#but i try to do my due diligence and i dont think ive done that? idk it would be helpful if this message was at least a full sentence

[comradecowplant]

Terf

um what? did you miss the part in my bio where i tell terfs to fuck off? are you misunderstanding my username? your bio says you're a minor so you may not be familiar with the hit 1989 animated film All Dogs Go To Heaven, which the username is a play off of-- I'm not calling non-binary people (of which I am one) dogs, lol. I genuinely have no other idea how someone could make such a misunderstanding about me, because it usually doesn't take much scroll time on my blog to find many posts about my undying support of all trans people.

Look, you're a child so i'm trying to respond more thoroughly & kindly than I normally would to some rando trying to slander me with the incorrect assertion that I'm a transphobe, but also even if I were a terf (which, to repeat plainly, i am not) what do you think this ask would accomplish? like, if i were an actual bigot, how did you anticipate the conversation continuing? you're a kid, you should be enjoying your free time online, not dedicating as much of your blog as you have to arguing with legitimate bigots. don't give them attention, block them and move on, and celebrate the beauty & euphoria that comes with being queer and trans rather than fixating on the worst people to use this website. Transphobes aren't "triggered" by us calling them out, (which is why i don't personally do "call out posts"-- we are giving them a response, we are showing them that they've upset us, which is exactly what they want) they're most offended by us living our lives and finding joy in spite of them. Just some friendly advice from someone who has been queer & online for longer than you've likely been alive, which you can take or leave.

I'm rootin' for ya' kid 👍

[shattersstar]

hate being a writer on here rant undercut bc u guys suck :)

kinda came to the realization that most of yall don’t deserve anything i have ever written or will write. the readership on this site can barely do its due diligence and expects art in return? yeah no thats sad and gross and i could delete this blog on a whim with no attempt to archive anything ive written and i would be in the right because yall have done little to deserve more than that from me

and if this feels personal than thats on u babe maybe reblog a fic of mine and leave a comment to feel better about yourself ?

its just so frustrating being a writer on this site, this blog is almost 5 years old ive been writing on here since i was 14 but that doesnt mean anything when i dont write smut or lean into fanon shit. and idk if i have ever said it on here but when it comes to dc i actively try to go against the grain of fandom takes bc im a petty person and bc they dont make sense especially if u read the comics.

which is huge gripe i have, i get comics suck most of the time but like. are u seriously reading my works without reading dc comics? because ill b real, u definitely don’t deserve to read what i write bc i try sooo hard to take nuances from the comics and put so much effort into understanding these characters as they are and as i think they should be and u cant even read whats not even inspiring me, but the world im literally writing in/about?

like maybe this is rude but i just dont know how yall can actively think u deserve art from creators when u cant even put the minimal amount of effort in and r always coddled in posts supposedly calling out readers for being lame like. im being straight up

u don’t deserve my writing unless u put the effort in to earn it and i can’t change that or who reads my stuff but i hope to god this eats u alive when u read anything of mine and choose not to interact <3

[archived-lehkonen]

this is a lot but 6, 18, 24, 51, 72, 74 <3

6. What’s the last line you wrote?

The most remarkable thing about the fact that Mikko is standing at the door is the fact that he’s standing there at all.

it's from my latest captain/rookie brainrot session LOOOOL

18. Do you enjoy research?  Which fic of yours required the most research?

i do like research! i dont really like getting too deep into it because while its nice to know that ive done my due diligence and done the necessary research for whatever topic i wanna write about, soemtimes it feels like i just wanna get on with it already but i keep going down rabbit holes and then that part gets kind of annoying. i'll just learn things and be like "well this isn't ever going to come up in the fic at all" and then..... i just feel like ive wasted writing/planning time lol. but yeah, as long as it's not tooooooo much research , i really like taht part of fic making :] the childhood friends to lovers one took the most research, but only because i wanted to get the scheduling mostly right lol!

24. How do you choose whose POV to write in?

stupidly enough, it starts with One sentence. i'll write out a banger line and ill be like "oh okay so the rest of the story has to be written in their pov now" LLKFJDSLKAJF . if that doesn't happen, then i usually try to figure out who would have more Reactions to the Big Thing happening in the fic and then go from there. ive been known to switch POVs in the middle of writing and rewrite the previous passages though so i'm very back and forth HAHAHAHA

51. Does what you like to write differ from what you like to read?

absolutely not LMFAO,. i write what i do purely because of what i read HAHAHAHAHA. there are tropes and cliches and whatevers that i literally cannot get enough of, and i'll consume them in any way possible, including making content about it. childhood friends to lovers? cHECK. fluff? YEP. some lighthearted bullshit and shenanigans? YEPPPP GIMME. slow burn with Too Much Yearning? CHECK CHECK CHECK. i write what i like to read.

72. What’s your favorite writing compliment you’ve gotten?

I DO!!!!!!!!!! i wont post them here because they were personal messages to me but scoob, nici, and sleeby have mentioned that they love the way i write because of how well i know the people i write about and i think its really high praise especially considering i havent written hrpf in like 8 years i think?

74. Do you have a fic you wish got a bit more love?

nope! actually every fic ive posted for hrpf have gotten way more love than i expected, espeically considering that im writing.... rarepairs . the reception to my fics have been sooooo incredible.

[whaleofatjme1920]

Hey uh.. Elsie? This is probably a bad timing but I feel really shit this week and for next week.

This is gonna get long so I hope you dont mind? just wanted to talk and possibly vent to you a bit and actually a special request, you can deny it if youd like but its worth a shot!

So Ive been feeling like a saggy piece of shit this week. We have to prepare everything for Christmas. (In my country the hype for christmas technically started on september. We dont celebrate halloween) I have like 40 assessments to do in my school to do. My exams are next week. In this week though I get very busy on traveling with my parents because were so busy. My sister was getting her driver's license (NOW she got it by the way!), my mom and dad bought new furniture and so on.

Long story short.. I have so much to do in these two weeks and my parents still call me lazy. I dont even wanna ask help from them for my assessments cause both make me feel dumb when I ask for help on certain questions.

Then there is my sister, whom I love very much, who acts like a shithead sometimes. Another person who I just want a hug from but would always slap me across the face when I do so, saying im a grown woman and I need to grow up. Funny cause Ive been asking for acceptance since I was like... When I was born. Though in the end I still love her and my parents very much.

I also had other bad shit that happened to me but I think it will make this longer and pretty much useless to this post anyway, thats okay.

So I wanted to request something thats related to this and my past matchup.

Do you mind if you can do a headcannon for TF2 Defense class + Sniper and Medic with an S/O with anger issues and anxiety. Like they just find her in her now messed up room kicking the shit out of a dirty mattress.

