an objection for our population than others, at least up until the point that you have children. 3. “You need to keep a professional relationship with your tenants.” and 7. “Your tenants might fail to pay you.” My fantasy house hack for a graduate student is to rent to other grad student peers and to be friends or at least friendly with your tenants. It is important to maintain professionalism at least within the bounds of your landlord-tenant relationship. You should be a great landlord, responsive and fair. I hope your tenants will respond in kind and not try to take advantage of your personal relationship. Curelop devotes a whole chapter to screening tenants, which as a new landlord I think you should follow to the letter. Of course, this book was published prior to 2020. The possibility of tenants not paying and not being able to evict them probably didn’t occur to many landlords, but now it’s on everyone’s radar. As a house hacker, you should make sure that you are financially capable of paying the mortgage even if your tenants are unable to pay rent for an extended period of time. If your university offers funding guarantees, I think that’s worth asking about on a rental application. You can’t prevent a tenant from misusing their money to the extent that they are unable to pay rent, but you can make sure that their income is reliable.

Four Considerations to Purchasing a House Hack

16:56 Emily: What does it take, financially, to purchase a house hack? Is it feasible where you live now? Let’s consider four elements. 1. The cost of properties appropriate for house hacking 2. The price to rent a room 3. Your stipend or salary 4. Your savings First, how expensive of a home could you buy on your income or your household’s income? Interest rates are so low now that rules of thumb like “Your mortgage shouldn’t exceed three times your income” have become outdated. Really, I’m asking two different questions here: 1) How large of a mortgage will you qualify for? and 2) How much of a mortgage would you feel comfortable taking out? Some house hackers will take out the largest mortgage they qualify for because they are counting on rental income to help pay it, but you might be more conservative, as I discussed before.

17:48 Emily: I’m going to talk this over with Sam Hogan a bit more in the second half of this episode. According to what he told us in our last interview, Season 5 Episode 17, if an applicant has no debt and excellent credit, they could qualify for a mortgage of four to five times their yearly income. If you have debt or merely good credit, the multiple will be smaller. Now, whether taking out that much debt is prudent is up to you. If you weren’t house hacking, I would say no, but if you are, it depends on your risk tolerance. Now you have a ballpark idea of the size of mortgage you could take out. You of course need to work with a mortgage originator like Sam to calculate your exact number. But going forward with the ballpark number, are homes available for less than or around that mortgage amount? Or is it way too low to buy anything? You can use a site like Redfin or Zillow to figure out what a house hack would cost you. If you’re looking for a townhouse or single-family home to house hack, perhaps you would look for a 2 bedroom place at a minimum. Broadly speaking, the more bedrooms you can purchase, the more rental income you’ll be able to generate.

Consider Cost-of-Living

18:56 Emily: If you live in a high cost of living area and you’re trying to purchase a home with one grad student income, you are likely to find that everything is out of reach. It’s disappointing, but don’t give up on the idea of house hacking for later in life. If you find that you can maybe afford to buy something, the next question is whether a house hack, in particular, is viable. Can you rent out the bedrooms that you won’t occupy for enough to at least reduce if not eliminate your housing cost? The answer is not an automatic yes for the type of home you can afford. If you’re not familiar with rental prices by the room in your area, check Craigslist and Facebook Marketplace. Having verified that house hacking is viable on your income and in your rental market, we come to the last piece of the puzzle, which is the down payment and closing costs. In the interview with Sam coming up next, we discuss the down payment requirements of various mortgage programs. If you’re not a veteran, you’re looking at 3% at minimum, but Sam suggests up to 10% in some cases. So for a low-cost property, the down payment could be as little as a few thousand dollars.

Five-Year Rule of Thumb

20:02 Emily: Curelop states in the book that closing costs are typically paid by the seller, not the buyer, so the money the buyer has to come to the table with above the down payment is rather minimal, perhaps a few hundred or a thousand dollars. Even if you don’t have the savings required to fund a home purchase in your bank account right now, how quickly could you come up with the money if a fire were lit underneath you? Over the course of a year, a vigorous side hustle, a higher-paying fellowship, or a summer internship could do the trick. Since I mentioned a year, I want to address the five-year rule of thumb. I know that many grad students and postdocs feel a ticking clock when it comes to considering real estate purchases. Many of us expect to move with every new career stage we attain. The five-year rule of thumb implies that you may not even break even if you buy a home instead of renting during grad school or your postdoc because of the high transaction costs that come with buying and selling and that you can’t count on natural appreciation over short time frames.

21:00 Emily: What I found interesting about The House Hacking Strategy is that it concentrates on the return on investment that can be achieved within one year. The reason for the focus on that timeline is that owner-occupancy mortgage loans require you to live in the property for one year. An aggressive house hacker might move every year to a new house hack, collecting rental real estate along the way instead of selling. The point that I want you to take from this is that you don’t have to listen to rules of thumb or rely on appreciation to overcome the transaction costs of real estate. Instead, you can use the rental income from your tenants. A house hack might be viable for you even if you plan to remain in your current city for only a couple of years—you just have to look at the numbers. Also, it’s important to plan your exit before you purchase your house hack. Are you open to turning it into a fully rented property after you move? Do the numbers still work if you have to hire a property management company? Or if you are sure that you will sell, you need to account for the high closing costs in your calculations.

Thought Exercise: Three Example House Hacks

22:02 Emily: Now let’s get into those numbers I mentioned earlier! As a quick exercise, I looked at the list of universities I’ve given or am scheduled to give webinars for in the 2020-2021 academic year to see whether house hacking was viable in those cities and what the numbers might be. Here was my process: 1) I searched Redfin for the university’s city with a max asking price of $150,000. I typically set a 3 bedroom search minimum, but sometimes adjusted up to four or down to two. I picked a house within a few miles of the university, something that looked move-in ready and not the cheapest available. 2) I searched craigslist for the area the house was in to get an idea of rental prices by the room and picked a price in the middle to low end of what I saw. 3) I went back to Redfin to look at the estimated mortgage payment. I set that the buyer would put 5% down and get a 3% interest rate.

23:03 Emily: I’m now going to share with you the properties and numbers I found in three of the cities I looked at. Of course, this was a cursory search, so my selections and numbers might be off due to a lack of local insight. Just consider this a ballpark estimate. Also, please note that I’m doing this exercise in January 2021, and both the renting and buying markets are really weird right now due to the pandemic and it being outside of the high home buying season. If you do this search even just a couple of months from now, it might look totally different, let alone a couple of years.

23:39 Emily: Example #1 is in East Lansing, Michigan, near Michigan State University. The property I picked is a 3 bedroom, 2 bath, 1500 square foot single family home, and the asking price is $89,900. A 5% down payment is $4,495, and the monthly mortgage payment would be $752. I picked $400 per month as the rental price per room. That means that renting out two of the bedrooms covers the mortgage payment while you live in the third. After setting aside a couple hundred dollars per month for reserves, you have reduced your own housing cost by about $200 per month. Over the course of one year, assuming that your irregular expenses did not exceed your reserves, you would have reduced your own housing expense by $2,400. Over five years, that turns into reducing your own housing expense by $12,000, and that’s without taking into account possible rent increases.

24:43 Emily: Example #2 is in Louisville, Kentucky, near the University of Louisville. The property I picked is a 4 bedroom, 2 bath, 1300 square foot single-family home, and the asking price is $134,000. A 5% down payment is $6,700, and the monthly mortgage payment would be $777. I picked $500 per month as the rental price per room. That means that renting out two of the bedrooms covers the mortgage payment and perhaps all of the reserves. You would live for free in the third bedroom and pocket the $500/month rent from the fourth bedroom. Over the course of one year, assuming that your irregular expenses did not exceed your reserves, you would have taken in $6,000 in rent above your mortgage payment and reduced your own housing expense by $6,000. Over five years, that turns into $30,000 in rent collected and reducing your own housing expense by $30,000, and that’s without taking into account possible rent increases.

25:48 Emily: Example #3 is just outside St. Louis, Missouri, near the Washington University in St. Louis. The property I picked is a 4 bedroom, 2 bath, 1800 square foot single-family home, and the asking price is $150,000. A 5% down payment is $7,500, and the monthly mortgage payment would be $925. I picked $600 per month as the rental price per room. That means that renting out two of the bedrooms covers the mortgage payment and perhaps all of the reserves. You would live for free in the third bedroom and pocket the $600/month rent from the fourth bedroom. Over the course of one year, assuming that your irregular expenses did not exceed your reserves, you would have taken in $7,200 in rent above your mortgage payment and reduced your own housing expense by $7,200. Over five years, that turns into $36,000 in rent collected and reducing your own housing expense by $36,000, and that’s without taking into account possible rent increases.

26:53 Emily: Now, if those numbers don’t motivate some of you in low- to medium-cost of living areas, I don’t know what will! You can literally buy an income stream that will benefit you to the tune of thousands or over ten thousand dollars per year for a few thousand dollars, an extra hour here or there, and the willingness to take a risk. And that’s not even counting the principal paydown, tax benefits, and potential appreciation! Keep in mind that all of my examples are completely made up. I’m just trying to ballpark some numbers and show that this is possible in some places on one grad student’s income. Curelop publishes the numbers of a real house hacker at the end of each chapter. For transparency, I didn’t examine every city on my list of candidates. I skipped the California ones, I only briefly glanced at Austin, Texas and Boston, Massachusetts to verify that $150,000 won’t buy you anything near the universities right now. I went down a road a bit in Providence, Rhode Island before crossing it off my list. But I thought these three examples were good ones. Purchasing may very well be possible in those other markets if you have more than a single grad student stipend to work with, or perhaps at a time of year when there is higher volume on the market. After the commercial break, I’ll be back with my interview with Sam Hogan.

Commercial

28:15 Emily: Emily here for a brief interlude. If you know that you want support in accomplishing a big financial goal this spring, I recommend my group coaching program, The Wealthy PhD. You and I will meet one-on-one to identify and plot a course toward your big financial goal. Past participants have opened IRAs, set up systems of targeted savings, started budgeting, systematically implemented frugal tactics, and more. Every week for eight weeks, you’ll participate in a small accountability group that I facilitate. The group will help keep you on track to meet small weekly goals that add up to your big goal. Prospective grad students, this would be a perfect cycle to join as I and the other participants can give you a ton of support and financial insight as you interview and ultimately choose your PhD program. The deadline for discounted early bird registration for The Wealthy PhD is Saturday, January 30th, 2021. Visit pfforphds.com/wealthyPhD to learn more and register today. Now, back to our interview.

Welcome Back, Sam! How Can People Find You?

29:26 Emily: I am delighted to have joining me on the podcast today my brother, Sam Hogan. Sam is a Senior Loan Officer at Prime Lending (Note: Sam now works at Movement Mortgage), and we’ve been having conversations over the last several years about how grad students and postdocs, especially, can get mortgages when their income is maybe it’s fellowship instead of employee. Maybe it’s temporary instead of a long-term thing. We’ve had these conversations before. So if you’re, you know, liking what you hear today from Sam, please go back and listen to season two, episode five, that’s a two-part interview. The first part is with a person who actually house hacked, Jonathan Sun. And then the second part of the interview is with Sam. And then Sam was also back in season five, episode 17, where we talked a lot more about this issue of fellowships and being able to qualify for a mortgage with fellowship income. So Sam’s back today to talk about house hacking. I gave him an assignment. I told him to read The House Hacking Strategy by Craig Curelop along with me so that we could have a conversation about it and get his perspective as a loan officer. So Sam, welcome back to the podcast.

30:32 Sam: Thank you for having me happy to be here.

30:34 Emily: Can you upfront say your contact information, everything for the audience?

30:38 Sam: Yep. My cell phone is (540) 478-5803. And then my email is [email protected].

What Did You Think About the Book?

30:48 Emily: Yeah. And you’ve been getting a lot of referrals. A lot of people have been finding you through the podcast episodes you’ve done before. Graduate students and post-docs and early-career PhDs. So we’ll talk about a few of those sort of case studies in a little bit, but first I just wanted to get your general impressions about the book on house hacking. I know that you are not a house hacker, although you are a landlord, but yeah, just what did you think about this book and this idea generally?

31:16 Sam: Very motivational. Definitely on the aggressive side of house hacking, giving suggestions, like living in a trailer in your driveway. Not something I would do personally, but it’s a step in the right direction. I mean, people need to know that it’s okay to live in a house for just one year and then buy another property the following year. So I liked it a lot. There were some accuracy things that I would’ve changed just regarding loan approval, but the loan guidelines and laws we have to stay within, they change annually. So there are always little tweaks and adjustments, especially 2020 was a funky year. So they made some higher credit score requirements and things like that. Generally speaking.

Did it Make You Want to Try House Hacking?

32:01 Emily: I think that’s a really good way of approaching this book. I do see it more of like a motivational book and like an overview, but maybe not once you drill down into the specifics, like, yeah, it might not be accurate year to year because things do change. The book was published in 2019, but as you said, 2020 kind of upended, a lot of things we’re recording this interview in January, 2021. So yeah, I totally agree about the book. And did it make you want to try house hacking?

32:27 Sam: It did. And then they also made me reflect on what I had when I was still living in a one-bedroom, one bathroom, how I actually rented out the common area to a buddy who needed a place to live.

32:39 Emily: Oh yeah, because you were house hacking for a little while. I forgot about that. Because your place was only a one-bedroom, but you did have a tenant.

32:46 Sam: Yeah, he was just switching jobs. He’s also in finance. And yeah, he ended up just bunking with me. And I think it was only like $4,000 for the year, but Hey, I mean that’s $4,000 I didn’t have to start out with.

