Should I Pay Down Debt OR Buy More Rentals?

[@jasonjosephlee]

Great video. Buying rentals is the best thing anyone can do, while tenants pay down the debt - the property appreciates and the equity just grows. Nothing better than having rentals as you get older for additional income. A lot of people see the gurus owning dozens of units, but in reality you only need a few to change your life completely.

[@jensbiederstaedt8022]

I just asked my wife in the middle of this video what she thinks how much money we're going to need when we're old. (57 now) and we just figured that we basically lived off 25k per year the last 3 years. I call that frugal but, we did some travelling etc, just got back from Japan... but we also have no other debt. We put the majority of our income into our 2 rentals which will be debt free in about 2-3 years. These 2 houses will get us to 40k income (before taxes) so, my guess is we will maybe buy only more when it doesn't hurt and we will definitely slow down working pretty soon. Life is good.

[@CoachChadCarson]

thanks for sharing your situation! Congrats on your progress as an investor and for taking some traveling time!

[@ChrisCardenDrums]

To put it simply, I think youve gotta start the journey with a certain monthly income in mind, and this wont happen overnight so youre allowed to change it as you adjust. Then you need to focus on aquisitions on fixed rate mortgages (that part is beyond important) that can cash flow a bit. Once you get to a point, lets say just for easy numbers sake, youve got 15 properties each collecting 2 grand a month in rent, but your number for income was 20k a month, its time to start paying down that debt as quickly as possible, selling off 5 of those properties and using that equity to get to your 10 paid off properties bringing you 2000 a month. Rent can always be tax and inflation adjusted.

[@midkort]

11:49 I appreciate your balanced approach regarding the fact that each person ought to consider their stage in the game. On the other hand, when you gave the 150,000 example, you speak as though once a person pays odf s property, they no longer have an income with which they can save and then buy more properties.

[@tonystarkcoins2014]

Great video. I think also an important factor is inflation and tax. In my country the tax system is heavy when you have paid off a property and a way to evade that is to have debt. The question now is do you want to be bitten by heavy tax or interest payments that are going towards more incoming debt producing properties. This pushes people to keep “growing”, because in or country the tax man keeps tightening te squeeze on people with assets. Also inflation forces you to grow. 50k now is a good number maybe now, but might be worth nothing when you have reached it because of all the money printing.

[@bloodessdk6530]

For me, wealth preservation is more important, so paying down debts will always be a priority in this complex world we live in

[@davidpiccuta2276]

This is an absolutely excellent video! Every 25 or 30 year old investor needs to hear this. I am now 60 years old, and have been at the game for over 21- years. Love the idea of working backwards from your end income goal. Good analogy of towards end it’s like moving money from stocks to bonds. I think key is to be like Robert Kiyosaki when you start and end like Dave Ramsey with no debt as you head into retirement-slowing down from one’s day job/ work. Tx for this valuable content.

[@CoachChadCarson]

Great point! Rich Dad when you start. Ramsey when you finish! Can I borrow that?! Thanks for watching and for feedback

[@shelby427]

People made strategic purchases in 2008.

[@Aculus1]

Thanks coach. Lots of good perspective from the guest. Especially like the part about playing the game to win or reach the goal, and your analogy about running the appropriate play for the phase of the game vs getting trapped and letting the game play you!

[@CoachChadCarson]

Our pleasure! Thanks for the feedback

[@TYMEMGMT]

Great timing

[@karllewis5052]

When you say, "Pay down some debt." What exactly do you mean? Sell a property or some of your properties to garner the equity in them to pay off some debts plus have liquidity?

[@CoachChadCarson]

Yes, that's one common way. If you make $300,000 after tax from selling a property you could use that to pay down a $300,000 debt. I have also used a debt snowball method where I piled up cash from all my rentals plus any other savings I could find, and I'd attack one debt at a time and pay it off early with extra payments. I talk a few strategies like this with examples in my Small and Mighty Real Estate Investor book: biggerpockets.com/smallandmighty

[@harrylove]

Stumbled upon you on BP. You’re putting relevant great info that pertains to me (and probably others). Thank you!

[@CoachChadCarson]

Welcome! Thanks for following along.

[@nicolasvalenzuela6265]

Excellent episode. Thanks for the tips

[@laurasamaniego5937]

Great episode. Eriel and Carson thank you so much for sharing.

[@robinj5323]

This is exactly what I needed to hear this morning so I can make my life less stressful at age 70 by selling some of my problem properties. Thank you!

[@CoachChadCarson]

glad to hear it!! Thank you for watching, and best of luck with your next steps.

[@ZacharyVanison]

Hey robin where’s your problem property’s located sir

[@vishsangale]

Great informative content with different real scenarios. Thank you Coach!

[@CoachChadCarson]

thanks for watching!

[@TwoSideHustles]

Ditto. Perfect timing.

[@CoachChadCarson]

Thanks for watching!

[@CoachChadCarson]

Thanks for watching!