Hi love bug, so I read this earlier and also saw the second post. I'll be responding to them both, and then answering your prompt and I'll tag you through that.

It sounds like you have a lot on your plate to handle right now! Sounds really, really stressful and I am so, so sorry you're not feeling as great as you should be. I think your parents are just - they're not giving you credit where credit is due. Sometimes, parents put their children on pedestals without realizing just how hurtful their words are. What you're doing is more than enough. I'm proud of you for working as diligently as you are. If you have any questions with academic work, try to ask your professors themselves! They're there to help you.

When it comes to hugs, and seeking affection, you need to find people who are okay with you doing that. I'm personally not a physically affectionate person, and I have pushed people from me who try to hug or touch me without asking. However, what they said to you was wrong. If they wanted to express their boundaries were being crossed, they could have simply said so. There's no need to actually hit you and then say something as cruel as that to you.

Honestly, just prioritize yourself right now. Take it easy and remember to take breaks while you get your work done. See if there's anyone who can help satiate affection, close friends and other loved ones.

[arthurs-wife]

The Stagecoach Doesn’t Stop Here Anymore

Anonymous said to arthurs-wife: Hello! I’ve just done the mission where Mary asks Arthur to run away with her and I was going to ask if you could write a story where Arthur goes behind the readers back to run away with Mary and leaves the reader worried about him for weeks aswell as the gang so she’s rides out to look for him and finds him and Mary kissing leaving her heartbroken as well as Arthur as he begins crying/ pleading for her to come back. Could you make it a happy/ fluffy ending? Thank you ✨💕

A/N: this got lonk. i hope it makes some sense, thank you so much for the prompt and your patience!

You stood to the side of Arthur’s tent, around the wagon, and tapped your foot nervously. If you went in there were you too needy? Did you maybe give him some time? It had only been one kiss, maybe just play it off, act natural.

You took a deep breath and swung yourself around the wagon and opened your mouth to… an empty bed. Deflated, you dropped your arms to your side and looked around. Strange, his bed looked neater and the pictures were gone from his bedside table and wagon. Your head whipped around to see if his horse was still hitched, she wasn’t.

“Charles!”

Within seconds he was at your side, strapped in and ready to go.

“What’s going on?”

“It’s Arthur,” you gestured to his empty cabin, “I think he’s gone.”

Charles surveyed the scene and motioned for you to follow him. You mounted your horses and rode off towards Valentine.

A train blundered past you both, blowing its horn and clacking away as you struggled to keep up with Charles. You both skidded into the train station and hitched your horses and barrelled inside.

“When did the last train leave?” you demanded of the ticket man and Charles put his hand on your shoulder.

“Why just a few minutes ago,” the ticket man said, holding his hands up a little at your tone.

“Did you see a man get on,” you asked, “tall-ish, long brown hair and a hat with a rope around it? Would have been wearing a blue shirt probably.”

“Oh! Oh yes,” the man said excitedly, happy he could provide you with at least a little information, “yes he came through with a woman early this morning.”

“What did she look like?” Charles asked because your throat had suddenly become so tight you couldn’t breathe.

“Brown hair, freckle on her right cheek,” he said.

“Where did they go?” you managed to ask.

“I’m sorry miss,” he said, “I didn’t sell them the tickets, just happened to see them get on board.”

There was nothing more to do, so you walked out of the station, barely registering your surroundings. The sun was up proper now and people in Valentine were starting to stir.

“Who is she?” you asked when Charles had appeared beside you.

“That’d be Mary,” he said, taking your hand and walking to your horses, “I’m surprised he actually did it this time.”

“Did what?”

“Start a new life with her.”

The sun was cold.

*** You spent most of your time in the wilderness, scouting out towns and huddled around your campfire, looking for Arthur. Sometimes Charles stayed with you to help look, but you felt more alone when he was there.

Dutch had been enraged when Charles informed him what Arthur had done and locked himself away in his tent. Hosea tried to talk to him but found more yield talking to a wall. The only person who didn’t seem to be affected was Micah, who strode around the camp, thumbs in his suspenders.

“Looks like pretty boy got himself a train out of here as quick as he could, huh?”

Only Charles and Jack had offered to help you look for him, as fruitless an effort it may be.

You all rode from the Mountains of West Elizabeth to Annesburg and there was no trace of the man. One night you and Charles and John sat around a campfire on an unseasonably cold night and drank from your respective flasks. John offered you a cigarette and you took one.

“I don’t know what Dutch is gonna do if we can’t find him,” he said, mumbling as he lit his cigarette, “might just implode. Been going that way for a while.”

“Dutch’ll keep on going,” Charles shook his head, “he’s dealt with this before.”

“Doesn’t mean he was the better for it,” John said.

You laid there listening to them talk and looked up at the stars and wondered why you were even looking for Arthur. You all were going through the motions now, doing your due diligence to make sure that if you did find Arthur, he’d know you all really did care about him.

Not that he cared for you.

*** “Get behind here.”

Charles grabbed your sleeve and pulled you behind a pillar. You had finally made it to Saint Denis, three full weeks after Arthur had left you. It was the industrial side of town and the buildings were crammed together like sardines, you hated it here and could tell Charles did too.

“What is it?” you whispered and Charles nodded to a stagecoach.

You turned to look and it stopped in front of a house. The driver stepped off and opened the door, holding his hand out for-

“That’s her, Mary,” Charles hissed and you felt him restless beside you.

When she was down another man stepped out and if it weren’t for that stupid smile you wouldn’t have recognized him.

Hair trimmed short and faded on one side, his beard almost non-existent, clean suit and not a speck of dirt on his shoes. Arthur stepped out of the carriage and Mary grabbed his hand, pulling him down and kissing him.

And that just made you so god damn mad.

“Arthur you son of a bitch!”

You stomped out of your precarious hiding space and barely heard Charles trying to drag you back. The breath had left your lungs to be replaced with cold fire and brimstone and you pulled back your fist and punched him dead in the jaw.

Like it mattered, your fists were fleas compared to his face but you think you got the point across. Tears filled your eyes and you didn’t even care about Mary at this point, all your rage was focused on this man who was doing just fine without the rest of you.

“Y/n, wait, I-”

“I’m done waiting!” you cried, “I waited three weeks for you to show your face, you coward! We all waited! Do you know what you did to us?”

“I know and I’m sorry-”

“I don’t care how sorry you are!”

Charles had come up behind you quietly and taken your hand and it calmed you down a little. Always a light in such trying times. Arthur turned his gaze to Charles and pleaded with him silently.

“At least we know you’re okay, Arthur,” Charles said and you could hear the venom in his voice, see the way Arthur recoiled from it. Mary walked up to Arthur and looked between the three of you.