Real Example of Potential for House Hacking

33:03 Emily: Yeah, definitely. And before this point in the interview, I’ll have told the listeners a lot of the principles from the book. So we don’t have to go through all of those in detail, but I wanted to really get from your unique perspective, some ideas about how a graduate student or how someone on a lower income can actually make this house hacking strategy work. Of course it will not work in every housing market. We know that. The incomes for graduate students and postdocs are too low to make it work in high cost-of-living areas. But there is a chance of it working in lower cost-of-living areas even on one income. But especially if you did have two incomes or if maybe instead of a graduate student or a post-doc, you know, there are some different situations where this does work out. So I wanted to get from you, you know, from all the clients that you’ve worked with a few examples of people who either were planning on house hacking, and you knew that at the time you were making the loan or who bought a large enough place that they could house hack if they wanted to. So can you talk us through a couple of those examples?

34:03 Sam: Yeah. So I mean the best example which has happened, I would say many times over, is in North Carolina. One student purchasing that, you know, the regular stipend amount of around $32,000 a year. I actually just looked up the property it had appreciated. He bought it at 200,000, put 10,000 down, was still within his debt-income ratio. He closed in April last year, and when he started off the process, he did say he was going to house hack. When I followed up with him a few months after closing, he didn’t end up renting out any rooms. He enjoyed having those extra spaces. So I’ll probably check up with him in the spring and see if he had changed his mind. But, I mean, it was a four-bedroom place, so he definitely had the ability to do it, but then just didn’t execute after closing because I guess he was comfortable with the payment enough.

35:02 Emily: I do want to emphasize that whenever you’re planning a house hack, it’s really vital to be confident that you could make the mortgage payment without any rent coming in. Maybe in the case like this person, you just decided not to rent out the rooms, ultimately your life circumstances change, or you want your privacy or whatever. Or it could be that, Hey, maybe you have a tenant, but that tenant is not paying you. And that’s happened a lot in 2020. It’s really a difficult situation to resolve for everyone. And so you need to be sure that, you know, if you scrimp and save and you reduce your other expenses, you would be able to make that mortgage payment still. So the example that you just spoke about and you said this has happened multiple times in North Carolina. I know that you’ve been working with a lot of graduate students in the Triangle, at UNC and at Duke, NC State, to make these loans happen in that area.

Loan Qualifications for a ~$32K/year Stipend

35:49 Emily: So let’s just take that market for example. So what size of a mortgage could a graduate student, let’s say, possibly take out? Like, I guess what I’m asking is, you know, they’re looking at their stipend, someone who isn’t ready to approach someone like you, a loan officer yet, but they’re looking at their stipend, they’re making 30 or $32,000. Like you said if everything were ideal in the rest of their finances, like let’s say they’re debt-free and they have a great credit score. How large of a loan could that person qualify for? Because that’s really kind of the question here is, are you going to be able to qualify for a large enough loan to make house hacking a possibility in your housing market?

36:27 Sam: So the highest I’ve been able to approve without a co-signer is 220,000. That was also in the Research Triangle.

36:37 Emily: So $220,000 on about a 30, $32,000 kind of stipend.

36:41 Sam: $32,000, this student did not have any student loans that were deferred. She was pretty much debt-free except for a few credit cards.

36:51 Emily: Okay. So pretty, really, really good solid portfolio otherwise. So just for the listeners, like house hacking could still be possible if you have those other kinds of debt, you’re just going to qualify for a little less. So it just has to work in your housing market.

37:04 Sam: Right. I mean, it’s important to understand that, like, even though you might have a similar situation to somebody else, it’s never exactly the same. So you want to have someone pull your credit, look at your entire financial picture in order to give you the results catered to your ability to purchase. You don’t want to just assume you’re going to fall into a bucket and everything will be okay. Because there are some very important details that go into this approval and those have to be evaluated by an expert. There’s just some things you can evaluate on your own, especially things like mortgage insurance, what will be allowable for your down payment, you know, in order to make your ratios work and make sure you’re within the guidelines.

37:49 Emily: So I think what I would encourage the listeners to do, if they are enthusiastic about this idea of house hacking but they’re not sure if they’re going to make it work is look really high level at what is your income and then what are houses, at least probably a two-bedroom home of some kind, selling for in your area. And if you’re within like striking distance of like, maybe I could get a loan, possibly, I’m not sure, for enough to make this work. That’s the time to approach someone like you that is to say, to approach you because you’re the expert in this subject and ask, well, how much can I be approved for? And then figure out whether or not there are houses in your area that would help you make this strategy work.

Different Types of Loans Available in the Marketplace

38:27 Emily: So let’s talk about the down payment for a moment because you just brought that up and we’d actually, didn’t talk about this much in our last episode. And it’s an important factor to consider. I would the two big hurdles for especially graduate students to buy homes are: one, qualifying for a big enough mortgage on their low income, and two, having enough of a down payment. So would you just really quickly run through the different types of loans that there are available in the marketplace and how much of a down payment is required for each of them?

Sam (38:55): Yeah. So some of your most popular loans, FHA loans and conventional loans. FHA a classic first-time home buyer basically program. It’s insured by the Federal Housing Administration, and the down-payment is three and a half percent. So they make it very achievable. There’s some employment and income that’s not accepted for FHA. So you want to check with your lender. And then when we get over to the good stuff, the conventional loans, taken out, allow you to go as little as 3% down and that can come from a gift from a family member or a friend. It doesn’t have to be your own verified funds. More commonly, Epic FHA loans are not a good fit for fellowship income, but if you have regular W2 income or some other employment, maybe a second job you’ve had for a year or two, this is also a good option.

39:45 Sam: Now if you have excellent credit, you’re going to want to get into the conventional loan bucket because it’s going to have lower mortgage insurance. It allows as little as 3% down. When we’re thinking about stipend income at $32,000 a year, you going to want to lean towards 5%–or 10%–down to make your ratios work. This is all going to depend on working with, you know, someone you trust so they can evaluate your personal qualifications. Okay. But outside of those two popular loan products, we have VA loans. So if you’re a veteran and you’re back in school, VA loans are a piece of cake. They require no down payment. There’s no mortgage insurance. There are a lot of good other good benefits. Like the VA loan can be assumed by another person and take over that low rate that you’ve already established.

40:39 Emily: Yeah. Thank you for explaining that. So we’re talking about 3% down, as little as 3% down for conventional, although you’re recommending five or 10% as maybe a better fit, depending on the person. FHA loans, three and a half percent down. VA loans, 0% down. So the kind of range of downpayment costs that we’re talking about are, it sounds like, okay, let’s say on a $150,000 property, that would be like four and a half thousand dollars at 3%, up to $15,000, if you were putting down 10%. So kind of somewhere in that range is what we’re talking about as a minimum down payment. I don’t know, in one sense, it’s a lot of money for a graduate student to come up with that. That’s a pretty, you know, it’s a good chunk of a year’s salary. However, if the outcome is getting you into a house that cashflows you every month, or at least reduces your housing expense every month, in the long-term, it’s a small amount of money. It can be a larger amount of money to come up with in the moment. And you just mentioned for conventional loans, it is acceptable for someone like a parent, perhaps, to gift you the down payment.

41:44 Sam: This is very common.

41:48 Emily: And I was of course, very impressed by, you know, the case studies that were in the house hacking strategy of people making back their entire initial investment and more, you know, within the first year of owning their house hack, that is the down payment money. Plus maybe they put in some renovation funds. It was some really, really inspiring case studies. And of course you have to take everything with a grain of salt because the author is going to be picking the absolute best to include in the book, run the numbers in your own situation. But I mean, as you just said, compared to renting, which is a pure drain on your net worth, you have a really good chance of, you know, actually coming out ahead with house hacking–with buying, but like house hacking makes it even more sure. You know, that you’re going to come out ahead when you have that rental income coming in.

42:33 Sam: Yeah. And I do want to say the examples he gives in this book, they are very good examples. I also feel like he’s kind of, double-dipping on some of the numbers sometimes because I mean, you’re not paying $8,000 down on your loan amount in your first year of ownership. You’re paying mostly interest. So I just felt like he was kind of double-dipping with, Oh, if I have this extra rental income and I have that, plus I’m using that to pay down my loan, you know, and then he’s making it motivational, I’ll say. But is that realistic at all markets? Definitely not.

Examples Outside of the Research Triangle

43:13 Emily: I wanted to get an idea of you of a few other housing markets that you’ve worked with grad students in. Maybe not specifically for house hacking, but just grad students who have been able to buy homes around other universities. Can you give us a few examples outside of the Research Triangle?

43:28 Sam: Yeah. I mean, I’ve had success in outside of Boston, Massachusetts, where you think it’s a high-cost area and then someone on a fellowship wouldn’t afford it. That has been successful. Outside of Denver, Colorado. We’ve also had some purchases there with a post-doc. Gosh, Miami, Florida, we even had someone purchase who was going to University of Miami. Atlanta, Georgia is popular. Emory University has a good funding letter, which I’ve helped a few students out down there. It’s really all over. I mean, we have from Texas to Rhode Island to Tennessee and Ohio.

44:11 Emily: Yeah. That gives us a good idea. Thank you. So I was actually surprised to hear some really big markets in that list where you’ve made this work. So yeah, I would say for a grad student or postdoc, whoever who’s listening who is wondering about this strategy, just run some really high level numbers in your area. According to like what’s in the market right now and what your stipend is, and then yeah, if you think you’re within striking distance, like reach out to Sam, reach out to a few lenders and see if they can make the numbers work for you.

44:38 Sam: Yeah. I just want to put the emphasis on like, if you feel like you’re well-qualified, like you know you don’t have $200,000 in student loans. You know income’s going to continue for years plus, just reach out to myself or someone on my team because there’s very often a personal touch that we have for this community. I work with some students that have been denied by two other lenders. But they’re already in contract and you know, I’m two weeks late on working with them. So just in respect to your own time and maybe these other lenders that aren’t familiar, you know, we work a lot with the PhD community. I mean, we’re doing at least five plus deals a month right now, all over the country.

Correcting the Record: Credit Scores

45:27 Emily: Was there anything else about the book that you wanted to kind of correct the record on?

45:33 Sam: Yeah. I mean, there are a few things regarding credit score that changed in 2020, after this book was written. So last spring, when everything with COVID-19 was restricting some lenders, they upped credit score requirements. So a lot of FHA loans, you can’t really apply for them unless you’re over 640. And for conventional loans, no lenders typically go down to 620. There’s a breaking point. It’s at 660. So if your FICO score, if your middle FICO score is above 660, it’s going to be cheaper for you to go conventional monthly. The mortgage insurance is lower. Now, if your middle FICO score is below 660, it’s going to be cheaper for you to go FHA. That’s just a rule of thumb that all lenders use. When we price out everything and when we compare monthly payments, that’s the breaking point.

46:27 Sam: So if you’re at 661, I’m going to put you in a conventional loan. You’re at 660 or 659, FHA is for you. It does mention in the book, how, if you’re in an FHA loan, you will have to refinance into a conventional loan. This is a very common thing. Everybody does it. It reduces your mortgage insurance and also allows your mortgage insurance to drop off at 78% of equity. Okay. But everything else was looking really good. He had some very clear things to say for these first-time home buyers or house hackers. I would just suggest everyone to get better results. You should work with a loan officer, either myself or someone who’s also a senior loan officer who has a few years experience, so they can make something cater to your needs. But generally speaking, it was a great read. Very aggressive when he starts talking about, you know, living in a tent in the backyard and renting out every room in your three bedroom.

47:29 Emily: That strategy also was a little too much for me. And I think, you know, when I’m presenting this to my audience, it’s more about what can you make work over the course of five years? Not necessarily over the course of like one year. The book is very focused on one year and you know, there’s reasons for that from a real estate investing strategy, why that’s the case. But I think for the people who are listening to me, they’re more likely to want to stay in a place for a few years and have their own bedroom during that time.

47:58 Sam: Exactly, exactly.

Would You Please Give Your Contact Info Again?

47:58 Emily: Okay. Sam, thank you so much for this interview. Great information. I really hope we’ve gotten some people excited about house hacking, about buying homes, making it seem like a possibility earlier, even during graduate school. I know that I wish that I had seriously considered this or known about this concept when I was in graduate school. So as we close out, will you please give your contact information again?

48:19 Sam: Yeah. Thank you for having me again. The best way to reach me is by phone. It’s (540) 478-5803. My best e-mail is my work e-mail. It’s [email protected].

48:34 Emily: Wonderful. Sam, thank you so much for joining me.

48:37 Sam: Of course. Thank you for having me.

Concluding Thoughts About House Hacking

48:39 Emily: I’m back with a few concluding thoughts. I fervently wish I had learned about the power of house hacking earlier in my life. I did my PhD at Duke between 2008 and 2014. I knew several fellow grad students who were house hacking, though I didn’t know the term at the time. So it was possible to make the numbers work. My husband and I together definitely could have purchased a home in 2010, the year we got married, based on our two stipends and our existing savings. However, I was still psychologically scarred from watching the housing market crash and there was a lot of talk about rigorous lending standards. We thought that we would leave Durham in 2013 perhaps, so following the five-year rule we did not pursue homeownership. We didn’t end up moving away from Durham until 2015. So in retrospect, house hacking was possible and almost certainly highly profitable, and we lived there long enough that either selling or keeping the home as a rental would have been viable options.

49:38 Emily: All that is water under the bridge for me, of course. What I can do now that I have learned about this strategy is two things: 1) I can consider how I can house hack in my present life. My husband and I are planning to buy our first home in the near future. We do want a detached single-family home but could consider adding an accessory dwelling unit. If that turns out to be impractical, perhaps we could house hack during a sabbatical year in another area of the country or once our kids are grown. 2) I can share this strategy as widely as possible, as I’m doing in this episode, and support anyone in my audience who wants to investigate or pursue house hacking. A perfect place to talk over these ideas as you pursue them is inside the Personal Finance for PhDs Community. In fact, we have one member already who is planning a house hack in the next few months! The House Hacking Strategy by Craig Curelop is our monthly Book Club selection for March 2021. So jump into the Community at PFforPhDs.community and we will discuss house hacking!

50:39 Emily: I want to continue this conversation not just in the Community but also on this podcast. If you are a grad student or PhD who is currently house hacking or has done so in the past, please get in touch with me. I’d love to publish a compilation podcast episode with several real case studies. If you’d like to volunteer, even anonymously, you can reach me at [email protected].