[@bluetrain477]

Hi Coach! I just finished your book and am doing the strategy you mentioned of buying more properties with all cash, rather than paying down fixed loans. I guess at some point after some principle is paid down on my loans, then the ROI will become high enough that loan paydown has a higher ROI than buying all cash. But not yet for me, especially considering the interest deduction of loans and depreciation write off of new properties. One long term concern I have is I manage our portfolio, and my wife is quite a bit younger but has less property management experience. I would love to hear if you have any investors who have "wound down" their real estate portfolio at some point, and perhaps converted entirely to something completely passive such as equities if their spouse or kids could not manage the portfolio. I cringe at the depreciation recapture that I might have to pay 15-20 years from now.

[@CoachChadCarson]

Congrats on implementing the all cash strategy for new purchsses! Makes a ton of sense in your case. Good question on wind down strategy. With singld family houses you could strategically sell off houses each year to mimimize tax hit. Or if you have plans with heirs you could have them help with management. Its a great topic i hope to cover more in future

[@SiempreFlor]

Thank you coach my husband is ready to retired in one or two years and we’re investing in real state , we think we can pay them off later if we want with our retirement savings or depending what makes more sense ,we don’t want to be on age and in debt we want our kids to have something later , hope we’re no to old to invest 😂 we enjoyed your videos you’re so cool 😎

[@es892o]

Perfect timing of this episode…

[@CoachChadCarson]

Glad the timing was good! What do you think you will do?

[@Coachat]

If you want to retire then it makes sense to use debt to write off and depreciate properties

[@krisplacek7292]

Pure gold this is, thank you

[@alpinismutilitar3886]

Interesting correlation of the point of view of paying off debt to turn it into income. Strikingly similar to some long cycles of increasing national debt as a percentage of GDP and decreasing national debt as a percentage of GDP; where nations decrease their debts and also decrease the "value" of their assets as a percentage of GDP; by doing this, it adjusts the incomes of citizens in different social categories with delay. A very pleasant video to watch; but being in debt up to my neck in the long term is not comfortable; even the Babylonian tablets do not recommend debt greater than 20-25% of net income; So they knew what the ancients also knew; ballooning debt too much over net income can decrease the quality of life and innovation in a region/economy. Thank you very much for the video.

[@prestondahl3442]

I’m an old real estate start school student. Coming back to these principles

[@CoachChadCarson]

Preston!! Good to hear from you old friend. You still flipping?

[@MatthewLopez-ig4qf]

We have a young family, not sure how much to forecast for our 2yo and one on the way. We live a modest lifestyle in a HCOL city. We could live very comfortably on $10k pm but not sure how to account for 2 young kids in todays world and future inflation

[@CoachChadCarson]

Yeah, it's tough. I think we have to give ourselves a pretty big cushion with young kids. For me, it was build a base of real estate income. Build skills that I can use to earn entrepreneurial income as needed. And also build my IRA/retirement accounts for a back-up plan.

[@markjc6]

I think you have to do the math and figure out maximizing CAP rate. With high mortgage interest rates, it is best to pay down debt or refi when interest rates go down. Acquiring new debt with over 7% interest rate to acquire more properties doesn't make sense at this point.

[@CoachChadCarson]

Right. Very few properties will have cap rates over 7%. So, you'd have to justify it with other profit sources like adding value, increasing rents, selling off part of a property, etc.

[@jimross2101]

Not necessarily, I just purchased a remodeled sfh with tenant with a 7.25% 30-year fixed rate. Rent is $900, payment is $490. Amazing cash flow...

[@tixe9]

​@@jimross2101 It really depends. Think bigger and all lanes open up . What I'm saying is there's so many factors it does depend. Good hustle on your part !

[@SandraElliot21]

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[@SandraElliot21]

Use her name to quickly conduct an internet search.

[@SandraElliot21]

She often talks on Telegrams, using the user-

[@SandraElliot21]

@Infurnaevely

[@NianLisa]

Wow, I'm just shocked that you mentioned and recommended Coach Evelyn Infurna I thought people don't know her… She's really great!

[@kenwheeler1327]

Add to this scenario an investor (me) who did not begin this journey until he was 68. Now, at 70 and with four SFH's this question looms large after only two years investing. Moral of the story? There is no all-encompassing formula by which you can make a decision. The decision will always be dependent on personal goals and how much (statistical) time you have left on your journey.

[@CoachChadCarson]

Well said. Thanks for sharing your perspective. Principles and examples can help. But every situation is still unique.

[@HappyPenguin75034]

Curious why still start at 68. For family? Did you have a lot of cash? Decided 5% guaranteed wasn’t good. High prices. High interest. Curious.

[@kenwheeler1327]

@@HappyPenguin75034 I had owned a few rentals over the years but never had the perspective about owning them like I do now. Basically I am very late to the game, but it is what it is. I believe owning rental income producing properties is a solid investment and something that will benefit my family in the future. I had a commercial building that had been in my family since 1952 and for various reasons it was time to be sold. That helped to finance my investing in SFHs out of state. Where I am investing, I am comfortable with the prices and the rents.