“Arthur, who is this?” she asked, looking at you. Somehow you couldn’t be mad at her. She was beautiful and strong enough to tear Arthur away from a life that would kill him. “Mary this is y/n,” he sighed, “and Charles.”

“You two seem to have some kind of relationship,” she said, drawing herself up.

“We don’t,” you spat, “enjoy civilization.”

You turned on your heel and left, despite the fact that both of your horses were in the opposite direction. Anything to get away from them, from the stink of this city.

You felt a hand grab yours and you thought it was Charles but you turned.

“I ain’t got nothin’ to say to you,” you said, ripping your hand out of Arthur’s.

“I made a mistake,” he said.

“You sure seemed to be enjoying that mistake by kissin’ on it.”

“Now it ain’t like that-”

“Then tell me what it’s like!” you cried. You felt so small in front of this man.

“I got scared,” he said finally, “that night with you, made me feel things I hadn’t felt in years. I went to town to clear my head and Mary got to me first, made her case and here I am. Not my proudest moment.”

“Dutch is furious,” you said.

“As he should be.”

“I’m furious.”

“I did you wrong,” he said, taking a step closer to you, “and I’m glad y’all found me.”

“You better,” you said through your gritted teeth, “get your ass back to Valentine before I kick it back there for you.”

In spite of the sour situation he grinned at you. And in even more spite, because that’s what you were made of, you stood on your toes and kissed him, taking his face in your hands and pressing as hard as you could, feeling him wrap his arms around you.

“And grow out your beard for Christ’s sake.”

[pinesconessecrets]

Ice to Meet You

Merry Christmas @ladynightmare12 ! I hope you enjoy the fic!! <: I had a lot of fun with the soulmate AU, since it’s something I’ve always enjoyed. I combined it with the first meetings AU too. Have a great Christmas! <3

****

Wirt had given up on trying to find his soulmate when he was thirteen. He still remembered the conversation that came after he mentioned it to his mom. She had choked on her tea, wheezing until she’d managed to regain control of herself again. Then began the spiel about, “Oh, sweetie. You’ll meet her at some point in your life, don’t give up now!” and Wirt just sighed. Internally, of course. He didn’t want to upset his mom any further. A good bit of everyone in his grade had found their soulmate, leaving Wirt feeling terribly alone. Sara tried to comfort him, except she ran into her soulmate a few months later; it was some guy named Brian. That was a fun day.

He was a little more than relieved to graduate high school, which meant moving away to a college in a different state. A college in Oregon had caught his eye and he applied, half expecting to get denied. But lo and behold, the college actually accepted him and even had a full ride scholarship too.

Greg was against Wirt moving across the country when he broke the news. Wirt reassured him that he would call every day and keep in touch. He wouldn’t be left out just because Wirt didn’t live in the same house anymore.

Wirt enjoyed the trip to Oregon. His parents rented a small u-Haul for the stuff Wirt could take to put in his dorm. He was lucky enough to score a single person room, complete with his own bathroom. He didn’t think he could have managed if he had to share a dorm and a bathroom, much less having to suffer from public bathrooms.

They made the drive out to be like a mini vacation, taking their time since they left a few days early. Wirt’s nerves almost got the best of him a few times, the realization of him living somewhere that wasn’t with his mom and stepdad. Thankfully Greg managed to quickly distract him before he grew too anxious, eerily able to quickly figure out when his nerves were beginning to act up.

With the help of everyone, it didn’t take long before Wirt’s room was set up. He still had a few things to tweak here and there, like moving his desk closer to the window and hanging up his poems on the walls. He didn’t have much time to be particularly picky about how his room was set up with his parents and brother around.

They stayed in town for a few days, exploring the place with Wirt in tow. It definitely was a college town considering the absurd amount of fast food restaurants around. Like seriously, who needed this many fast food places? At least there were a few cafes for Wirt to hang out in. Cafes were pretty sweet places to chill at and they had a great effect on Wirt when it came to writing poetry. He was excited about that.

Tears were shed by his mom and Greg on the day they had to leave. Greg made Wirt promise to call him every day, and that was a rock fact. Wirt lingered in the parking lot for a bit longer than he intended, staring off into space before letting out a long sigh. He hoped he would be able to survive the semester before Christmas break. His next adventure in life had begun, only to bring challenges he had no way to prepare for.

Wirt got to studying diligently when the semester began. The majority of his classes were the core classes every freshman were required to take, including math. Thank god that he only needed to take two semesters of it due to his major in English. Math was one of his most detested classes; it was the worst. Maybe he was being overly dramatic, but Wirt would rather prefer to listen to someone scrape their nails on a chalkboard repeatedly for hours than be stuck in math class for even an hour. The entire point was above him, and the fact that other kids were majoring in math just blew his mind. They were to be feared.

The semester started out slow but picked up steam as the weeks went on. Midterms came and went, letting Wirt breathe a sigh of relief when his passing grades were posted.

He video called Greg before he went out trick or treating on Halloween, both happy and mortified that Greg decided to go as a garden gnome. Their trip to the Unknown was still very present in their minds years after it happened. At least now it was easier to deal with, and they didn’t have to worry about being sent into a fit of panic when winter rolled around anymore. Wirt admitted that Greg wore the outfit far better than he did, earning a protest of “No, you wore it better!” from Greg. They bickered back and forth until their mom told them to knock it out or else Greg wouldn’t be getting any candy that year. That shut Greg up and he hastily told Wirt goodbye and that he’d show him how much candy he got before going to bed.

Wirt found himself growing progressively more stressed as the end of the semester rolled around. His professors shoved study guides down their student’s throats and made it very clear that passing their finals would make or break their grades. Wirt found himself spending more and more time at his favorite cafe. He would have been surprised that he hadn’t drunk all of their tea if he wasn’t so stressed about passing his finals.

A week before finals, the unthinkable happened.

Wirt was on his way to the Jasmine Brew Cafe, lost in thought about his upcoming math final. It was the one he dreaded the most, and rightfully so. Other students in his class struggled as much as he did. The professor didn’t know how to break down the lesson so other kids could understand what he was trying to teach. Wirt barely managed to understand what the heck he was talking about most the time, and he hoped it would be enough.

Of course, the dork was so lost in thought that he wasn’t watching where he was walking. His foot made contact with frozen ice on the sidewalk, causing him to slip and fall down to the pavement. Wirt miraculously held onto his notebooks, laying on his back, winded from his fall.

Someone with unruly brown hair peered down at him with a look of mild concern. Wirt wished he could turn invisible because he knew that everyone around him saw what just happened.