Listener Q&A: Do I Report My Stimulus Checks?

51:07 Emily: Now, on to the other one of our two new segments, the listener question and answer. Today’s question comes from a grad student in my annual tax return workshop, How to Complete Your Grad Student Tax Return and Understand It Too. Here’s the question: Do I report my stimulus checks as part of my gross income? This question has a really short answer, which is no. Your stimulus checks, or your economic impact payments as the IRS calls them, do not have any effect on your tax return unless you did not receive one when you were supposed to. I’m going to read from an IRS newsroom release from last spring titled, What People Really Want to Know About Economic Impact Payments. And I’ll link to this page from the show notes. Quote, “Is this payment considered taxable income? No, the payment is not income and taxpayers will not owe tax on it. The payment will not reduce a taxpayer’s refund or increase the amount they owe when they file their 2020 tax return next year. A payment will also not affect income for purposes of determining eligibility for federal government assistance or benefit programs.” End quote. So there you have it. Super straightforward.

53:18 Emily: The stimulus checks, the economic impact payments, are not taxable. Really the only catch, like I just mentioned, is if you were in fact eligible for these payments in 2020, but the IRS didn’t know that you were eligible and you didn’t receive the payments, then you will claim what’s called a recovery rebate credit on your tax return. So on form 1040 in line 30, you’re going to have a number in that line. It’s going to be an additional credit to you, which means you’ll get more of a refund than you were expecting essentially. Now, if you’re not sure if you’re eligible for the recovery rebate credit, there is a worksheet in the instructions for form 1040 called the recovery rebate credit worksheet. And you can fill out that worksheet and it’ll tell you exactly, you know, whether or not you were eligible and whether or not you can claim the recovery rebate credit. So thank you Aanonymous for that question.

53:18 Emily: By the way, if you’re interested in learning more about my tax workshop, How to Complete Your Grad Student Tax Return and Understand It Too, and potentially join it like this questioner did, you can go to PFforPhDs.com/taxworkshop to find more information. If you would like to submit a question to be answered in a future episode, please go to PFforPhDs.com/podcast and follow the instructions you find there. I love answering questions, so please submit yours.

Outtro

53:48 Emily: Listeners, thank you for joining me for this episode. PFforPhDs.com/podcast is the hub for the Personal Finance for PhDs podcast. On that page are links to all the episode show notes, which include full transcripts and videos of the interviews. There is also a form to volunteer to be interviewed on the podcast and instructions for entering the book giveaway contest and submitting a question for the Q and A segment. I’d love for you to check it out and get more involved. If you’ve been enjoying the podcast, here are four ways you can help it grow. One, subscribe to the podcast and rate and review it on Apple podcasts, Stitcher, or whatever platform you use. If you leave a review, be sure to send it to me. Two, share an episode you found particularly valuable on social media with an email listserv or as a link from your website. Three, recommend me as a speaker to your university or association. My seminars cover the personal finance topics PhDs are most interested in like investing, debt repayment, and taxes. Four, subscribe to my mailing list at PFforPhDs.com/subscribe. Through that list, you’ll keep up with all the new content and special opportunities for Personal Finance for PhDs. See you in the next episode! And remember, you don’t have to have a PhD to succeed with personal finance, but it helps. The music is Stages of Awakening by Podington Bear from the free music archive and is shared under CC by NC. Podcast editing and show notes creation by Meryem Ok.

This PhD’s Message for University Housing Is “Work with Us, Not Against Us”

September 28, 2020 by Lourdes Bobbio

In this episode, Emily interviews Dr. Travis Seifman, a postdoc at the University of Tokyo. During graduate school, Travis lived in university housing at multiple universities, but chiefly two campuses of the University of California. While the housing was subsidized and convenient to arrange, Travis noted a few downsides and annoyances. Travis and Emily discuss the differences between university housing and private housing and wonder how best to allocate this scarce resource. Travis proposes an adjustment in the approach that universities can take toward their housing administration: “Make it reasonable for adults.” This episode, recorded in August 2019, should serve as a conversation starter regarding the objective of university housing and its administration, especially in the era of COVID-19.

Links Mentioned in the Episode

  • Find Dr. Travis Seifman on his website and on Twitter
  • Personal Finance for PhDs: Community
  • Personal Finance for PhDs: Podcast Hub
  • Personal Finance for PhDs: Subscribe to the mailing list

Teaser

00:00 Travis: The purpose of university housing is not to make money for the university. The purpose of university housing is to provide an affordable place to live for students, in light of the fact that we’re only making X amount and they know full well that we’re only making X amount. And in light of the fact that in many of these communities, local housing, regular market housing is extremely expensive. Making it affordable, and then also making it reasonable for adults.

Updates

00:31 Emily: Welcome to the Personal Finance for PhDs podcast, a higher education in personal finance. I’m your host, Dr. Emily Roberts. This is season seven, episode four, and before we jump into the interview, I have some personal and business updates to share with you. I’m going to start adding short updates to the beginning of each episode. This week, I have a pretty huge one on both the personal and business front, which is that my family moved from Seattle, Washington to Orange County, California at the end of August, my husband and I lived in Seattle for five years and had both of our kids while we lived there, so it’s a big change for all of us. This move brings us one step closer to our next financial goal of buying our very first home, which we are trying to do in 2021. I am documenting all the steps we’re taking to reach that goal in my progress journal inside the Personal Finance for PhDs community. If you want to keep up with our journey, or document your own, or access the multitude of resources in the community, you can find it at pfforphds.community. Now onto the interview.

Introduction

01:35 Emily: My guest is Dr. Travis Seifman, a postdoc at the university of Tokyo. During graduate school, Travis lived in university housing at multiple universities, but chiefly two campuses of the University of California. While the housing was subsidized and convenient to arrange, Travis noted a few downsides and annoyances. We discussed the differences between university housing and private housing, and wonder how best to allocate this scarce resource. Travis proposes an adjustment in the approach that universities can take toward their housing administration: make it reasonable for adults. I expect that this episode recorded in August, 2019 will serve as a conversation starter regarding the objective of university housing and its administration, especially in the era of COVID-19. Without further ado, here’s my interview with Dr. Travis Seifman.

Can You Please Introduce Yourself Further?

02:29 Emily: I have joined me on the podcast today, Dr. Travis Seifman. I’m delighted to have him. Travis, thank you so much for joining me. We’re going to be talking today about university-affiliated housing and Travis’s wide range of experiences with university affiliated housing. So Travis, thank you for joining me today, and will you please tell the audience a little bit more about yourself?

02:49 Travis: Thanks so much for having me, Emily. I’ve just finished my PhD in history at UC Santa Barbara, University of California, Santa Barbara, this year. My main research focus is on early modern Japan and Okinawa and rituals, diplomatic relations between them. I previously did two master’s degrees, actually at the University of Hawaii and the School of Oriental and African Studies at the University of London. Um, so I’ve lived in a few different places. And during my research, I also lived for a short time at the University of the Ryukyus in Okinawa, and at the University of Tokyo.

Travis’s Experience with University-Affiliated Housing

03:25 Emily: And all these different places that you’ve lived, at least some of them, or most of them you’ve lived in what I’m saying is university-affiliated housing. Can you describe the housing situations — main situation or multiple — that you’ve had?

03:37 Travis: Yeah, sure. Just to say it very briefly. When I was at SOAS in London, I stayed in grad student dorms, university housing. University of Hawaii, I stayed in regular private departments for one year. And then for two years, I lived at the East West Center, a federally funded think tank organization located adjacent to the university of Hawaii. So I lived in their dorms for a couple of years. Then, when I moved to UC Santa Barbara, they have dorms for single grad students and they also have family housing. I’ve lived in both of those, and I’ve also lived with my girlfriend at the family housing at UCLA. And during my research trips, I stayed at university dorms, visiting researcher dorms at both University of Ryukyus and university of Tokyo.

04:22 Emily: Why don’t you start with where you UCSB where did your PhD? What was your experience there with that housing?

04:28 Travis: To a certain extent, I would say it’s overall positive, simply in that university housing is always an easy go to option when you’re moving across the country or even moving to a different country. You know how to apply for it. You don’t have to arrive early, or get a hotel while you search for apartments and all this kind of stuff. And it’s often cheaper than the housing that’s around.

04:50 Emily: Do you think that it’s sometimes or usually is cheaper than going off campus because the accommodations are different, like maybe less private, for example, than what you’d get off campus, or have you actually lived in like subsidized university housing?

05:08 Travis: I think everywhere I’ve lived has been subsidized, whether it’s subsidized enough is another question. One place we could start is to just talk about the price. When I was living in the single dorms, the single person dorms at UC Santa Barbara to begin with my first year, the rent was somewhere around $980 per person in a four bedroom apartment. And the apartments in that area are somewhere around that cost. It’s the most I’ve ever paid to live anywhere. It was more than I paid to live in a private apartment in Honolulu. It was more than I’ve paid anywhere else that I’ve lived in my life for dorms in Goleta, which is a town that I had never heard of before I even moved there. We’re not even in Santa Barbara proper.

05:52 Emily: One clarifying question — you were living in a single person room, right? You had a private room in a four bedroom suite, is that right?

06:00 Travis: Yeah, it’s four individual private rooms, shared in a suite. It was $980, or somewhere around there, per month. And after I think, my second or third year there, the grad student association, or perhaps it was the TA union, actually managed to negotiate with the administration to get the rent lowered to $780, which I thought was an incredible victory. I don’t know how typical that is at other campuses, but we did manage to get it down. Regardless of what the market can bear in the area, it’s much more reasonable based on what we’re being paid.

06:38 Emily: Do you mind sharing what your stipend was at that time?

06:41 Travis: I believe it was somewhere around $1,900 a month, so if you spend half of that on rent —

06:46 Emily: Yeah, that’s quite high.

06:48 Travis: Yeah, and meanwhile, the family housing was somewhere around $1,300 a month, so you’re paying $1,300 for an entire apartment. I understand, obviously, subsidizing for families because they need it more, they have more dependents, but just to sort of mentioned that.

07:07 Emily: When you describe family housing or a whole apartment, are you saying it’s a studio or a one bedroom, two bedroom? How large is it?

07:14 Travis: Yeah, so I forget what precisely the rates are, but UCSB family housing has one bedroom apartments, they have two bedroom apartments. There’s a number of different configurations, but basically one bedroom and two bedroom, and I think they charge somewhere around $1,300 a month. And I’ve lived in one of those two bedroom apartments for a year as well.

07:36 Emily: So that was $1,300 for the entire apartment, so split between two presumably adults, maybe they have kids or maybe they don’t.

07:47 Travis: Yeah, exactly. So split between two adults, presumably both adults have some kind of income, but you know, one of them might not, one might be on a grad student stipend and the other one might be stay at home spouse, with children.

08:01 Emily: I think that’s not uncommon among international students, that if you get a spousal visa, the spouse is not permitted to work in the United States.

08:10 Travis: Right. That’s true. I hadn’t actually thought about that point. That’s true.

University-Affiliated Housing vs. the Private Market

08:13 Emily: How did it compare for you as a renter in that place versus if you had gone to the private market, as you had in the past?

08:22 Travis: When you’re working with the university housing, at least you have the advantage of that there’s an entire administration there and you kind of know who to talk to, as opposed to finding the landlord, like how do I actually get in touch with them? And to be fair, I suppose a lot of the rules probably aren’t too different, in terms of whether or not you’re allowed to have pets, most apartments don’t allow pets. Most landlords don’t want you repainting the walls or putting nails in the walls or anything like that. So in terms of a lot of those things, I suppose, I can’t say it’s too different. University housing has the opportunity to be more caring and more understanding about students. The idea that a landlord is in it for the money, that’s just the way things are. The university, ostensibly is not in it for the money. They’re in it to provide housing for members of their community. And so there’s an opportunity there to say, not just anything goes, but just to kind of be understanding of people’s needs, provide allowances, and just be a little bit more open.

09:30 Emily: I think what you’re saying is these students are part of the university community, right? The university is also their employer in many cases, or the administrator of their fellowships. It’s where they’re spending all their time and you’re part of this specific group. It’s not like when you go to the open market and as you said, it’s basically just about price, that’s it. It’s not intentionally trying to foster community or positive relationships between the landlord or the tenants or among the tenants or anything. So university housing is in a different position in that way. And like you said, one of the really positive things that it does is it makes it easy for students who are moving to a new area to find housing. They know they’re not going to be hosed. They’re not going to get in with a bad landlord or whatever. If it’s provided by the university, they know they have already a degree of trust there, is that right?

10:20: Right, right. And I think two places where private housing has the advantage over university housing because of the way that it’s administered, is in terms of access to guests, for example. I’ve had private landlords who’ve said we don’t want really loud parties, we don’t want you disrupting the whole community. But generally you have a key to your apartment that you can give to a guest if you’re leaving for a week or whatever it is. Nobody needs to know about it. You can have overnight guests and nobody needs to know about it. You can sublease and whether that’s officially allowed or not under the lease, you can sublease and people generally don’t have to know about it. University housing, they have all kinds [rules] — you can only sublease to single students who are actively UCSB students. Or if you’re in a family apartment, you can only sublease to people who qualify to be in a family apartment. If you’re going away for the summer, or if you’re going to wait for a whole year to do your research, it’s extremely limiting and for no really good reason.

11:21 Travis: A lot of university apartments, typically at UCSB, they’ve instituted that you don’t have any kind of key to your apartment. You open it with your student card. So again, if I’m even just having a guest over for one night, and I need my student card to get myself into stuff on campus, I can’t give them the card to get into the apartment. It’s these kinds of, I guess, on their point of view, it helps them enforce things maybe, or maybe it’s just a convenience that they didn’t think about the ramifications of, but it’s that kind of stuff where I’m an adult and who’s to say that I can’t have overnight guests. And even at the University of Tokyo apartments, even though the rules said that your overnight guest has to be officially a family member — a sibling, parent, or spouse, or child, I guess — when I actually, when my girlfriend actually came to visit me, they said, “well, we’ve put her down as your sister, so don’t worry about it.” And it’s that kind of, we can get into it later or maybe not, but it’s that kind of being willing to bend the rules that I think is, or not even bend the rules, but just be willing to help students rather than I’m here to enforce the rules, which I think a lot housing departments could afford to have a bit more of.

