The Real Estate Financial Planner Blueprint™
Ep 23 Norm and Norma - $25K Fix and Flips Every 6 Months - Buy 20% Down Payment Rentals

Summary At The End of Month 25

Let's summarize what your position looks like at the end of Month 25 (our last  Significant Event). We will look at number of Properties owned, net worth, cash flow and several other important, key metrics.

Properties Owned

The chart below shows the total number of Properties that you own up to and including this month, Month 25.

Net Worth

At the end of Month 25, your overall net worth for the entire Scenario up to this point in time can be summarized by the following chart.

As you can see in the net worth summary above, your net worth for Month 25 is $137,387.

Account Balances

If we sum up the Account balances for all the Accounts each month we can see the total balance for each month up through this month, Month 25. Our total Account balance this month is $56,838.33 This is after all the income and expenses for the month.

The following chart shows how the total Account balance of $56,838.33 for all your Accounts is distributed over your 2 Accounts in Month 25.

Total Equity

We can look at equity in one of three ways:

  1. Total Equity
  2. Cash Out Refinance Equity
  3. Sell With Real Estate Agent Equity

With total equity we are just looking at the difference between the Property value and the mortgage balance. In Month 25, we have $80,548.67 in total equity. The following is a chart showing the total equity of Properties in this Scenario.

With cash out refinance equity, we are assuming that your equity is defined as the amount of equity you could access if you did cash out refinances on all your Properties and were limited to being able to cash out refinance up to 75% loan-to-value. In Month 25, we have $0 in accessible total cash out refinance equity. For any Properties where we do not have enough equity to a do a cash out refinance and receive cash from the refi, we just won't refinance.

With sell-with-agent equity, we are assuming that you can access your equity by selling the property with a real estate agent. Furthermore, we assume that there is a cost to accessing this equity since you'll likely need to pay the real estate agent that represents you and the real estate agent that brings the buyer a commission. In addition to commissions, we also assume that you are paying 1% of the sale price in fees to sell with a real estate agent. That means that between the real estate commission (which we have estimated to be 6% between the two real estate agents) and the 1% in closing costs, that you really only net 93% of the sale price minus whatever your loan balance is. In Month 25, we have $52,631.37 in total accessible sell with real estate agent equity. If you owe more than 93% of the sale price on a Property, we are not considering that Property for a sale with a real estate agent.

Learn more about equity and return on equity and return on investment by watching this special class on different ways to calculate returns below.

Return on Investment and Return on Equity Class Recording

Cash Flow

Your total cash flow for all Properties combined (excluding any Properties you are currently living in and not collecting rent on) is $2,208.82 per month in Month 25. This does include an estimate of cash flow from the tax benefit of depreciation. You can see a summary chart of this below.


The following chart shows how much gross you're bringing home from paychecks based on any Rules that are for paychecks in the Scenario.

Your total gross paycheck in Month 25 is $32,887.90.

Once we take into account the taxes you're paying on your gross paychecks, you're left over with your net from paychecks. That is shown in the chart below. For this month, it is $25,988.34.

Not counting the cost of the Property you are living in and not collecting rent on, you have $4,169.34 in personal expenses.

The difference between your net personal income after taxes and your personal expenses not counting the cost of the Property that you're living in is the amount of money that you can save from your paychecks each month. We will show you your true savings when we include the cost of the Property you are occupying in a moment. For now, realize that in Month 25, you are able to save $21,819 from your paychecks after all your personal expenses (not counting the unrented Property you are living in).

Mortgages Are Paid In Arrears

I want to point out something important to you about how mortgage payments work.

When you buy a new Property, you do not have a mortgage payment due the first month that you own the Property. For example, if you bought a Property on January 1st, then your first mortgage payment on that Property would not be due until February 1st. That is because a mortgage is paid in arrears... you need to have the interest on your loan accumulate for a month so that you can make a payment of that interest amount (and any principal).

That means the first month you own a Property, you get a little boost to your savings.

This does mean though that if you decide to sell the Property you will have a mortgage payment for the month you sell it. So, to continue our example from above, if you sold the property on December 1st, you'd still need to make your December 1st payment even though you won't be living in your Property for that month. That's because the December 1st payment is really covering the interest you accrued in November.

Minimum Gross Income Required

The Real Estate Financial Planner™ software does calculations to determine what it believes you would need to be earning in gross income from all sources between you and your spouse (if you're buying together on the loan) to be able to qualify for the loans on Properties.

The software assumes you have no other debt besides your mortgages. If you have car debt, student loan debt, credit card debt or any other debts at all, it will increase this number. While it is not 100% accurate, a rule of thumb to estimate how much more you'll need to earn if you have additional debts is to double the monthly payment. For example, if your car payment is $300 per month, you'd need to add about $600 more per month in income to still be able to qualify carrying that additional debt.

Of course, this calculation is really an estimate and you should discuss the actual requirement with your lender for your specific situation.

The following chart shows you the estimated minimum gross monthly income required to be able to qualify for the current loans you have in the Scenario. For Month 25, you will need to be earning, at a minimum, $780.81 per month gross (before taxes) between you and your spouse.

Your income from your rental Properties can count toward this as well.

Purchased Typical 20% Down-Payment Rental Property 2 Property
Bought in Month 43

We have a Rule that has you buying the Typical 20% Down-Payment Rental Property 2 Property even if your Account balance in the All-In-One Account Account has zero dollars. The following is a chart showing the balance of All-In-One Account Account from the start of the Scenario to Month 43 after we've adjusted for all the income and expenses for the entire month.

To purchase the Typical 20% Down-Payment Rental Property 2 Property, we're assuming you're getting a 20% down payment loan. With a $415,873.79 purchase price that means you need to have $83,174.76 for down payment.

The total cost to close must also include the rent ready costs ($0) and closing costs ($12,476.21) minus any seller concessions ($0).

Description Amount
Down Payment $83,174.76
Rent Ready Costs $0
Closing Costs $12,476.21
Seller Concessions $0
Total Cost To Close: $95,650.97

The monthly rent on this Property is $2,883.39 per month.

Return in Dollars + Reserves

Property Appreciation Cash Flow Debt Paydown Cash Flow from Deprec.™ +12 Mos Reserves @ 8% RID+R12™ Total
Typical 20% Down-Payment Rental Property 1 $12,507 $1,636 $3,815 $2,196 $2,615 $22,768
Typical 20% Down-Payment Rental Property 2 $12,504 $2,178 $3,319 $2,295 $2,701 $22,999
Totals: $25,011 $3,815 $7,134 $4,491 $5,316 $45,767

Asset Allocation

How are assets allocated? Let's first look at this month.

And how have they looked over time up to this month?

Phases of Financial Independence™

With a Minimum Target Monthly Income in Retirement™ of $5,000 and a Ideal Target Monthly Income in Retirement™ of $10,000 at the time of achieving your  Goal of financial independence, let's look at the Phases of Financial Independence™.

Copy Scenario into my Real Estate Financial Planner™ Software Account

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