“Hi there. It’s ice to meet you finally.” The other boy paused, before continuing. “I hope that’s not weird? I’ve seen you around campus before and I noticed you were always alone and I was going to say hi but I always got distracted and oh my god I’m sorry I’m kinda rambling. I tend to do that a lot and my sister always punches me and yep I’m gonna shut up now.”

Wirt’s wrist burned. That was what his stupid soulmate mark said. ‘Hi there, it’s ice to meet you finally.’

He wanted to say something witty back, but all that could come out of his mouth was, “Was that a motherfucking pun?” He rarely cussed, but dangit he was sleep deprived and angry that he was stupid enough to fall and slip on ice.

The other boy blanched, his extended hand frozen in shock. Wirt shuffled to his feet, clutching his notebooks to his chest. An awkward silence enveloped the two, only to be broken by the other boy.

“Do you want to go somewhere warm? Get some coffee or something?”

Wirt broke free of his surprise. “Uh, um, sure. I was heading to the Jasmine Brew Cafe to get some studying done. It’s right up the street here.”

“Cool. I’ve only been there once or twice, so lead the way.” He stuck his hands in his pockets, looking at Wirt expectantly.

“Right.” Wirt turned on his heels and began walking to the cafe, fidgeting with the spiral of a notebook. He knew that he was probably acting slightly like a jerk. Okay, a lot like a jerk. He had spent the majority of his teenage years resenting the idea of soulmates, knowing he’d never find his and that he’d live the rest of his life alone. But look what happened. He ran into his soulmate.

The rush of warm air made Wirt feel grateful for heating, heading to his usual spot by the wall. He sat with his back to the wall, and a large window to his left. Being able to look out into the street helped declutter his mind.

He almost relaxed, until the other boy - his soulmate - slid into the chair across from him. He looked as nervous as Wirt was.

“I’m Dipper, by the way. I don’t think I introduced myself yet.”

“Wirt. It’s um, nice to meet you, I guess,” he mumbled, his awkwardness hitting him like a fricking train. Now that the fact that yep, him finding his soulmate was a thing, was starting to sink in, a feeling of panic also begun to set in too.

“Hey, are you okay? You look like you’re freaking out there a little. I mean, I’m kinda freaking out too, but that’s because I’m super pumped to have finally run into my soulmate.” Dipper looked giddy almost.

Wirt chewed on a nail. “Y-yeah, I’m okay. It’s just… I gave up on finding my soulmate years ago, so I never thought I would actually run into them. I hope you don’t think I’m a jerk or anything because oh my god I feel so bad for being cold to you.”

When Dipper was silent, Wirt looked up to find him holding back a snicker. With the biggest shit eating grin, Dipper replied, “Was that a motherfucking pun?”

“Oh my god.” Wirt groaned, dropping his face into his hands. “Do not use my own words against me.”

“Kinda hard to considering they’re right here.” Dipper rolled his sleeve back, revealing the words scrawled across his arm. God, they were even in Wirt’s own handwriting. How crazy was that?

Wirt reached out to touch the words on Dipper’s arm, stopping short once he realized what he was about to do. “Sorry.”

“It’s okay. I know it’s a lot to take in. But I don’t mind if you wanna take a closer look at them.” His voice was quiet.

Figuring that he may as well roll with the punches, Wirt pulled his own sleeve back, exposing Dipper’s godawful pun written on the inside of his forearm. Dipper didn’t hesitate before running his fingers over Wirt’s pale skin, tracing the scratchy letters of his own handwriting. It looked different from his own, his letters rushed and hurried versus the flowing loops of Wirt’s.

Wirt finally caved and traced the words on Dipper’s arm. The two dorks sat in silence, no words needing to be exchanged as they let the importance of the day truly sink in.

The corners of Dipper’s mouth quirked up in a grin after a while. “So, did you wanna get a coffee and chat? And maybe tell me how you’ve bean all these years.”

Wirt had a feeling the puns weren’t ever going to stop.

[therealestatesparkblog]

How I'm Living Rent-Free in the Most Expensive City in America (Using House Hacking!)

As co-host of the BiggerPockets podcast, I have the privilege of speaking with successful investors on a weekly basis. Brandon Turner and I dive deep into their stories and noticeable patterns tend to emerge. Among many of those who have seen success, theres a common denominator: they got their start house hacking. What is House Hacking? House hacking can be done in many ways, but at its core, its the concept of buying a property to live in while using part of it to generate income. Depending on where you live, there are different opportunities, strategies, or techniques to execute this concept. What wont change, however, is the impact it can have on your financial life and the doors it can open. Namely, its a way to ease yourself into the world of real estate investing. A House Hacking Success Story In addition to hosting the podcast and investing, Im a real estate agent. Id like to share one of my clients success stories. One day Ryan Meinzer heard Brandon and me talking about house hacking on the podcast. He decided to do what many others do not: take action. After calling to let me know about his plan, Ryan and I went to dinner. We broke down his goals, his strategy, and his understanding of what he was trying to accomplish, which was to buy a property in uber expensive San Francisco without having to pay through the teeth for it. That conversation became the first step on a journey that would ultimately lead to Ryan finding a massive deal, adding big value to it, and living for somewhere between cheap to free in the most expensive city in the country. Think this is all hype? Not for Ryan, it wasnt! His determination, intelligence, and can-do attitude led to him hitting a home run on his first try. To make it even better, Ryan has agreed to open up his playbook and share a lot of what he did to make this possible. The following is Ryans account of his story, his thought process, and his ultimate success finding a property that paid for him to live in the city he loves. It was a move that simultaneously opened the door for more deals, more wealth, and more real estate! So, if youve ever been thinking about house hacking yourself, learn from and be encouraged by Ryans journey!