12:33 Emily: Yeah, that’s interesting. Thanks for providing the example of how you actually access your home. I was thinking, I guess it kind of makes sense for security purposes that you don’t want keys being given out and anybody being able to access whatever, especially because you have roommates within your suite, right?

12:51 Travis: That’s true. And security is an issue.

12:53 Emily: But like you said, it doesn’t allow for any discretion on the part of the actual person who lives there. And you wouldn’t have that kind of — I mean, with landlords, it’s like, okay, you’re not allowed to make copies of your keys. Most likely that’s in the lease somewhere. But as you said, it doesn’t mean you can’t allow your guests to have access a time or two when you’re not physically with them. It’s again, up to your discretion, as the person having the guest over.

Interplay Between the University and it’s Housing Office

13:18 Emily: What other experiences would you like to share?

13:20 Travis: One main thing that I would like to touch upon as I touched upon a little bit already is just the idea of having the staff there to say, I’m here to help you, I’m here to help you figure things out rather than I’m here to enforce rules. To give just a couple of examples of that, UCSB housing, if you have your own car, you can register that car, not any other. Only one car and you can park in the parking structure every day. If you don’t have your own car, you get, I believe it’s two visitor park passes a month and it’s included in your rent. I had my girlfriend coming up from LA however often, and granted that’s not allowed under the lease to be having overnight guests, but even so you won’t let me register her car because it’s not in my name, so what am I supposed to do, how am I supposed to have people park? I’m allowed to park all the time. It’s included in my rent if I have my own car, but because I don’t, I only get two passes a month. Anyway, the point of the story is to say that you walk in and the administrators say, “I don’t make the rules, I just enforce them” rather than saying, “I don’t make the rules. And I know they’re stupid, so let me tell you, actually, you can park over there over the weekends, or actually you can park here, or actually, if you use this code, you can get extra visitor passes.” Fill me in on what tricks or tips there are for making this more viable. And similarly —

14:56 Emily: I think that’s a more generalizable problem with bureaucracy, and the people who enforce it, as you said, rather than actually make the rules, but the people who are on the ground, interacting with those who are displeased about the rules. Often, the first response is just a recitation of this is the rule. Like I know the rules and this is the rule. It’s a little bit harder to find someone who’s willing to like find a creative solution. And often those people know what the creative solutions are because they know the rules so well, they’re supposed to enforce them, so they know the ways around them. It’s nice when you do find someone who is willing to work with you, but it might be something that you have to push for a little bit like, “I know the rule, but like, is there another way that I can get the result that I’m going for without breaking the rule?”

15:39 Travis: Right. Exactly. And that has to do with the way that university housing is integrated into the university administration, rather than being a separate entity, because if you have a private landlord, you can deal with them and they might be more friendly or less friendly that you can deal with them without it impacting reputation with the administration or I don’t know what to say, because it’s so integrated. And then of course, you have the opposite problem as well that very often housing is not integrated well enough into the administration, and I’ve had times when the cashier’s office agreed to let me defer my rent beausethe knew they hadn’t paid me. They knew that I wasn’t in the payroll yet, so they agreed to defer my rent for a few months and then nobody told housing.

16:21 Emily: Can you talk a little bit more about that? Because not being paid on time is actually a surprisingly common problem among graduate students. You would think that if whatever the problem was — the fellowship didn’t come through, it wasn’t processed on time, whatever it was — that housing, being affiliated with the university, they would have some procedures in place for “Oh yeah, this happens sometimes. It’s not the student’s fault. It’s again on the administration, and we have this policy where they can not pay rent for awhile.” You would hope that that would be in place. Whereas with the landlord, it might be a lot of hoops you have to jump through to convince them that it’s okay for you to not pay rent. Maybe you’ll get kicked out. That’s a possibility. So it sounds like it didn’t operate quite so smoothly for you.

17:05 Travis: Right. Actually that’s a really good point too, in terms of the pros and cons of university housing. The landlord doesn’t care whether you’ve been paid or not. I mean, they could choose to be flexible on a personal basis. Whereas the university you’re hoping it’s more integrated that they know. This particular case at Santa Barbara, it worked out very well in the end. Generally speaking, I’ve had overall, I don’t know why, but somehow UC Santa Barbara administration overall seems to be the least problematic of places that I’ve interacted with. They do seem to get their stuff together. When I first arrived at, at UCSB, as happens, I think anywhere that you go, it takes a little time to get into the payroll system. The semester or the academic year starts at the very end of September, so until you’ve worked through the month of October, then you get paid at the beginning of November. Otherwise they have no work to pay you for just yet. For whatever reason, maybe it’s typical for undergrads to pay for their housing on a quarterly basis rather than on a monthly basis. So originally they charged me three months rent at once and they wanted to take it all out of my fellowship before I could even pay my credit card bills, before I could buy groceries, before I could do anything else. Long story short, I talked to the cashier’s office and they were understanding and flexible and they agreed to not only put me back onto a monthly basis, but also to defer it so I didn’t have to pay the first few months rent until November. I then started receiving notices from the housing office saying that I hadn’t paid the rent.

18:44 Emily: So it was more of an internal communication problem within the housing office.

18:46 Travis: Right. It was just an internal communication problem between the cashier’s office on campus and the housing office over by the dorms.

Commercial

18:56 Emily: Emily here for a brief interlude. If you are a fan of this podcast, I invite you to check out the Personal Finance for PhDs Community at pfforphds.community. The community is for PhDs and people pursuing PhDs who want to take charge of their personal finances by opening and funding an IRA, starting to budget, aggressively paying off debt, financially navigating a life or career transition, maximizing the income from a side hustle, preparing an accurate tax return, and much more. Inside the community, you’ll have access to a library of financial education products, which I add to every month. There is also a discussion forum, monthly live calls with me, book club and progress journaling for financial goals. Basically, the community exists to help you reach your financial goals, whatever they are go to pfforphds.community to find out more. I can’t wait to help propel you to financial success. Now back to the interview.

Single vs. Family University-Affiliated Housing

19:59 Emily: And then the other thing that you brought up that I was interested in is you brought this up a little bit earlier about the price differential between single student housing and family housing, and you mentioned to me earlier that what is the definition of a family is a little bit of a strange thing to be talking about with university housing, right?

20:21 Travis: Right. Sure. At UCSB and I think probably UCLA as well are quite flexible and quite open minded about what counts as a family. I hope that it works similarly at other campuses. I hope that it does. At UCSB, when I applied for family housing with my girlfriend, you don’t have to be married, you don’t have to be in a hetero relationship. All kinds of different possibilities are possible — single parent with children, all kinds of different possibilities are acceptable. But you have to prove it. And I understand why on the administrative side, because you have such a limited number of units for family housing, you want to make sure that the people who are living there are actually families who are ostensibly more in need of the extra subsidized apartments. So I understand from the administrative side that they have to find some way of kind of proving that you’re a family.

21:28 Travis: At UCLA, they just do that through a very limited set of things. You have to have a shared bank account, proof of a former lease that you used to lease together under both of your names, marriage certificates, other kinds of very formal things. UCSB, for better or for worse, they say, even if you don’t have those kinds of very formal documents, you can share with us Facebook posts, texts, screenshots of your personal and private stuff to help try to show, try to prove that you’re in a meaningful relationship. So we shared with them screenshots from Facebook and from texting to say, “Oh, my parents are coming in for Thanksgiving. Are you going to be coming to dinner with us?” Or things like this.

22:18 Emily: This reminds me a little bit of, and I only know about this from TV or whatever, about green card marriages. Not green card marriages, but marriages in which a green card is involved and like having to prove to the government that you are actually in a romantically-inspired marriage, as opposed to some other kind of arrangement. It seems a little bit of overstepping.

22:45 Emily: I guess what I’m curious about with respect to family housing, and maybe this gets into more what you think or what you think the university thinks the purpose of family housing is? What do you think the purpose of it is? And is it accomplishing that purpose?

23:00 Travis: Yeah, that’s a good question. I think it’s a complicated issue because I think that for families, especially for grad students, like I was saying before, if one partner is on a grad student stipend and the other partners being a stay at home spouse, stay at home parent. Or even if both parents are on grad student stipends, you’re providing an opportunity, providing a way for them to live affordably as a family, with their dependents. For those in those situations obviously it’s a very good thing that that’s provided. I can’t imagine how some of my friends managed to afford…just how do you afford to live? We get paid roughly $1,900 a month. If your rent is $1,300 a month for the whole apartment, and that’s your only income for an entire family with one or two kids, I don’t know how people do it. So I appreciate that they have family housing for that purpose.

24:05 Travis: But then of course the flip side is that the single students are saying, just because I’m single, just because I don’t happen to have a romantic partner or a larger family, I have to pay more per person at least to stay in these smaller apartments. I personally have never had problem with being in a dorm room situation where I have my private room attached to a common room. But I know a lot of people also who say, I’m an adult and I want a whole apartment to myself or something like this. UCLA has studio apartments for single grad students and they charge a lot of money for them. UCSB the only option on campus is these two or four bedroom apartments, like I was talking about before.

24:54 Emily: Yeah. I guess this conversation is making me think about what is the purpose of family housing? Because like you said, it’s a differentially applied benefit. There’s more subsidy available to some people because of their family versus other people. And is that fair or is that not? But we were talking about university housing versus private off campus housing, where off campus the only regulation you’re going to find is a maximum number of people who can live in a certain size space. They don’t care, married, unmarried, children, not, it doesn’t matter. So maybe there is an opportunity with on campus housing to provide some, as we were talking about earlier, some additional support for the students in most need, like we were talking about students moving long distance or from overseas — hey, that university housing is there for you to make the whole process easier. And so maybe there is an opportunity to sort of subsidize students who are more in need, like those with dependents. But for me, the harder argument actually is extending that benefit to students in two income households, two income families without any dependence. That’s what, to me, gets a little bit tricky. Like you were saying, single adult versus a couple where it’s just two adults — why should that couple get any more subsidy if both of them are working, if both of them are permitted to work? For me it’s a little bit harder to extend this benefit beyond those who have actual dependents, whether they’re children or non-working spouses.

26:29 Travis: Right. And also, as you’re saying about this, it makes me think about international students who — I don’t know the ins and outs of it. I think being an international student is a lot more difficult in all kinds of ways than the rest of us know. But I wonder, I would imagine that for international students, even beyond the simple matter of the convenience of not having to look for an apartment, the convenience of being able to just arrive in the US and have already arranged an apartment. I would imagine that looking for a private apartment as an international student, you probably have all kinds of trouble with documentation with guarantors. Part of the reason that I’ve never looked for a private apartment for myself in Japan the many times that I’ve gone there for research is because I don’t have a Japanese guarantor, and I don’t have a Japanese bank account, and I don’t have a Japanese phone number until after I have an address to give the phone company to say that I live in Japan and to get a phone number.

27:25 Emily: There’s credit scores as well. That’s another major hurdle for international students coming to the US. The US doesn’t recognize any credit that might have been established in other places.

27:35 Travis: So that’s a whole other conversation to be had about whether some kind of more consideration should be given to international students, especially international students with a family, with dependents rather than domestic students, perhaps. And then just to kind of throw it in there, at the East West center, you have the opposite situation where the East West center dorms are only for people who are on a fellowship or otherwise sort of officially affiliated with the East West center, which is this sort of Asia Pacific studies organization. And it’s about, I think it’s about 75%, my numbers might be wrong, I think it’s about 75% international students. You can only get in there if you’re on a particular kind of affiliation with this organization. If you’re a UH student who doesn’t have that affiliation, you don’t get to live in these dorms. And the dorms are primarily single rooms and double rooms. The single rooms are $400 a month, the last I checked. That was about 10 years ago, but extremely reasonable, especially for Honolulu. But if you’re in a family, you can’t live there. It’s actually kind of the opposite situation of trying to get into these subsidized apartments and family housing at other campuses. That’s a whole other complicated…they really want people to live in the community and interact with each other, on a day to day basis. But if you’re in a family, then you can’t. I think you’re absolutely right. These are the conversations that people are having. Is it fair to have these subsidized apartments only for people in certain situations, and especially if the the second spouse, the non grad student spouse is earning a proper full salary at whatever job it may be, then they absolutely can afford that apartment while other people can’t.

29:16 Emily: And in your experience, has there been any means testing. Have you been asked what your income is when you apply for housing?

29:23 Travis: I don’t recall whether or not I’ve been asked, but I’m not aware of…I mean, I don’t know what goes on in the back rooms, but I’m not aware of that being a policy. I’m not aware of them giving preference to people who don’t have the second income or anything like that. I definitely know people who live in family housing who have a second income, people who don’t have a second income, international students, non international students.

29:54 Emily: It’s just interesting, because again, when we’re comparing with private landlords, how much you make is a very important question for them to ask, to make sure that you can afford the apartment. But of course, there’s no case where they’re going to say, Oh, you make too much, of course we can’t live here. Make however much you want. It’s fine. But it goes again, back to the question of what is the purpose of university housing, and if it is subsidized, and if it is one of their objectives to help students and students’ families who have less means to be renting off campus or whatever, then it might make sense to ask about that. But again, that’s another example of maybe some overstepping that could be going on. So this is a very complicated issue, obviously.

The Ideal University Housing System

30:29 Emily: I’m wondering for you, Travis, if you were to design your ideal university housing system, maybe what would your goals be? And how would you try to achieve those goals?

