Because I ommitted some background information last time let me update some background:
- I am a first generation college student, premed, Junior year, perfect grades etc etc.
- Mom works very part time, raising my two young siblings in a house separate to this one at 2k/month rent. I live separate and pay for a room. She cannot afford that rent just by working (she refuses to work full time until they are 12-13)
- We inherited a house from my late uncle. The money is of course primarily supposed to go to the children still being raised, he SPECIFIED that part of the money from the sale or rental should go to my education since I did not have a father or college fund. For those of you who might call me selfish, if you had grown up with as hard a life I had, you would not be saying that; my mom would also not *not* give me a small chunk of the house sale, even if I said not to because I'd still need to ask for money and struggle.
To clarify; the money she gives me is for living expenses NOT tuition. I am taking out the max federal loans and get max financial aid. I cannot take out any more due to our credit. To anybody not familiar with the premed process, it is not worth sacrificing my 4.0 gpa and all the added stress that would come with working even more part time than i already do. I also physically do not have the time for it.
Home equity loans are NOT an option. Her credit is horrible so is mine
The house is in the suburbs of a VHCOL (so HCOL), around 430-440k zillow estimate probably less if it's unrenovated. Renovated it would rent for like 3500, we listed it for 2900+utils since it is not modern whatsoever. So far, nobody worthwhile has rented it in 2-3 weeks (area is ghetto and mostly attracted trashy/sketchy or underqualified tenants). This has demotivated my mother; even if I tell her she should wait she can no longer afford her current rental and does not want to move into the area as it is not the safest and not the greatest schools. Her priority is her children and where they are raised
The initial goal (my proposal)
- Rent out the house
- Put the house under an LLC
- Take out a business HELOC
- Purchase 2-3 more rental properties
- She would live off (mostly) the income and give me a couple hundred bucks a month to help with bills. I still think this is the best option but it's quickly becoming unfeasable.
Her Proposal
- Sell the house
- Put money aside for my college
- Put about half into a HYSA or index funds
- Use the other half to buy a rental property in LCOL state and rent it out
- Live off the interest and a little then some
The problem with this imo is theres a lot of variables. Buying a house takes a while, maintianing a house especially far away is a lot and I have a feeling the money left over would be gone quickly
ADDITIONALLY, say she profits 500$ from the rental after emergency fund etc, and 500$ in interest. Thats half her rent and I don't trust her ability to cover the other 1000-1500$ in her bills, based on past experiences.
My new proposal
- Sell the house
- Put money aside fo rmy college
- Stay at her current place (2k~ a month, extremely good deal for the area)
- Put it into a HYSA
- Withdrawing 1500$ a month with 350k invested at 3.5% would last around 30~ years of her rent being almost entirely paid (for her) She could also put it into index funds.
ADDITIONALLY, with my proposal this is assuming she won't go full time when they are 12-13, so realistically it should drain slower.
Of course, neither of these plans are the smartest super long term, but my proposal atleast she will have a cushion. I know owning is the most optimal. She wants to sell the house bad. She will not be able to afford her 2000$ a month rent next month, so this is basically a decision to be made in the next week or two.