Living Rent-Free in the Most Expensive City in AmericaAn Investor Tell-All by Ryan Meinzer My story isnt unique. All thats unique is that I finally put my mind and money where my mouth was. Its what enabled me to live rent-free where I left my heart: San Francisco. Ill first share the house hacking process by which I accomplished financial freedom through real estate. Then, Ill provide an overview of how I found the rare deal I knew my agent David Greene and I could win in one of the most competitive real estate markets in the world. After dumping money into thin air (rent) for 15 years, I decided that enough was enough.I set the goal of living rent-free through real estate. How? By house hacking, which to me meant making the sacrifice to live with others at age 35, in order to have them pay my mortgage. I had heardDavid on theBiggerPocketspodcast talk about this concept time after time. Theres no complicated financial algorithms involved in the process. The idea is to find a place you can afford to buy where the rent you can charge your roommate(s) will exceed your mortgage. In San Francisco, this is not too difficult. Rents are the highest in the nation, and demand is through the roof. House hacking inherently requires sacrifice. It could be sharing a bathroom, wall, and/or kitchen with a roommate. In my case, it was all three. I began by utilizing some of the principles of BRRRR, retrofitting an open living room into a private bedroom. These are definitely first world problems, but sacrificing a bit of privacy required a big mind shift for me, as I had been so used to living in studios (and living with OCD) for the past 10 years. I got over it within a few months by letting go of full control, which turned out to be quite liberating. Who would have thought sharing a toilet with someone would be a blessing in disguise? Many investors have rigid perspectives about real estate. They believe a property is either an investment property (rental) or a luxury expense (primary residence). House hacking allowed me to take a luxury and make it a sound investment, combining both worlds and growing my net worth considerably in the process. If you look at the return on investment (ROI) on my down payment and consider how much money Im saving a month on my previous living expensesnot to mention factor in principle reduction and tax savingsit becomes crystal clear this move not only allowed me to live where I want, it was also an amazing investment of capital. Time was my most valuable asset in finding the deal. I gave myself a full year to research the market and prepare my finances accordingly.From living in the city for five yearsand renting out five apartments on Airbnb, I knew every pocket of San Francisco fairly well, along with its respective rent yields. What I didnt know was how competitive the market to buy was and how exactly to win deals. Unsurprisingly, I vastly overestimated the number of house-hackable properties there were available. I also quickly realized that only millionaires orDINKs (double income, no kids) were winning deals on such properties. They did so by offering upward of 20 percent higher than the propertys asking price. As a single guy who wasnt a millionaire, how could I be competitive in that market? I needed more than money. Finding a deal for me meant finding a very rare type of property in San Francisco, one categorized as tenancy in common (TIC). In short, a TIC property is owned through a legal partnership by individuals. Those individuals then have a separate agreement to designate which areas/units of an entire building are owned and occupied by whom. As TICs are unconventional, they require non-conventional financing (as opposed to conventional mortgage loans)offered by merely a few banks with extremely strict underwriting requirements, including exceptionally high down payments and credit scores. This makes TICs drastically harder to finance/buy and thus reduces the sellers price by as much as 20 percent below the market compared to a standard condominium. Voil! If I could finance a TIC at asking price, I could afford it. Plus, the majority of the competition would be weeded out, unable to bid.

Now all I had to do was save, build my credit, and find a TIC. So, over the course of a year, I saved by reducing my spending as much as possible andbuilt my credit by all the standard means. Although it took David and I nearly six months to find my TIC, it proved to be the easiest part. We were laser-focused on finding a niche property with non-conventional financing that was outside of nearly everyones scope. Its easy to question this complex process and worry about what could go wrong. Its no coincidence that I waited a year and did a ton of research before feeling comfortable. As he mentioned previously, prior to moving forward, I met withDavid to go over my strategy, look at potential hiccups, iron out some smaller details, and make sure I understood the contracts and due diligence involved in the sale. I think this is an important step in covering all your bases. But now that Ive done it, I encourage everyone to house hack if they can. I also recommend they find someone familiar with the process who can look over their plan and address any issues they might have missed. In real estate, its what you dont know that can hurt you. So, having a professional set of eyes look over your deal is a great way to reduce your risk. Its also free if youre the buyer! Currently, I live happily ever after in my favorite city in the world by having roommates pay my mortgage. I won the rare property deal I found through research, time, and fiscal responsibility. Im currently in the process ofconverting my TIC into a condo, a move that will cause it to appreciate by up to 20 percent overnight. Its a value add that will take this deal from great to super greatbut thats a blog post for another day. What I Love About Ryans Journey Its me again, David, with my final thoughts on Ryans journey. Ryan didnt just hear about a cool strategy and sit on it. He immediately reached out and started taking steps to act on it. When problems came up during escrow (which they always will), Ryan didnt let it deter him or make excuses to quit. Instead he systematically broke down each hurdle into smaller obstacles, and we put our heads together to determine the best way to overcome them. Ryan looked forways to make the deal he found happen, as opposed to looking elsewhere for one so easy he wouldnt have to think. If youve ever wanted to own a home but didnt want to acquire the mortgage that comes along with it, I encourage you to consider this strategy! Real estate investing is all about building wealth through investment properties, and there are many creative ways to do just that. Thirty years from now, Ryan will own a multi-million dollar asset that has been paid off by his tenants and generates strong, healthy cash flow every month. By taking advantage of his resources today, hes securing himself a better tomorrow.

Could you be doing the same? If you dont think a house hack is for you, which other method of investing would you be willing to try? Let me know in a comment below. https://www.biggerpockets.com/blog/house-hacking-case-study

[celestialallstars]

Episode #6: “Can i PLEASE get a blindside.” - Jared

ok so basically the game has been sooo quiet and ive like.  felt dead. idk. i had a breakdown last night bc of it and i cried on my couch (KNOW THERE WAS A LOT MORE THAN THIS LKSDJGKLDSGLS I WOULDNT CRY PURELY BC OF THAT) but yaaa and now im better but like the entire day i was throwing up in class (or like feeling anxious im exaggerating sorry) about going home.

i didnt want mo out but with that being said i didnt want anyone out?? after i mentioned to him that stephen/mo were targeting each other, rhys came to me with the idea that like him jared chloe and i should make a chat, and i was down for that bc it would secure my positioning and like ALSGKSDG who'd flip on an alliance THIS early.. right?? right..

chloe was really not talkative with me. stephen/jared were active so i appreciate that immensely. im just thrown off. i dont really know who i can or cant trust.

OK ALSO SIDE NOTE CHRIS SENT ME [IM NOT EXAGGERATING] 55+ MSGS SPILLING TEA ABOUT HOW THE TUATHA HAD AN OG ALLIANCE WITH EVERYONE BUT MITCH + MAYNOR - which i knew about but LASKGLDKS AHHHH. and he leaked that stephen wanted kori/bryce targeted and i leaked that to bryce to further stephens target. IM JUST SO MESSY LOL

also i kind of predicted a swap likeee omfg. and i dont know how i feel. i kind of felt safe on my tribe??? but like.. oh no. anyway, my tribe isnt super dominant in challenges or anything (compared 2 the other tribe who has bryce/stephen/drew), but i think we can win a lipsync since we have a woman, gay men, and a metrosexual male who has an outgoing personality (and i mean that in the nicest way obviously). IDK I HOPE WE WIN BC THAT TRIBAL WAS HORRIFIC AND I LOVE MO SO MUCH AND AHH.

ill probs give a video soon in more depth with what chris said. yalls deserve it.. oops period.

I HOPE YALL CAN FORGIVE ME. im eating hotdog. bye bye love u all.