30:42 Travis: It’s a really good question, and I tried to give it some thought. I don’t know, I have to admit as much as we all have gripes, and I certainly have gripes. At the same time, I’m not an expert administrator, all of the ins and outs of how it should be done, and I understand that people are trying to do what they can, but I think the key point is the purpose of university housing is not to make money for the university. The purpose of university housing is to provide an affordable place to live, for students, in light of the fact that we’re only making X amount and they know full well, that we’re only making X amount. And in light of the fact that in many of these communities, I guess it all depends on where you are at college, but for the places that I’ve lived, local housing, regular market housing is extremely expensive. Making it affordable, and then also making it reasonable for adults.

31:34 Travis: I think part of it is also whatever regulations you have — we didn’t really get into this too much — but whatever regulations you have for undergrad housing, keeping in mind, I mean they are legally adults, but you mind certain notions of trying to take care and keep control over the community in loco parentis, and all of that kind of stuff. Simply extending those policies to grad students isn’t the best way, and acknowledging that as grad students, we want to have a full apartment to ourselves, or at least have the option. We want to redecorate our places. We want to be able to have parking. We want to be able to have pets. We want to be able to come and go over the summer or for a whole year and still retain our apartment. Or if we can’t retain our apartment, then work with us as adults, I think is sort of the key point.

32:13 Travis: And again, just working with people in a way that works with us and not against us. I understand there’s a much more complicated conversation about bureaucracy in general, in terms of, if you give people exceptions, then who are you not giving exceptions to? And how is that fair? And what’s the purpose of policies if you’re not going to enforce them and all these kinds of things. Saying you can’t have overnight guests unless officially of your relationship. And then what happens when you have a girlfriend or even just a friend coming? I pay for this apartment, I should be allowed to have people stay. Just various things like that. I think the key point is just making it affordable, making it a place where real adults can live and making it friendly and workable. Making it a place where people are working with you and not against you. It’s kind of the three points I would make.

33:04 Emily: I’m really glad to have your perspective as someone who’s lived in multiple different university-affiliated housing situations like what’s worked well, what have you, what positive things have you seen about it, maybe what things can be changed. It seems to me that one of the main points that you’re making is just that the administration needs to listen to the students, and as you were just saying, treat them like adults. It seems like that at least happened in your experience at UCSB, when the union or the GSA or whichever it was, was heard and actually got that rent lowered, which is an amazing victory. I just really appreciate your perspective on those issues.

Best Financial Advice for Early Career PhDs

33:41 Emily: As we finish up, would you please share with us what your best financial advice is for another early career PhD?

33:48 Travis: Yeah, I think as someone who’s just finished, I’m not sure what kind of advice I can give for other people who have just finished, but for people who are still in the PhD, I think my main advice would just be to keep your eyes out for whatever you can apply to, and kind of be aware of the fellowships and other kinds of resources that are available for you. You can’t spend hours and hours and hours applying to every single thing and investigating every single thing, but be aware of what’s available to you and take advantage of it. If your department offers whether explicitly or sort of implicitly offers that everybody gets summer funding, at least once or offers that everyone gets at least one quarter or two quarters off before the end, make sure you take advantage of that, make sure you do that. Don’t miss the deadlines. Just be aware of what’s out there and be aware of what you’re eligible for, not just in your department, but also in grad div or in School of Humanities or in whatever other things it might be coming from.

34:49 Travis: The other thing I would say is push and advocate and make the professors, make the faculty and administration aware that certain kinds of things are not funded. This is going into a whole other conversation, and I’ll just take one more minute, but for example, at Santa Barbara, I was fortunate to have a certain amount of funding available possible, potential to me for conference travel and for research travel. And that seems very logical from a top down kind of, okay, we’re giving money for conference, traveling for research travel.

35:22 Travis: Well, what about language study and what about things that are not strictly language study? Because I’ve gotten the funding in the past to study, there’s a thing called FLAS, the Foreign Language Area Studies scholarship, which allows you to study modern languages that the government considers to be of strategic value. But then when they find out that you’re studying classical Japanese or classical Chinese, or you’re not really in a language program per se, but you’re doing paleography or how to handle documents or a workshop on how to handle documents. Well, now it’s not language study, so now there’s no funding for that. You need to make people aware that these programs exist and they cost money and you need to have funding for it from some avenue. FLAS won’t pay for it and if conference travel and research travel won’t cover it, what can the department do? What can grad div do to create something that will cover book history workshops, paleography courses, archeology field, school, and so forth.

36:18 Emily: Yeah, it sounds like, again, you’re bringing up the points of being flexible with people. If everyone’s on the same page about what the goals are, then let’s be flexible about the way that we get there. Or just not letting people fall through the cracks. If you create big planks and boards, let’s make sure there aren’t gaps that people are actually falling into between those boards. Thank you so much for adding that Travis, and thank you so much for giving this interview.

36:45 Travis: Thanks so much for having me. This was really wonderful. I really appreciate it.

Outtro

36:48 Emily: Listeners, thank you for joining me for this episode. PFforPhDs.com/podcast is the hub for the personal finance for PhDs podcast. There you can find links to all the episode show notes, and a form to volunteer to be interviewed. I’d love for you to check it out and get more involved. If you’ve been enjoying the podcast, please consider joining my mailing list for my behind the scenes commentary about each episode. Register at PFforPhDs.com/subscribe. See you in the next episode, and remember, you don’t have to have a PhD to succeed with personal finance, but it helps. The music is stages of awakening by Poddington Bear from the Free Music Archive and is shared under CC by NC. Podcast editing and show notes creation by Lourdes Bobbio.

How This Grad Student Navigated a Broken Engagement in a High Cost-of-Living City

July 6, 2020 by Lourdes Bobbio

In this episode, Emily interviews Tina Del Carpio, a third-year PhD student at the University of California at Los Angeles in ecology and evolutionary biology. Tina chose their PhD program in Los Angeles in no small part because their fiance’s career was tied to the city. However, when they moved in with him and started planning the wedding, cracks began to form in the relationship. When they broke up, Tina had to figure out how to extricate themself from their shared apartment and yours-mine-and-ours financial system. Fortunately, Tina landed on their feet with the help of their NSF Graduate Research Fellowship, understanding advisor, and network of supportive friends. At the beginning and end of the episode, Tina and Emily also discuss the power of self-advocacy in graduate school.

Links Mentioned

  • Find Tina Del Carpio on Twitter and on their blog
  • Related episode: Making Ends Meet on a Graduate Student Stipend in Los Angeles
  • Personal Finance for PhDs: Tax Center
  • Personal Finance for PhDs: Podcast Hub
  • Personal Finance for PhDs: Subscribe to the mailing list
grad student breakup

Teaser

00:00 Tina: Thankfully, we also talked about what would happen if we broke up, even before I moved out here. I was very adamant about having my own support network and knowing that I’d be able to survive without, if things just didn’t work or we’d gotten divorced or something.

Introduction

00:21 Emily: Welcome to the Personal Finance for PhDs podcast to higher education in personal finance. I’m your host, Dr. Emily Roberts. This is season six, episode ten, and today my guest is Tina Del Carpio a third year PhD student at UCLA in ecology and environmental biology. Tina chose their PhD program in Los Angeles in no small part because their fiance’s career was tied to the city. However, when they moved in with him and started planning, the wedding, cracks began to form in the relationship. When they broke up, Tina had to figure out how to extricate themself from their shared apartment and “yours, mine and ours” financial system. Listen through the end of the interview to hear how Tina handles their finances these days, and they’re excellent advice for other early career PhDs on advocating for yourself. By the way we recorded this interview in September, 2019. Without further ado, here’s my interview with Tina Del Carpio.

Will You Please Introduce Yourself Further

01:19 Emily: I have joining me on the podcast today. Tina Del Carpio, who is a graduate student at UCLA, and we’re discussing a little bit of a tough topic today, which is Tina’s breakup from about a year and a half ago. They had a little bit of financial commingling before the breakup and had to disentangle themselves from one another afterwards, which was a challenging thing to do in the midst of graduate school. Tina, I’m so delighted to have you on the podcast. Thank you so much for joining me. And will you please tell us a little bit more about yourself?

01:47 Tina: Of course. Thanks for having me on Emily. My name’s Tina Del Carpio, my preferred pronouns are they/them or she/her. I’m a second year PhD student at UCLA, or I guess about to be a third year PhD student at UCLA. My focus is on genetics and epigenetics of canids, specifically dogs and foxes.

Getting Engaged, Starting Grad School and Moving to LA

02:10 Emily: Okay, so we need to take this story back to when you started graduate school. How did you make the decision to go to UCLA? What factors were you?

02:19 Tina: Yeah, so this is actually really entangled with my relationship because at the time, my partner and I had been long distance for about five years and he was working in the film industry, so his life and his job were very tied out to LA. I geographically restricted my search to universities near Los Angeles, or ideally in Los Angeles. I was very fortunate to make a connection with a postdoc from the lab that I currently I’m a student in. I talked to her about her experience in the lab and the project that she was sort of leaving behind as she was graduating. I got really interested in that project and was looking to pick it up and met with her and the advisor, my now advisor, Bob Wayne, and we talked about the project and they helped me put together an application for the NSF GRFP. I ended up being awarded that fellowship. This all happened kind of very quickly. We actually had this conversation, decided for me to apply for the NSF, like a week before it was due. I actually only applied to UCLA in that case and figured “oh it’s a crap shoot. I probably won’t get in, and I’ll just stay on track with my other plan to just apply to a bunch of schools the following year.” But it worked out, I got funding and it was in my ideal city, and with an advisor was happy to work with.

03:49 Emily: That is an incredible story, not even the one that we’re focused on today, but I love hearing about sort of non-traditional ways of finding your way into a PhD lab. You networked your way basically into this, right? You said you first connected with a postdoc who was leaving the lab, then that connection led you to the advisor and put together this NSF application, which by the way in a week, that was successful. That is incredible! Good job on that. How did you first make that connection with that postdoc?

04:22 Tina: Yeah, so it’s funny. I literally was thinking about, okay, I changed jobs, I was working as a lab tech gaining more research experience to apply to grad school, and I had just sort of wistfully bookmarked a bunch of labs that I was interested in applying to in about a year. Then my boss announced that we’re getting a new postdoc. It happened that she was coming from one of the labs that I had bookmarkedm and when she came out to look for housing and to make some plans to settle in, in North Carolina, I kind of cornered her and was like, “Hey, so I’m interested in applying to the Wayne lab, can you tell me about the Wayne lab.” Also, it happened to line up with, I was about to be in LA visiting my ex, and so I was like, “Hey, I’m going to be there next week, can we meet up in person, and can you give me a face to face introduction with Bob?”

05:15 Emily: That is incredible. I mean, this is how networking works. It’s not like you were in some unrelated lab, right? You were already on the course to be studying something related to what you would ultimately do in graduate school. Of course there are related labs and people know each other and you run into people. That’s a wonderful story. It’s actually not that dissimilar from how I got into my graduate school, which is that my husband started — we graduate from college at the same time, but he started graduate school at Duke immediately, whereas I did a postbac year. And so, because I was regularly visiting him in Durham, I was especially interested in getting into Duke, and I basically used one of my visits to see him as like, “Hey, various professors that I’m interested in, why don’t I set up my own interview with you?” all prior to admission season even starting and made a few connections there. Ultimately applied to Duke and various other places and went through kind of the normal admissions route after that point, but then ultimately circle back around, and one of the people who I had created my own interview with ultimately, you know, offered me a position and he was my advisor during graduate school. These things, if you have the motivation, sometimes they do work out. I’m really glad that we have that story upfront.

06:28 Emily: Okay, so you were awarded the NSF GRF, that’s awesome, and you’re starting at UCLA and you’re finally living in the same city as your partner. What was going on with you guys like logistically and financially at that time?

06:40 Tina: Yeah. Things are getting a little bit more commingled and complicated at that point. When I actually got the NSF and got accepted to UCLA, because actually I initially wasn’t accepted and wasn’t even invited on the official interview weekend, but suddenly having your own funding for three years opens doors.

07:01 Emily: No kidding.

07:02 Tina: Yeah. So I got the NSF award and then shortly afterwards we got engaged, and then planned a wedding, made a lot of wedding deposits, and then I moved out into LA. Part of the navigating how to do our finances together, we basically decided we’d each keeps some of our money separate, but we opened together a checking account, a savings account, and a credit card, so we could both funnel some money into that and use that to build up a little bit of shared savings and also to pay off any expenses, groceries, rent, things related to the wedding, et cetera.

07:43 Emily: I want to ask a little bit more about that because this is becoming a very popular model, whereas maybe a few decades ago, a vast majority of couples were using fully joint finances. Some minority were using fully separate finances. Now this “yours, mine and ours” model is becoming very, very popular. As you said, most people use it for shared expenses like rent, like you were just saying, you had the wedding that you were putting down deposits for all that kind of thing. How did you decide on the split? Were you guys contributing equal amounts of money to your joint accounts? Or was it maybe by a percentage of income or how did you navigate that?

08:23 Tina: Yeah, so I guess the tricky part we were navigating was housing costs because my ex made about double what I was making, even on an NSF salary or stipend. We ended up deciding for housing that we would pay housing proportional, so he paid two thirds of our rent and I paid one third, especially moving from Durham, my rent went from $400 for my half of a two bed, two bath to we had a like $2,400, one bed, one and a half bathroom apartment. So my rent was changing significantly and also I was eating up a bunch of moving costs. So housing, we decided to do proportionately, but everything else we decided to just split 50/50.

09:10 Emily: At least it was the conversation that you had. That is a great point that you’re at least coming to a firm decision and have a strategy for addressing it. So the place that you were living, which was out of your price range, it sounds like, or I guess was it actually, so like, would you have made a different housing decision had you been moving there as a single person or maybe looking to find a roommate or like what would have been different and how much do you think you would have been paying?

09:35 Tina: Yeah, so I would have definitely looked for something different because it was…well, there was also a lot of uncertainty for me of like, what are my housing costs going to be? Even coming to LA my car insurance went up significantly and that’s actually a thing that I also commingled with my ex. He had USAA, which has a great insurance discount. I added my car onto his, onto his insurance, and so it took me a little while to navigate that and figure that out. But initially the budget I had set for myself was $800 for my rent. And then eventually, you know, I had to reconcile that when we were breaking up.