[@lisarechsteiner2618]

can I ask what it was like to buy your first property? My husband is 65 and I am 60. We are just coming into some money that we can invest. Did that property cash flow immediately, or were you shooting for more long-term equity income?

[@kenwheeler1327]

@@lisarechsteiner2618 I am very much a rookie, but prior to the houses I have now, I had owned 5 rental properties, over the years, in my hometown. I was by no means an experienced property owner, it was just "something I tried", but that's another story. I currently only have 4 houses, so far, but they all cash flowed from day one, which is my goal. For me (emphasize "me") that is more important that long-term growth. I intend to pass my properties to my children, which I know, for some, is a wrong decision, but I'm extremely comfortable doing so. Again, another debate for another time. lol

[@Jimbo-Slice495]

Hey Coach. I watch many of your videos and they are excellent. This one is ok. The interviewee here would be better if he actually gave specific examples of what HE did to build his portfolio. Perhaps the goal of the interview was more general. However, if the goal is to give advice germane to more viewers, you should try interviewing the gentleman and getting him to open up about what he personally did. Although, my instincts tell me he does not want to do that. By the way, the reason your videos and book are excellent is because you give SPECIFIC examples of what you did.

[@CoachChadCarson]

thanks for the feedback. I like specific, too and I'll continue to strive for that. This was a little more of a general topic episode, but I've got a couple more coming soon with specific stories of people who chose to pay down debt instead of buying more rentals. I appreciate you watching!

[@SergioB-MakingMillionaires]

Both very wise. Thank you 😊

[@ericjames7819]

Leverage itself can be a form of tax free income. And net worth doesn't need to only be about one's own needs. It can be for long term security for our descendants.

[@prestondahl3442]

Such great discussion

[@mjaldrich7]

Hi Coach thanks for all the great content. I’m looking for a mentor. Any ideas?

[@JDonization]

Can you really make 2 - 3 property acquisitions with $150,000 in today's market?

[@InvestingArchitect]

With 20% down (SFR) $150k will allow you to buy roughly 730k worth of real estate. With 25% down (small multifamily) about 580k. So definitely 2 acquisitions in most viable markets, 3 if you’re good at finding off market deals

[@leeroach3381]

Very helpful Thank you for sharing

[@Jimbo-Slice495]

Hey Coach. Perhaps you should reach out to Mr. Ken Wheeler who posted on this episode (he started buying investment properties at 68). Just reading his post is FAR more interesting than listening to your guest Ariel. I enjoy your posts, am a real estate investor, and can recognize a good thing. Mr. Wheeler has a story to tell that may be captivating compared to Ariel avoiding specificity. Just my two cents after watching this episode several times now.

[@krisplacek7292]

Very smart, thanks

[@pbdmd3688]

Always love hearing these duos the experts❤!! Very important topic discussed to bring back to asking first why someone should invest in real estate rentals and then working on strategy to pay off or keep what you need for long term. Doing what matters most !

[@CoachChadCarson]

Thanks for watching and for your feedback!

[@rrras1s868]

This guy is great. Having said that, I know you are trying to help, but sometimes you make it confusing when you add or try to clarify his comments.

[@angelalove9681]

I happen to like when Chad clarifies the guest statements. Sometimes, just hearing a concept repeated using different words can clarify for me. People respond to different communication styles.

[@chanceenterprises7816]

I have been paying off each house I owned for the last 4 years. I’m 35. Have 3 paid off houses so far. I prefer not to invest in 401k

[@CoachChadCarson]

Congrats on your progress! That's awesome.

[@danielsnook5029]

Well done but I would suggest you participate in your employer's 401k 'if' they offer a Roth 401k and/or a match.

[@chanceenterprises7816]

@@danielsnook5029​​⁠I know I struggle with nthat because I am my own employer and I can contribute as much as Uncle Sam allows but I rather pay off mortgages

[@es892o]

Perfect timing…

[@danielsnook5029]

As my buddy likes to say: "Rich people problems."😂

[@slashdash5279]

Payoff debt. Duh! That is the quickest way to financial freedom. You can’t invest without income. Taking on debt to “ invest” is idiotic

[@zionrose007]

I kid you not... Today l was praying for some kind of guidance concerning leverage, and this... I agree with the others, timing.

[@CoachChadCarson]

So glad to hear it! Thank you for watching and for the feedback.

[@tyjameson7404]

The game has started playing kyosaki now days.,,, he is over leveraged and banks are telling him NO!’ Now days. 😡👎🏾💔kyosaki is a grifter!!

[@CoachChadCarson]

Didn't know that! Have you seen any news on it you can share?

[@keeperzero]

I bought a Burger King

[@dudewhat7738]

I bet it's a Whopper of a deal😮