Wow I like the whole tribe! Alyssa is probably my front runner of talking and honestly she's great! I am in her spell ahhhh but hey JARED is here too woo! I think at least with Mitch and Zach too I'll be safe but I'll see! This challenge could either go really well or really badly for us but I'm excited to do anything creativity!!

I absolutly love my tribe at the moment, i'm getting along well with alot of them except Kori who i haven't spoken to much at all but im confident in our abilities to win! Jared is talking a little bit about wanting the game to pick up a little bit and i agree to some extent however blindsiding someone just for the sake of a blindside isn't smart gameplay so im just gonna lay low nd continue making those strong bonds here there and everywhere to hopfully come out on top should we end up at tribal

Can i PLEASE get a blindside

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hi it's 6 am but rhys fucking filmed vertically so if we lose he automatically has my vote

I feel good but also scared. I dont think I'll do as good of a job as I hope, but it also is turning out decently so far. My biggest concern is time. With having work tomorrow, I can only do the editing on my lunch break of 90 minutes, then whenever i get home which probably wont be until 6, given the upload time that leaves me with about 3 hours in total. Hopefully I'll be able to work with Rhys and Jack's stuff, as i think it'll be easier for me to do it then. Regardless, I'm gonna be a zombie but LOL this is the second Wednesday in a row I stayed up late except this is not for school and instead of 3 hours, ima get 2 hours of sleep haha that is so sad and funny and heebee jeebee zoinks, alright goodnight

Two things: 1) there's really nothing quite like making a fool of yourself multiple times in a single org, just to be immune for one round. 2) i am horrible at looking for idols

So Matt just told me he thinks we’re gonna have a double tribal right before merge which is like ew I hate that throw it out please, speaking of throwing out uh Kori can go because he’s wearing on my nerves like yes we’re gonna get things done on time calm down please and thanks.

these people are actually delulu if they think that video is winning. no fucking way we are winning. time to go to tribal!

So the swap has happened, and I get what is almost probably my worst case scenario player-wise. All of my close allies, with the exception of Kori, are currently on Cyrena. Meaning that winning immunity isn't even really good, since it puts them in danger.

I think there's a way to make this bad situation good though. Getting to finally work with Michael, Matt, Loris, and Drew can actually be a blessing in disguise. If I get on their good sides now, they might clue me into their plans once merge rolls around. That's the hope, anyway. For now my goal is just to survive being swapped with a bunch of people I've barely spoke to!

The past 24 hours have been major toughie for me. Staying up late and then trying to manage editing a video, work, and time constraints, and I won't lie, its been exhausting, but I didn't want to let my tribe down, or anyone down I guess. A little ways through, I kinda felt pretty defeated and then learning at last minute it was due an hour before I predicted made me panic A LOT internally, but it does seem like the tribe likes it so if we do lose and if they do vote me out, I can look back at this and feel like I did something right.

Well a lots happened and to be honest at times life and this game move too quick for me to even remember if I've mentioned it. We swapped, and I'm trying to just keep myself afloat however I can.

The challenge was overly stressful and I have no idea if we'll pull it out. Editing has been so stressful and I've found new appreciation for the people that do it. I just hope whatever I whip together will just be enough so that I can breathe and really take stalk of my new situation.

So, I haven't been around a whole bunch recently. However I'm glad we didn't go to tribal, that could've been  a reason if my name came up. So I'm glad I have time to more cement my bonds on this tribe and keep my name out of peoples mouths.

We JUST WON IMMUNITY WOOHOO. I was kind of nervous with a music challenge considering the only other one I did previously I did not do the greatest in :P. Both videos were amazing and im so glad Eve and Jones's mom liked ours significantly greater than the other one! As far as my position is concerned, I am reunited with Jared and our relationship is still strong I think so that's good. Stephen I am HOPING will be ok by just latching on to Kori at least for premerge. Those two are still the ones I trust the most, but I also like Alyssa Chris and Zach. I WISH i could connect more with jack, but i feel like every time we play together it gets more difficult to hold a conversation, so that's a yikes. Jared myself and stephen are diligently working on the idol search, but it's likely already found. I'm pretty sure there are too many components for someone to just find it by themselves

WELL. Im a target tonight! God we really do love that for me. We really do. Kori, eat my fucking ass. You leave me on read all the time. And then you have the NERVE. THE ACTUAL NERVE. to be like "omg stop slipping in my dm's!" Boo if you didn't leave me on read constantly then maybe i would actually want to speak to you! an actual moron. And then STEPHEN HAS THE FUCKING AUDACITY to me like "ya lol i'll be at tribal i'll make the decision between you and Kori at tribal!". BOI. THAT IS NOT HOW YOU GET TRUST IN SOMEONE. Its fucking ridiculous. Thank god Michael is in my corner, hopefully drew and bryce too. I am NOT getting 15th right now, no way. I am BETTER than this. i am going to make it work, tim gunn style. maybe its time to break the fajitas and channel their energy once again

Why do I go on the initiative literally ever? I'm clearly bad at it, I wasn't even remotely thinking things through and I SHOULD have let Stephen or someone else suggest someone but no I had to be mildly greedy and wanna send home Matt whom I barely DM.

I already flopped editing the video, and now here I am flopping the social/stategy game that I love playing supposedly.

Of course I tried reaching out to Michael and Drew FOOLISHLY because I wanted to build trust and maybe work with them. So naturally Michael tells Matt because ofc they'd be close as would Drew probably since he and Michael have been together since Day 1. As it stands I'm stuck praying Loris is gonna vote with me and it just sucks because I'm so bad at this game.

I'm trying to keep a cool head right now because there's still time. Stephen and I are trying to work logistics, see if we need to switch the vote to say Michael in case of an idol, but I'm not sure Loris/Bryce would be on board for that.

There's a pretty good chance that I'm definitely dead. But I'ma fight to the bitter end!

Today I learned from Stephen that Kori is in some dangerous water. He I guess said Matt's name to Michael who told Matt and now them and Drew are voting Kori. However Bryce and Stephen and perhaps Loris are all voting Matt. Now this is good if it works because honestly that group having to endure their numbers dwindling is good for my game. It only leaves Jack and Alyssa but I think we better be careful because I can see both of them slipping through the inevitable war zone that is gonna be happening.

Today's been a pretty informative day for me. After losing the immunity challenge by a hair, I was worried because I didn't think I had bonded very well with my current tribe through One World, luckily for me, that doesn't seem to be their biggest concern at the moment.

During the initial stages of the vote, I talked to Kori and the two of us decided Matt would be the easiest target to take out. I was leaning towards voting Matt because we hadn't talked very much, so hearing Kori was on board right away simplified things for sure. Bryce and Loris both seem to be on board with it too so I shouldn't have anything to worry about at this point.