10:16 Tina: Thankfully we also talked about what would happen if we broke up, even before I moved out here, because my mom got divorced after like 20 years of marriage and I saw the financial struggles my mom went through because she had stopped working to take care of her three kids and the house and things. Then my dad lost his job and all these other problems. And of course, issues between my parents that led to them being divorced. I just watched my mom struggle a lot with her finances without my father to help support her anymore, so I was very adamant about having my own support network and knowing that I’d be able to survive without, if things just didn’t work out or if we’d gotten divorced or something. I feel like I I kinda lost the thread there, what were we talking about?

11:06 Emily: What different housing decisions might you have made? This rolls into what housing decision did you make once you guys decided to split up. Have we concluded talking about all the intermingling that was going on prior to the breakup? Is that about what the full picture was?

11:24 Tina: Yeah, I think so. I think the point I was trying to get to earlier that I lost was we talked about if we broke up and especially when we actually did break up, there was like a couple of months of us discussing it before it actually happened. But we reaffirmed that if we broke up, we would continue paying for the apartment that same way. That I would still just be paying a third and that he would continue paying two thirds, and he ended up moving out since he had family and places to go here, and my nearest family members are in Florida. I stayed living in the apartment for a couple of months until the lease was resolved and he continued to pay that two thirds of the apartment. Thankfully that was something we had discussed and agreed upon long before the breakup.

Financial Ramifications of Breaking of The Engagement

12:08 Emily: Yeah. I think we can move into kind of talking about that second phase now. It sounds like it was a long conversation. You guys had a long relationship, you were on the track to getting married, this is not something to be undertaken lightly. So you were having these conversations over a relatively long period of time. And of course, one of your concerns was how do I provide for myself in this transition to not being in this partnership any longer? So one of the things that you discussed and agreed on was the rent split. What else did you have to do once you guys decided that this breakup is official, the engagement is off? What other things had to happen to fully separate from one another?

12:46 Tina: I think the housing was the biggest thing because we broke up before our lease expired. It was like this big burden and I talked to the landlord and he told us that if we could rent the apartment to somebody else, he’d be willing to terminate our lease. Actually, I got into like kind of a sticky situation that I didn’t have the emotional energy to deal with, but where he was like, okay, I’ll advertise the apartment, but I need you guys to show the apartment. Even after we had actually moved our stuff out and we’re no longer living there, he was still like, no, you guys have to show it, I’m not gonna drive over and show it. I was still devoting time and energy to that, and it ended up still being worth it. It took a couple months to rent the apartment to somebody else, but we managed to end the lease at least a month early. For me getting back that $800 was huge.

13:43 Emily: Yeah. So the housing situation was the main one. It sounds like your ex was pretty generous, or maybe you would say reasonable, right? He was okay with continuing to pay your agreed upon portions of the rent for the amount of time necessary, but you were still doing what you needed to do to get out of it as soon as possible.

Commercial

14:03 Emily: Emily here for a brief interlude, the deadline for filing your federal tax return and making your quarters one and two estimated tax payments was extended to July 15th, 2020. I never expected to still be talking about taxes into the summer, but here we are. Post-bac fellows, funded grad students, and postdoc fellows still need major help in this area because of their unique situation. I provide tons of support to PhD trainees preparing their tax returns and calculating their estimated tax. Go to PFforPhDs.com/tax to read my free articles and find out if one of my tax workshops is right for you. I have one workshop on how to prepare your annual tax return and one how to determine if you owe quarterly estimated tax. Both workshops include videos, supplemental documents, and live Q&A calls with me go to P F F O R P H D S.com/T A X. Don’t struggle through tax season on your own. Visit my website for the exact information you need in the most efficient form available. Now back to the interview.

Making Budget Adjustments

15:19 Emily: So where did you move to and how did you find that next housing situation?

15:24 Tina: Yeah. So for me, I like living with other people. Actually I describe myself as painfully extroverted, so the first move was to find another roommate or find a roommate, I guess. A person in my cohort I had been spending some time with and was taking a class with and felt comfortable discussing some of my relationship stuff with, I mentioned to her like, yeah, I might be moving and looking for a new roommate soon. She was also in a housing situation, in grad student housing housing, which is really expensive here. I know Adriana, you interviewed awhile ago was living in like the family housing that’s highly subsidized, but my roommate was in the regular housing that’s like $1,300 per person per month, so not nearly as subsidized. Anyways, I found the person to live with, and then I was sort of waiting for her to finish up her paperwork to get released from her housing contract. And based on the new information I had of how much it was actually costing me to live in LA, I set a new budget of $1,100 a month for rent, and we found a two bedroom, two bathroom near campus, but far enough away that it was in our price range, and most importantly, for us, it had to be near a bus stop, so it was easy to get to campus.

16:44 Emily: Yeah. A couple of points I want to follow up within that. One is yes, I had that interview with Adriana and she was living in family housing for UCLA. I have another interview that’s been recorded, but not released as of the moment that we’re doing this interview, with Dr. Travis Seifman, and he is specifically talking about grad student housing. He’s lived in like a couple of different of the UC grad student housing, different universities. And then he’s also lived in graduate student housing at some other universities, including overseas. We have an extensive discussion around this, and one of the things that we talk about is his consternation around the price difference between family housing and single but roommates housing, and why is it that there’s such a price difference there. And so anyway, for any listeners who are particularly interested in that discussion, I’ll recommend that other interview. TBD when it will actually be published. Thanks for bringing that up.

17:39 Emily: One of the things I really like about the story is that, once you had been in LA, at UCLA for a year, you were able to, well, one, probably be more realistic about the amount of money you were able to pay in rent. Your budget went from $800 up to $1,100 per month. And then also, you found a person you wanted to live with and you guys probably had more at that point familiarity with the area and were able to do a housing search a little bit better than you could have from a distance. Of course that’s the case. My message, what I want to emphasize to listeners is that it’s a really good idea to reevaluate your housing, maybe after your first year of graduate school, whenever you’re thinking about housing in that second year, because you probably know a lot more about the area that you’ve moved to in that second iteration of the housing search. So how did that new higher rent fit in with your budget? What adjustments did you make to make that happen?

18:03 Tina: Yeah, I mean, I think I actually just had room for it. I had over budgeted other items. It took us a while to figure out the car insurance, and initially I was planning for my car insurance to double and instead it only gone up $30 and even then, it went up again when I had to separate my car insurance from my ex’s, but not as much as I was anticipating, so that was helpful. I think I ended up having to put a little bit less into savings, I think that’s where most of the difference came from. A couple of things that I have over head over budgeted initially, before I knew anything out here and then also pulling a little bit out of what I was contributing to my savings.

19:15 Emily: Another thing you did really well, there is to be sort of conservative in your estimates of your spending, in that you think you’re going to spend more than maybe you actually do, so you have that wiggle room for later adjustments within your budget.

Financial Life after the Break-up

19:27 Emily: Okay, we’ve gone through the breakup process and the separation from your ex, how are things looking in your finances today?

19:35 Tina: They’re looking okay. I just made a big purchase recently. I had a car that was a lease and I recently bought out my lease, and so that took a big chunk of my money. Basically, my car to buy out was like $12,000 with taxes and fees, and if I had been buying it from a used car dealership would have been closer to like $16,000, so it seemed like a pretty good deal. Especially since I could buy it out right, I’m not paying any interest on it. And the way I did that, is I had a considerable savings, just like paying out of my savings account. And so I paid for a third of the car, my father was able to contribute a third, and then another family member was able to lend me a third. So I did still take out a loan for my car, but from a family member who is lending it to me without any interest, of course.

20:27 Emily: Yeah. So that was a big chunk out of your funding, but that’s nice to not have that monthly expense. I mean, it’s still a monthly expense because you’re repaying the loan, but a much, much smaller one.

20:36 Tina: Yeah.

20:37 Emily: That is a great reduction in the rest of your spending. That’s great. It sounds like you and your ex were really thoughtful in this process. You had seen your parents get divorced and so you were keeping in your mind, this is a possibility. You’re going to move to LA, you’re going to live together, start commingling your finances. Maybe things won’t work out, you’re not married yet, and even after that, it still could not work out. It sounds like you did things pretty intelligently and carefully through this process, and so I think that you have like a positive example here of how this can happen, but is there anything that you, looking back, wish that you had done differently?

21:14 Tina: I think most of it was pretty settled. I wish I’d been a little bit more thoughtful about how we divided up and dealt with paying the wedding deposits, because that was a little bit of a thorn in my side when we were splitting up. And arguably my ex paid significantly more in the wedding deposits than I did, but he essentially, at the end of the day was the one who asked to call the wedding off, and so I requested that he pay me back for the wedding deposits that I had paid, which amounted to about a thousand dollars, which, again on a grad student income is a pretty significant chunk of money. And the message I got was, well, let’s see how long it takes you to move out of the apartment, and how much money is spent on the apartment, and then we can make this decision.

22:11 Tina: Then even though we saved more than that by moving out of the apartment early, then there was like some thorny issues about the engagement ring. So the engagement ring had been less than $2,000 and under the law in California, if the giver breaks off the engagement, the receiver legally owns the ring. Also my ex had told me, “oh, the ring is yours, it’s a gift to keep no matter what” and basically when I brought up the issue of my lost money on the wedding deposits, was told, “well, I let you keep the engagement ring, you should be able to sell that and recoup some of this money.” Then it turned out that he had super overpaid for the engagement ring and the money I can recoup from that is very little. I wish I had been a little bit more thoughtful about that sort of spending before we like commingled and talked a little bit more about what we would do in the situation where things broke off, but at the end of the day, I decided it wasn’t worth the emotional turmoil to be like, “well, this ring doesn’t actually cover my expenses, why don’t you take it back and you sell it and do this emotional labor and just give me my thousand dollars back.”

Navigating the Emotional Aspect of the Break-up

23:25 Emily: Yeah. I do want to come back to that point in a moment about the emotions of all of this, but I guess this is just kind of a point around splitting up in general is like, once you’re married, as you were just saying, there’s, there’s state laws that govern how relationships, how marriages separate, in terms of what’s done with the property. Sometimes it has to be figured out in court ultimately, and a lot of money can be spent on lawyers, but the really tricky thing is once you, if you’re not having that legal contract of marriage in place, and you guys were moving towards that, but not quite there yet, breaking out becomes a lot more murky. It’s something that becomes very individual and hard to navigate and something that takes a lot of energy. I just wanted to ask you, how did you manage to continue moving forward in your graduate program? Or did you? Obviously, you have ultimately, but did things stall a little bit as you’re going through this enormous personal upheaval?

24:22 Tina: I think there were two major things that helped me. There definitely was a little bit of a stalling point, but most directly related to grad school was talking to my advisor and telling him, “Hey, this is what’s going on. I’ve been a little mentally checked out because I’m trying to see whether or not my engagement is going to fall apart,” and thankfully, my advisor was very supportive of that. Around that time, actually, I had to turn in a 10 to 15 page written proposal as part of my first year requirements to slowly move towards eventually advancing to candidacy. So I talked to my advisor about it and basically just requested from my committee and extension and said, “Hey, here’s, what’s going on, can I have an extra month to turn this in?” And everybody on my committee was very supportive of that. That was number one.

25:13 Tina: Then number two was also just reaching out to friends and it took me a while to feel comfortable telling some of my lab mates and other people in grad school and just other friends I had met in the city, because at the time I had only been living here for about six months, so I didn’t have any real long-standing, deep relationships with anybody yet because I just didn’t have the time to establish them. But once I shared that information, everybody was super supportive. I actually learned that one of my grad school friends went through the same thing of also had an engagement end during her first year of grad school. They were super helpful. And then my longterm friends were unbelievably helpful. One actually flew out from Canada, where he was doing his PhD to come help me move.

26:02 Emily: Very, very sweet. Very, very wonderful to have that both new and old connections supporting you through that time. Plus, for me, this part of your story, when you were talking with your advisor and committee hearkens back to when you entered graduate school. You didn’t have to conform to the standard procedures in place for applying to graduate school. You realize, “Hey, yeah, this is a requirement in the first year, but maybe they can be flexible with me, and I’m just going to ask about it because what’s the harm in asking?” I mean, your advisor’s probably noticing that you’re not totally engaged anyway. It just comes back to that point that you are doing a great job kind of advocating for yourself and making things happen for you, and people can be accommodating if you ask them in the right way.

Best Financial Advice for Other PhDs

26:45 Emily: Tina, with the end of this interview, I’m going to ask you a question that I ask of all of my interviewees, which is what is your best financial advice for another early career PhD? And that could be related to the conversation that we’ve had today or could be completely something else.

27:01 Tina: I think actually it kind of ties into our last point of just like asking for help, of just reaching out to people and saying, “Hey, I don’t know what I’m doing, please help me.” I realized in the last couple months that investing has been a big hole for me, and I’ve been talking to one, actually one of my closest friends of over a decade and only recently learned that investing as a hobby of his. And then also like friends who are very good cooks. I never really learned how to cook as a kid growing up, so now I’m saving money by cooking at home a lot more. Just reach out to friends or coworkers or whatever and say, “Hey, I think you’re really great at this thing. I’ve noticed you seem to be really good with your money, or you’re really great at cooking, or you’re really great at this thing — how did you learn that? I’d really love to learn from you.

27:51 Emily: Nobody’s going to say no to a request phrase that way, absolutely. Wonderful, wonderful tip. And actually I know from Twitter that you are starting investing yourself and that you are listening to a podcast that really pushed you to do that — you want to mention that podcast and what you like about it?