In the morning, things got a whole lot more complicated. Matt found out he was the target through Michael, and began his campaign to get Kori out instead of himself. I'm not entirely sure why Michael decided to do this, but it doesn't make much of a difference at this point. Matt campaigned to me, and I sorta pretended to be on the fence. I was listening to what he said, but Kori is realistically one of my closest allies, there's no way I'm voting him out to side with people I had just met.

Once campaign season got under way, I had a conversation with Chris. Chris tells me that on original Orfeo, him, Loris, and Zach believed there was an alliance of Chloe/Sharky/Drew/Michael formed. This explains not only why Sharky was seen as an easy boot on swap-Tuatha, but also why Michael wants to keep Matt instead of Kori. With Chloe re-joining after tribal, him/Drew/Chloe/Matt would form a tight majority. Without Matt, they're a minority.

I proposed an idea to switch the vote from Matt to Michael or Drew. I said it was because I was worried about an idol, but this alliance is the real reason I wanted to do it. However, Kori, Loris, and Bryce are comfortable with the status quo and since it's not my neck on the line I didn't feel the need to push too hard.

Me, Kori, and Bryce now also have an alliance with Loris, which is cool? I haven't gotten very close with Loris yet but he seems like a smart player tied to Chris and Zach which spells good things for us working together in the future. Assuming I survive this vote and have a future, of course.

hi I think I might make it past final 15 that’s nice umm... I suggested an alliance of me Bryce Stephen Kori to counter the potential power of chloe Matt Michael and drew once chloe joins our tribe because my brain is massive. but now we’re like scared for idols . scary shih anyways like how r u I’m good.

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oh huh tribes r gonna be even again next round... so I have to make this conf by default just in case of a you know what wait no anna u said no more 24 hour challenges QUEEN ... thank god I can’t be bothered to delete this so she’s being SENT

Right now there's so many things running through my head with the introduction of Matts vote steal, because realistically i could convince him to give to me or i could keep him around as a potential shield. I don't want to do it to the guy but also a vote steal could shift the tides of the game in my favour later down the line. so it's a difficult decision and one id rather have more time to contemplate.

Wooo ok operation vote steal is a go and next round we’ll be swimming in green hopefully but with one world sis og tribe lines just ain’t it!

God im over this tribal. Like ugh these people really are under Kori's mist so like im probably going home. Do I think i might be able to survive? a small glimmer of hope says yes, but i'm not confident. God im just... so annoyed at this. Im clearly on the outs here and I just HOPE i can pull through i just am so scared. I know if i do leave though that I have fought my damn hardest to stay tonight. Im trying to think of the positives because its hard to do so because im being sad atm.. UGH. the fajitas really have failed me tonight, their light has dimmed and their guidance is no more. i am now with the darkness. we r one.

Oh my fucking god my heart is breaking. Matt is basically in such a deep hole he's going to go home, unless he plays an idol. And Alyssa has an idol. And she doesn't think it's smart to use it on him because Michael says he's just gonna go home next round. His social game hasn't been up to snuff and they're gonna boot him regardless, so she wants to keep us with power and let him go. And I agree with her. Which kills me. I'm usually able to just be a robot when it comes to this like yes I will make the smarter decision if it means I'll be emotionally torn, and this is such an instance. Luckily, it's not my idol to give up. Yes Alyssa says it's "our" idol but it's her call end of the day. I just... fuck. This is all stars man. And I'm actually starting to feel, for once.

Well it's about an hour before tribal and at least on it's surface it would seem Matt is going. I'm not confident though because any number of things COULD happen. I'm hoping there's no idol play, just because I feel like pre-merge just isn't a good look for me.

If Matt does pull something off, then kudos to him, and if it's me that'd make this my final confessional for the season. I've had such an amazing time playing and while I feel like I've been playing a lower key game on purpose I feel like I'm doing what I can to really come into my own. I hope the bonds I've made are gonna stick and that everything works out for us.

But if it doesn't I guess I'll have to find a way to be ok with that. This has been such a unique All-Stars experience so far, and I hope I can take what I've gotten from it and make myself better for it. (Also highkey hopefully this isn't my last confessional and I'm getting sentimental for no reason.)

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Kori is voted out 4-3.

[wxkryarb-blog]

What is the safest cheapest car to buy and also for cheapest insurance as a first car?

What is the safest cheapest car to buy and also for cheapest insurance as a first car?

What is the safest cheapest car to buy and also for cheapest insurance as a first car?

BEST ANSWER: Try this site where you can compare free quotes :insuretips.xyz

SOURCES:

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[myinnerletters]

Dear Tal,

Tomorrows the last day of your internship. I thought i may have wanted to try think about getting back with you when you returned but i dont think so anymore. So much of your “Humour” seems more like ways to put me down. You said i didnt know when you were joking - perhaps you just straight up weren’t funny? Or what i think now is that you just slapped a big ol I WAS JOKIN YA DUMB DUMB when you said something that may have gotten you in trouble. Cause i was the one that “shot from the hip”, after one incident. In which i profusely apologised. Get over yourself, seriously. 

I feel like i wasted time. I feel like you’re good with words. To convince people to bend at your will to what you want. You sugar coat, and you say just the right thing. You come on strong and you treated me from the beginning like we were building a relationship. DIdn’t want to sleep wtih me early on because “you respected me too much” but then a week later you had done your due diligence. Calm down. Just fuck me and get on with it and stop pretending like you respect me or care.

Cause you dont. You stopped trying. You made it all on me. You kept trying to get me to open up, to fall for you, i was there for you. Through and through and you turned around and made it out like i was the one head over heals for you. Like you were doing me a service. 

You know, i liked you best when you werent putting on such a bravado? When I could see that there was a person in there who could care, who didnt want to have a different opinion just for the sake of it. The one who wasn’t trynna flex the law career, or being a doctor (WHICh doing a biomed degree does not make you a doctor), or flexing how much money, or what drugs you did, or acting that lifestyle that you SO desperately crave to be in. I liked you best when all the guards were down, when i could see a glimpse of a boy who didn’t care about all these things.

You made me think you were different from the pact. The way you acted at times, like things i had done were shameful. I dont regret not being in a relationship for the last 5 years. I’ve had shit ive been doing, i’m not gonna settle for someone whos not right for me. I felt judged when you asked if i slept with sam on the first date, does it matteR? When i decided to spend time with you instead of my dad? and yet you still joked about how i almost didnt chose you. You and your weird mind games.