28:08 Tina: Oh, sure. Yeah, you and I have been corresponding a little bit over Twitter and another podcast I had discovered that’s really helpful is called “Bad with Money” with Gaby Dunn. Part of what I really like about it is that I grew up with not knowing a whole lot about money and feeling like a little bit ashamed of that and just kind of feeling the differences in class, especially having gone to a private university for undergrad and my family had lost their house and lost our cars right before I went to undergrad. I just felt very distant and ashamed and all these bad emotions about money. Listening to Gaby’s podcast and being like,” Oh, it’s not just me, there are other people who feel very left out of the system,” made me feel a lot more comfortable talking about it.

28:57 Emily: That’s fantastic. Thank you so much for that recommendation. And Tina, thank you so much for this conversation today. I am sure that it is helping people in the audience who are maybe considering a breakup, or trying to navigate one, or trying to recover financially from having been through one recently, so I really appreciate your willingness to talk about this.

29:15 Tina: Great. Thanks so much for having me on Emily.

Outtro

43:30 Emily: Listeners, thank you for joining me for this episode. PFforPhDs.com/podcast is the hub for the personal finance for PhDs podcast. There you can find links to all the episode show notes, and a form to volunteer to be interviewed. I’d love for you to check it out and get more involved. If you’ve been enjoying the podcast, please consider joining my mailing list for my behind the scenes commentary about each episode. Register at PFforPhDs.com/subscribe. See you in the next episode, and remember, you don’t have to have a PhD to succeed with personal finance, but it helps. The music is stages of awakening by Poddington Bear from the Free Music Archive and is shared under CC by NC. Podcast editing and show notes creation by Lourdes Bobbio.

How to Qualify for a Mortgage as a Graduate Student or PhD, Even with Non-W-2 Fellowship Income

April 27, 2020 by Lourdes Bobbio

In this episode, Emily interviews her brother, Sam Hogan, a mortgage originator with Prime Lending (Note: Sam now works at USA Mortgage) who specializes in PhDs and PhD students, particularly those receiving fellowship income. Sam relays what it takes to qualify for a mortgage in terms of credit score, income, and debt load, including the special way deferred student loans play into the calculation. He details the unusual strategies he has learned over the past year of working with PhD clients to help them get approved for mortgages, even with non-W-2 fellowship income. At the end of the interview, Sam shares why he loves working with PhD home buyers. Over the past year, Personal Finance for PhDs has referred so much business to Sam that he has become an advertiser on the podcast.

Links Mentioned

  • Contact Sam Hogan via phone: (540) 478-5803; or email: [email protected]
  • Listen to a previous episode with Sam Hogan: Purchasing a Home as a Graduate Student with Fellowship Income
  • Related episode: “This Grad Student Defrayed His Housing Costs By Renting Rooms to His Peers”
  • Personal Finance for PhDs: Financial Coaching
  • Personal Finance for PhDs: Podcast Hub
  • Personal Finance for PhDs: Subscribe to the mailing list
grad student PhD mortgage

Teaser

00:00 Sam: It’s always best for a PhD student to be as proactive as possible. I’ve seen letters with three years of continuance, but they’ve reached out to me after one semester has passed. Now they only have two and a half years of continuance, where someone, if they had reached out a year earlier about their future, and how they’re planning to purchase home when they were in a new area, that is the perfect slam dunk way to do it.

Introduction

0:33 Emily: Welcome to the Personal Finance for PhDs podcast, a higher education in personal finance. I’m your host, Dr. Emily Roberts. This is Season 5, Episode 17. And today, my guest is Sam Hogan, a mortgage originator with Prime Lending (Note: Sam now works at Movement Mortgage) who specializes in PhDs and PhD students, particularly those receiving fellowship income. Sam relays what it takes to qualify for a mortgage in terms of credit score, and debt load, including the special way deferred student loans play into the calculation. Sam details the unusual strategies he has learned over the past year of working with PhD clients to help them get approved for mortgages, even with non-W-2 fellowship income. At the end of the interview, Sam shares why he loves working with PhD home-buyers. Over the past year, Personal Finance for PhDs has referred so much business to Sam that he has become an advertiser on the podcast. Without further ado, here’s my interview with my brother Sam Hogan.

Will You Please Introduce Yourself Further?

01:34 Emily: I’m welcoming back to the podcast today. My brother Sam Hogan, who is mortgage originator. He sells mortgages. And Sam was actually on the podcast before in Season Two, Episode Five. It was while we’re recording this on April 12, 2020 and he was last on about a year ago. At that time, we were talking about how someone with fellowship income can actually get a mortgage — non-W-2 fellowship income because tis is a tricky thing that we talked about in that episode. So now, as I said, it’s been a year since that time, Sam’s handled a lot more mortgages of this type and so he knows a lot more about this process now. So I thought we’d have him back on for an update, basically, and a little more background on getting a mortgage as a graduate student or postdoc or PhD. So, Sam, welcome back to the podcast. Thank you so much for coming back on. Will you please just tell the listeners a couple words about yourself?

02:28 Sam: Thank you for having me, Emily, and Happy Easter from the east coast. Yeah, I’ve been working with PhD students now pretty heavily over the last 12 months. The company I work for, Prime Lending (Note: Sam now works at Movement Mortgage), is licensed in all 50 states. I’ve had the opportunity to read, review, approve, sometimes deny, these special candidates while they’re looking for their options for home-ownership.

[Sam’s Nationwide Mortgage Licensing System and Registry number: 1491786]

Basics for First Time Home-Buyers

02:52 Emily: Thinking about someone who is probably probably a first time home-buyer doesn’t necessarily know a whole lot about the process of getting a mortgage, and of course is concerned maybe about their their income, and are they really going to qualify and all these factors — what are the factors that go into a mortgage application? And what are the the ranges, that would be acceptable for those different factors?

03:16 Sam: Okay, so generally speaking, we’re looking at a risk profile and the ability to repay. For the borrower, having a over 700 credit scores for conventional, now about over 640 or 660 for FHA loans.

Different Types of Home Loans

03:32 Emily: Okay, you just dropped the terms conventional and FHA — what’s the difference between those two?

03:37 Sam: Yeah, so FHA is your original first time homebuyer program. It’s backed by the government and it’s designed for everyone to qualify for it, if you have decent credit and decent income. Conventional is preferred because it’s going to have a lower monthly payment, and the private mortgage insurance will drop off automatically. You should have over 680 or higher credit scores to go conventional and the income ratios are a little tighter. So it’s the better loan to qualify for and it has better terms throughout the whole 30 years, or whatever your loan term is.

04:16 Emily: Okay, so FHA is a little bit easier to qualify for, because it’s sort of designed for first time home-buyers, but it’s a less preferable loan in the long term. And so if I remember correctly, a lot of people who have FHA loans for a while they then end up refinancing to a conventional type of loan a little bit later on, to get rid of that private mortgage insurance.

04:38 Sam: That is correct.

04:39 Emily: Okay, great. Okay, so going back to the the lending standards you just mentioned, like credit scores, what else goes into an application package?

04:49 Sam: Yeah, I want to just touch on our current world situation and the lending standards are changing right now. And they’re changing because everyone is in the same boat regarding a possible change or disruption in income, slowing income for a certain amount of time, so be sure to talk with an expert and their specific requirements because this will change from bank to mortgage company to a larger credit union or financial institution. These are uncertain times, so you’re going to have some fluctuation and differences from lender to lender, but you want to work just as we said before, you want to work with someone who’s keeping you in mind and your goals in mind.

How Credit Scores and Debt Impact Home Loans

05:32 Emily: Yeah, okay, great. I totally agree and we should re-emphasize that like we’re recording this in mid April, things could be different by the time we publish it, things could be different a couple months down the line, so definitely just talk with someone right away. You mentioned credit scores, but I know also, your income, of course, plays into how much of a mortgage you can qualify for. Can you talk about that a little bit?

05:53 Sam: The common rule of thumb is people will qualify for four to five times their annual income. Now that will depend also on how much debt they’re carrying, and how much they’re putting from their savings into downpayment. But that’s a pretty safe estimate. Some people who are completely debt free will qualify six times their annual income, up to. Something else lenders experience a lot is, um, people doing their own due diligence and crunching the numbers, but we have systems and practices that do this quickly, more accurately, and can give you better results, so I would say talk with someone early and have them do the work. And then after you get their feedback, run your numbers to double check and maybe have some questions for them. We want to be able to work for you, and there’s no obligation to just have a few conversations and have someone explore your options.

06:48 Emily: Yeah, that sounds good. How does that play into that because I know a lot of PhD students do have significant debt loads from maybe undergrad or a master’s degree or something like that. How does debt affect the package?

07:03 Sam: Debt is not bad. It’s good to have things on your credit that have positive history, whether that’s a student loan you’ve paid off or currently paying off, revolving credit cards. You will run into issues, if you have absolutely no debt or debt history. I strongly recommend everyone, even against their pride, get a credit card. Don’t exploit it but use it regularly, pay off regularly. You want to have established credit, especially for a young homebuyer, because they might not have the 10 or 15 years of other types or forms of debt that someone who’s in their 30s or 40s might have.

07:49 Emily: Yeah, I definitely agree with establishing a credit score and having a strong credit history. But I’m just wondering, you mentioned earlier about the size of the mortgage and how debt can affect that. Solet’s say there’s someone who’s holding a good amount of debt. Does that affect like the ratio of the amount of mortgage they can take out?

08:06 Sam: Absolutely. Let me put it in some simpler numbers. If you’re bringing in $3,000 a month, all your credit cards, new house payment, maybe your car payment or gym membership, all that cannot add up to more than $1500 dollars of your income, We take your gross income and if you’re over 50% of that debt ratio, that’s a “Hey, better luck next time.” Even better situation is to be under 43%. Under 43% of your monthly income to debt ratio, is what Freddie Mac and Fannie Mae require, currently. Now this could be used to change, sometimes annually, sometimes quicker than that, but under 43% and better is a very good place to be in.

08:55 Emily: That makes sense. Yeah, so the total amount of debt payments you can have per month is limited and the mortgage has to fit in. To be approved for a mortgage, it has to kind of fit in around those other debt obligations that you already have.

09:09 Sam: Correct.

09:09 Emily: Okay, yeah, that definitely gives us something to kind of get our hands around when someone’s deciding, like, is it even worthwhile for me to approach Sam or another lender about possibly applying for a mortgage? I know you said earlier, just ask, that’s the best thing to do, because you guys can run the numbers better than than we can outside of the industry. I had one more question about student loans, because while student loans are in deferment, how does that play into that 43% that you just said. Because if they don’t make payments, does that just like not count at all? Or how does that work?

09:43 Sam: This a very specific guideline detail that changes, just letting you know Emily, and for conventional loans, and FHA loans, it’s both different. A rule of thumb: if your student loans are in deferment, you have to take the remaining balances and calculate 1% of that, and we factor that into your debt to income ratio. So if you have $100,000 in student debt, and we’re about to calculate a potential thousand dollar payment, even though you’re not making payments on them, that could stop your deal. Okay, so brings me back to letting an expert look at it.

10:19 Sam: Also, sometimes when the lender pulls credit, the way the credit populates, it looks like they’re making payments on their student loans. But really, they’re in deferment, so all those payments have to be switched. This is why when people run the numbers themselves, they might think, “Oh, no, I can’t do it.” But lenders know what it takes to get it approved. And I did want to touch back on the debt to income, it’s best for people to know first that you want to be under 43%. If that’s 42.98%, that’s still two thumbs up. But as soon as you’re over the 43%, some of the loan terms can change and make it stricter for you to buy.

10:56 Emily: Gotcha. And I also want to emphasize that just because you qualify for a mortgage of a certain size, or just because your debt-to-income ratio fits onto that 42% or whatever, that doesn’t mean you have to buy a house that that’s expensive. So these standards are for the lending industry, they’re not necessarily the advisable thing on the personal finance side. So just keep that in mind. We’re talking about basically how to qualify, not whether this is a good idea for your finances overall to have that high of a, an amount of debt per month. I just want to add that in there from the personal finance side.

What If You Don’t Have a Typical Situation?

11:33 Emily: Okay, Sam, so thanks for running down those broad strokes criteria. If someone doesn’t meet one of these, is there any recourse? Is there anything else that can be done if they still want to go through with a purchase?

11:47 Sam: Don’t give up lenders in general, we’re in the process of approving loans. We’re not in the business of denying people we would be out of business. So try and try again, I would say, because I have had PhDs students who have finalized their transactions with me been denied by two other lenders. The tip I can give to some of these people exploring their options is be willing to over document things for any uncertainty the lender might have. If there’s some variables in your income, explain to them that “Hey, this is all under the same advisor. I’m working in different areas, different years, but it’s under the direct supervision of x and he can provide you a letter saying that I’m here for five years under his supervision and it’s common for students in my place to continue to receive their funding. Please let me know if you need any other confirmation from my supervisor.” But yeah, recourse I would just validate how good of a borrower you are: I have great credit. I have the downpayment. I have guaranteed funding.

12:52 Sam: And you always can strengthen a file with obviously a cosigner. You can have a non occupant co bar family member, even a friend, who also is hopefully in good credit standing and has income to cosign on the loan for you. That’s not a forever thing, you can refinance them off the loan. But what I’ve found out in my years in this business is, there’s always a way to make it work if you keep working at it. Some people run out of options, and while they’re in school, it’s a funky time in their life, but that doesn’t mean that you’re not going to be a homeowner in a year or two years.

13:33 Emily: Yeah, gotcha. I actually was thinking specifically about co-borrowers because that was another example that we had on the podcast. My interview with Matt Hotze, he bought a home in Durham, North Carolina when he was at Duke and he bought his first year there and he had his parents, or maybe one of his parents, as his co signers and that enabled him, because his income was, low — one graduate student stipend. He was able to get into a larger house than he would have qualified for on his own. He actually had a three bedroom house. And then he rented out two of the bedrooms. So he was able to house hack, had no problem paying the mortgage because he had reliable renters. And yeah, it all worked out really well for him. So he just needed that little bit of help at the beginning. His parents, very fortunately, were able to provide that to him, and it was kind of a rosy story after that point, but that’s what he had to do to qualify for the mortgage.

14:27 Sam: A cosigner, sometimes can solve everything, except for poor credit. But strength in numbers. You can have up to four people on conventional loan application. Have I done that ever? No. But is it possible? Yes. So yeah, I mean, if you’re having some difficulty, your loan officer, if you’re brainstorming with them, one of their first solutions is have a cosigner. A cosigner is a very simple fix. If you have to pivot your approval because you have gone through the process, you didn’t get approved on your own and your adding a cosigner on your contract, I would say give your lender about 10 days and you should be in good shape.

15:08 Emily: Gotcha. I’ll add in one more time. This is the “how to qualify for a mortgage” talk, not “is it a good idea to be a cosigner or to have a cosigner”. Totally separate conversation.

15:19 Sam: A client of mine that’s closing this month who listened to your podcast…I don’t want to reveal too much about his purchase, but we’ve been given the approval and at the start, we ran the numbers a few different ways. He was like “With a cosigner, what’s my payment? Without a cosigner how much is my cash to close?” And we were on the fence for a little bit but we were still in the process. So while he was under contract, I was still able to give him scenarios and options. We eventually decided with his deposits and everything that was already being credited, his cash to close was low enough that he wouldn’t need to have a cosigner. So it’s not set in stone at the start. Yes, it’s always better to have your ducks in a row. But the lender is flexible. We always can pivot for the buyers needs. And I also say that in the buyers defense. If something’s going wrong with the house, the lender can help you get out of the loan on your finance contingency, maybe if your home inspection is past. So there’s different ways we’re always here willing to help.

16:25 Emily: Yeah, that sounds really good.

Commercial

16:30 Emily: Hey, social distancers, Emily here. I hope you’re doing okay. It took a few weeks, but I think I have my bearings about me in my new normal. There is a lot of uncertainty and fear right now about our public and personal health and our economy. I would like to help you feel more secure in your personal finances and plan and prepare for whatever financial future may come. You can schedule a free 15 minute call with me at PFforPhDs.com/coaching to determine if financial coaching with me is right for you at this time, I hope you will reach out, if only to speak with someone new for a few minutes. Take care. Now back to our interview.

Tips for Home Loans with Non-W-2 Income

17:15 Emily: Okay, so let’s narrow down to the the scenario that we talked about the last time we did an interview, which is about a graduate student or postdoc with fellowship income, with non-W-2 income, and that a lot of lenders don’t understand how to deal with that. You’ve been working with these types of clients quite a bit over the last year. And so you have really figured out some things that how to make these loans work in some cases and what will not work in other cases and maybe in those cases, a co-borrower or something like that would be needed. Can you just tell me a little bit about, you know, this particular weirdness of non-W-2 fellowship income and how you make it work?

17:54 Sam: It’s definitely a tricky income. How I help make it work is I support all the variables within the fellowship income. I show that it’s the same field of study or field of work that they previously in. Especially in the offer letters, they usually always contain a phrase if the student remains in good standing, and the underwriter can say, well, that’s too much of a variable, we can’t accept this income because there’s too many variables. Well, I say well look at her transcripts, look at his transcripts. They’ve always been in good standing, literally forever. That’s why they were one of five students selected out of 400 applicants to get into this program. Yeah, it takes a little bit of storytelling, and the presentation is important, so it’s okay if someone who doesn’t have W-2 income, we treat other incomes just as fairly, but you have to know how to present it, how to over-document it, and if it’s too uncertain at the start, most lenders have a scenario desk you can reach out to who will give you some early feedback without going completely through the application process, completely through the loan process, and still having a little bit of a question mark about if you’re really approved. I’ve had our scenario desk, give me pushback on certain files, and I just asked, How can I support that variation or the uncertainty that you’re seeing in this letter because I can provide what you’re looking for most likely, I just need to know what that is.

19:38 Emily: Yeah. So I think if I can kind of zoom out from that a little bit. First of all, one of the things that you talked about in the last interview was that non-W-2 fellowship income is not going to qualify for an FHA loan. It’s just completely off the table. It’s only going to be a conventional loan. And what you’re talking about now is saying, okay, you know, PhD student or postdoc, you’re showing me your offer letter and you are looking for certain things that offer letter, like the income and also the number of years of guarantee, sometimes that’s in there as well. And then you’re saying, Okay, well for all the things in the offer letter that are maybe a question mark to the underwriter, you have now learned how to recognize some of those things, and you can start providing additional supportive documentation, that is asking the student or postdoc, okay, well send me your transcripts. Okay, well send me whatever it is, your work history. I don’t know what those things are. Can you talk a little bit about that guarantee? Because I know the guarantee is a very important factor when we’re talking about non-W-2 income.

Loan Types for Non-W-2 Income

20:41 Sam: Yes. So I want to answer your questions in the right order. One of the main critical points for this type of income is that it’s not recognized by the VA, Veterans Administration, FHA. It’s not recognized by USDA, and it’s not recognized by Fannie Mae. Your most successful application and loan approval is going to come from a Freddie Mac conventional loan, okay. Now you can do as little as 3% down for that conventional loan. But this is the key point that only Freddie Mac recognizes this income, per the lenders approval. Why these PhD students are not going to approved their first attempt with their lender is because it’s per the lenders approval, the lender can’t document it and approve it with their underwriter, then Freddie Mac will not take the loan.

21:40 Emily: So what you’re just saying there is that you now know having worked this type of income, this mortgage type is off the table. This mortgage type is off the table. This is the one that is potentially successful. And what you have to do is get your underwriters that you work with to approve that loan and then Freddie Mac will take it on, will approved it. What you have figured out is these little tricks and document support and so forth that need to happen for the underwriters that you work with, which presumably would be the same elsewhere, except they’re not necessarily as knowledgeable about this particular type of income.

The Importance of Offer Letters for Non-W-2 Income

22:15 Emily: Let’s talk more about that. I know that you’ve mentioned to me before, I think you mentioned in the last interview, that for this non-W-2 income, normally underwriters, lenders for W-2 income, they presume it’s going to continue for at least a while, even though we all know you can lose a job at any point. But for the fellowship income, they for some reason, don’t presume that it’s going to continue and they want to see a certain length of guaranteed fellowship time.

22:41 Sam: Yes. For conventional loans, we’re looking for three years of continuance of income. Now, I know it’s not fair because my job doesn’t guarantee me three years of employment in the future. That’s not the typical contract for all employment, its employment will usually. For conventional loans we want to see three years. I actually have a example that I’ve written up. It’s a mix of a few different approval letters that worked, that I had some success with clients in the past year. And I will say briefly that if your approval letter is more than three pages, there might be too many variables in your offer to get an approval.

23:36 Emily: You’re saying an offer letter, like the offer letter you get when you start grad school or start a postdoc position. This is going to be your stipend this along goes on for. This is a typical document, like instead of having a Form W-2, this is what a fellowship recipient would send to you. They would send you their offer letter and so what are you looking at in that offer letter that is like yeah, this is going to go forward or no, this might be a problem.

24:00 Sam: Yes, so what we’re looking for is the continuance of income, we want to have three years. We want it to state that you’re being provided health insurance, because that’s a really good sign shown you’re actually an employee, you’re not just a student. It’s okay for it to have a few variables in it, like remaining in good standing or making satisfactory progress towards their doctoral degree. That’s a good phrase in there, that’s fine. But when you have layers and layers of variables, like you know, making satisfactory progress towards our doctorate, you must take these courses or get this exact GPA or higher in these courses, must have approval from their supervisor for a continuance into a fifth year. Those are things I’ve had to get more information on because the more variables, the more uncertainty it makes the underwriter feel. And so that’s where it comes back to the presentation of the loan.

An Example of An Offer Letter

24:58 Sam: “I’m pleased to inform that you been awarded a fellowship in the first academic year beginning September 2019. In subsequent years, you’ll be supported by research and teaching assistantship. This Fellowship Award gives you deserved recognition for your accomplishments to date, as well as added independence to stipend and exploring your research interests for the first year. For the academic year 19-20, the stipend will be $3,345 for nine months. For Summer 2020, the stipend will be $3,475 for three months. This means you receive an annual stipend of $40,530. In addition, the award pays your tuition health insurance and health services fee. We are committed to continue this financial support for for up to five years, as long as you remain a PhD student in good academic standing.

25:51 Emily: Yeah, so what I’m hearing and I think what the listeners will hear is, that’s first year fellowship followed by W-2 income for the remainder, four years guaranteed.

26:02 Sam: Right.

26:03 Emily: That’s great. So that means in your world, that person would qualify for a mortgage during that first year, even though it’s fellowship, because their letter says, Yeah, it’s one year of fellowship, but you’re going to have after that this W-2 type income,

26:17 Sam: Correct. The most success I’ve seen with the PhD community are the simple letters that are less than two pages with little variable, that will show more than three years of continuance. And that’s a very simple approval for us.

26:35 Emily: And that’s whether that is fellowship income, or W-2 or a combination. If that’s what the offer letter says three years or more. That’s straightforward for you.

26:46 Sam: Correct. And that is where I’ve seen the most success with these doctoral candidates.

26:53 Emily: But still going back to your earlier point of if that’s not what a particular individuals letter looks like, still reach out to you, or another lender, because maybe with enough supplementary documentation, it could still go through, but it’s just going to be a little bit more of a process.

27:09 Sam: Correct. And, I mean, when I get connected with some of these department supervisors, I let them know, “Hey, this is what we’re looking for. Can you simplify this offer ladder for me, because we’re looking for something a little less complicated?” And I do like to tell my PhD applicants that, “Hey, I would love a shortened version of your personal statement. I want to be able to know a little bit more about where you’ve been, where you’re going.” And it always helps to tell a little bit of a story.

27:40 Emily: That is really interesting. That adds a little more detail to what you said earlier about the story and the presentation being what matters. That’s really interesting to me that you that you might include something like a version of a personal statement in this package that goes to the underwriter, that’s really interesting.

27:59 Sam: At the end of the day, I know I said this in the last episode, the last time I chirped in, but it does come down to one person’s decision. If the underwriter is comfortable, they’re going to approve you. If they’re not comfortable, they’re gonna want more documentation, or a cosigner, or something else to make it, you know, aboveboard.

28:20 Emily: Yeah, that clarifies. Thank you.

Final Words of Advice

28:23 Emily: Sam, is there anything else that you’ve learned about this fellowship type income that would be helpful to the listeners, with respect to getting approved for a mortgage?

28:32 Sam: I’ve learned that working with the PhD community are some of the best clients I’ve ever had.

28:38 Emily: Yeah, you’ve told me that before, and I really love to hear it!

28:42 Sam: Yeah. It’s really nice to work with people who are planning. It’s always best for a PhD student to be as proactive as possible. I’ve seen letters with three years of continuance, but they’ve reached out to me after one semester has passed, so now they only have two and a half years of continuanc, and that is a big problem. Whereas someone, if they have reached out a year earlier about their future, and how they’re planning to purchase a home when they were in a new area, that is the perfect slam dunk way to do it. Unfortunately, I’ve had to let some PhD students know that it’s not going to work out because their continuance, they’re under three years. And that’s going to be one of the major roadblocks. So talk to someone early, tell them you’re interested in a Freddie Mac, conventional loan. If they can find the right way to document their income and approve them. It’s happened more often in the last two months, I would say, with clients reaching out at this time of the year, when, if I had been talking to them six months ago, I could have had them approved.

29:52 Emily: Yeah, so actually at this time of the year, April 15 is decision day. Everyone has to decide what grad school they’re going to, or they’re supposed to decide. So if a PhD student is looking at that fellowship income in their offer letter, it says three years, they need to reach out to you sooner rather than later before that clock starts ticking, if they’re interested in purchasing within that first few months or first year or whatever, of being in graduate school. They need to reach out earlier. Thank you for saying that.

How To Reach Sam Hogan

30:21 Emily: Sam, you have not been particularly self promotional during this interview, and I appreciate that but I do want to say that you have been working with this type of client — people receiving fellowship income, also other types of PhD clients over the past year. I think you’re working really hard for them and that they should go to you, at least among getting a few different voices in their life, they should come to you. So will you please tell them the best way to contact you?

30:46 Sam: The best way to reach me is definitely by cell phone. Text is preferred right now because there’s a lot of volume going through the industry. My cell phone number is (540) 478-5803. And then my work email is a great line of communication, also. It’s [email protected].

31:15 Emily: Yeah. And we’ll have all that contact information in the show notes, as well. Sam just mentioned, I was surprised to learn, but even during this social distancing period, the mortgage industry is hopping, because interest rates are so low. People are really refinancing a lot right now, even if they’re not doing necessarily new purchases at the moment or not going into that process at the moment. But, you know, maybe in a few months or a year, whatever things will return to a more normal time and you’ll be able to move forward with lots more purchases.

31:47 Emily: Sam, thank you so much for coming on the podcast. And thank you so much for working with this population and being willing to, as a personal favor to me, to investigate this and take this on. I think it’s really fruitful and it’s been really great for my audience, so I really appreciate you

32:00 Sam: Thank you for having me on Emily. Always a pleasure to work with you and the PhD community. I’m just here to help, so if you need help text me, call me bother me on the weekend. It’s all good. I just want to make sure you all are seeing some success here while you’re getting your doctorates.

32:16 Emily: Excellent. Thank you, Sam.

Outtro

32:18 Emily: Listeners, thank you for joining me for this episode. PFforPhDs.com/podcast is the hub for the personal finance for PhDs podcast. There you can find links to all the episode show notes, and a form to volunteer to be interviewed. I’d love for you to check it out and get more involved. If you’ve been enjoying the podcast, please consider joining my mailing list for my behind the scenes commentary about each episode. Register at PFforPhDs.com/subscribe. See you in the next episode, and remember, you don’t have to have a PhD to succeed with personal finance, but it helps. The music is stages of awakening by Poddington Bear from the Free Music Archive and is shared under CC by NC podcast editing and show notes creation by Lourdes Bobbio.

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