I did like you. I did see a future. I also guess i was just enjoying the fact that i had feelings and that you treated me right (although again, i guess this is just what you do. You’re a business man through and through) I don’t agree with your politics. You dont agree with mine and thats fine. But we pretty much didn’t see eye to eye on anything, and i think in my heart of hearts my fear about your politics, and the fact that i couldnt let it go has all to do with a gut instinct that i knew deep down that it was wrong. That my fear that you would somehow be against my lgbtqia+ friends, that you felt weirdly uncomfortable.

Or the fact that you feigned support for me, but then said my show was weird? that you didnt understand why period equality was important or why it should be discussed. You thought so much of what i said was weird, was strange, i was nuts, whatever. I do say silly things, i said it to you then and ill say it to you now, no one things what im saying is nuts. You were the only one who made it out like i was speakinga nother language.

My show is not weird. I mean it is. But it helps change peoples lives. WHich is more than I can say about keeping up appearances so that you too can live in the cum dream that is the suit lifestyle. Men saw the show and thought it was great. they engaged with me after. they spoke about my fucking cycle with me. And about my period. and my endo. They didnt get weird like you.

I wish i could look back on our time now and enjoy it. i enjoyed having someone. I enjoyed speaking to you on the phone and dreaming of a future, that involved getaways and maybe i got a bit carried away. I liked that you made an effort. or that you bought flowers. I liked so much of it. But the way it deescalated, it feels like a farce. it feels like a prank. it feels like you did exactly what every other guy did and i feel silly for listening to you and believing you over everyone else.

why? i still see stuff that i want to tag you, but because i sent a video its all broken. And as i said, i liked what you offer but as people despite having that intense connection, we arent particularly compatible. I lost myself in you. I started to ignore what mattered to me and thats not cool either. Sitting in Women of the White house i thought if you were here youd get up, youd leave, youd tell me afterwards how unfunny it was. Youd probably call my friends nuts. And that was when i knew it wasnt gonna happen. 

I felt like you knew too. You didnt want to try anymore. I was somehow in your way, and i wasnt even asking all that much of you. i just needed to know that you were still thinking of me. that you still cared. I saw you on that last date and it was not good. I felt disconnected from you. you wanted me to finish my drink. You wanted to go home. but you didnt make me feel like you cared, and then we continued not to talk to each other. You didnt care. Its like you wanted me to break things off with you, but you were too chicken shit to do it before my show cause you didnt want me to fall apart. But i wasnt. you were nice when it lasted. thats it. youre not my everything, i wont fall apart without you. You didnt really add much to my life, just some affection and someone to share some stuff with who stopped caring.

I feel done. the idea of dating. of letting another person in right now, i dont want it. I dont want to get my hopes up anymore just to have them dashed. I built an idea of you and thats on me. But you strung me along, and you lied, and you said vaccuous things that meant nothing to get me on side. I dont want to date anymore. I dont think im supposed to. i dont know wha tthe rest of this year holds for me, but the idea of meeting someone, of putting myself out there. i just cant do it. you were good for my acting. you made me open up a bit and for that i thank you.

Im sure ill never hear from you again. i dont fit into your world, and you most definitely dont fit into mine. It is fucked that you just starting kind of ghosting me. literally cooked. 

also i can do without expensive things. they dont mean shit. human connection. decent human beings. thats what i value. not expensive meals or the fact that you dogged a trippy taco. like so what if you didnt like the food. this is becoming silly now. 

[therealestatesparkblog]

How I'm Living Rent-Free in the Most Expensive City in America (Using House Hacking!)

As co-host of the BiggerPockets podcast, I have the privilege of speaking with successful investors on a weekly basis. Brandon Turner and I dive deep into their stories and noticeable patterns tend to emerge. Among many of those who have seen success, theres a common denominator: they got their start house hacking. What is House Hacking? House hacking can be done in many ways, but at its core, its the concept of buying a property to live in while using part of it to generate income. Depending on where you live, there are different opportunities, strategies, or techniques to execute this concept. What wont change, however, is the impact it can have on your financial life and the doors it can open. Namely, its a way to ease yourself into the world of real estate investing. A House Hacking Success Story In addition to hosting the podcast and investing, Im a real estate agent. Id like to share one of my clients success stories. One day Ryan Meinzer heard Brandon and me talking about house hacking on the podcast. He decided to do what many others do not: take action. After calling to let me know about his plan, Ryan and I went to dinner. We broke down his goals, his strategy, and his understanding of what he was trying to accomplish, which was to buy a property in uber expensive San Francisco without having to pay through the teeth for it. That conversation became the first step on a journey that would ultimately lead to Ryan finding a massive deal, adding big value to it, and living for somewhere between cheap to free in the most expensive city in the country. Think this is all hype? Not for Ryan, it wasnt! His determination, intelligence, and can-do attitude led to him hitting a home run on his first try. To make it even better, Ryan has agreed to open up his playbook and share a lot of what he did to make this possible. The following is Ryans account of his story, his thought process, and his ultimate success finding a property that paid for him to live in the city he loves. It was a move that simultaneously opened the door for more deals, more wealth, and more real estate! So, if youve ever been thinking about house hacking yourself, learn from and be encouraged by Ryans journey!

Living Rent-Free in the Most Expensive City in AmericaAn Investor Tell-All by Ryan Meinzer My story isnt unique. All thats unique is that I finally put my mind and money where my mouth was. Its what enabled me to live rent-free where I left my heart: San Francisco. Ill first share the house hacking process by which I accomplished financial freedom through real estate. Then, Ill provide an overview of how I found the rare deal I knew my agent David Greene and I could win in one of the most competitive real estate markets in the world. After dumping money into thin air (rent) for 15 years, I decided that enough was enough.I set the goal of living rent-free through real estate. How? By house hacking, which to me meant making the sacrifice to live with others at age 35, in order to have them pay my mortgage. I had heardDavid on theBiggerPocketspodcast talk about this concept time after time. Theres no complicated financial algorithms involved in the process. The idea is to find a place you can afford to buy where the rent you can charge your roommate(s) will exceed your mortgage. In San Francisco, this is not too difficult. Rents are the highest in the nation, and demand is through the roof. House hacking inherently requires sacrifice. It could be sharing a bathroom, wall, and/or kitchen with a roommate. In my case, it was all three. I began by utilizing some of the principles of BRRRR, retrofitting an open living room into a private bedroom. These are definitely first world problems, but sacrificing a bit of privacy required a big mind shift for me, as I had been so used to living in studios (and living with OCD) for the past 10 years. I got over it within a few months by letting go of full control, which turned out to be quite liberating. Who would have thought sharing a toilet with someone would be a blessing in disguise? Many investors have rigid perspectives about real estate. They believe a property is either an investment property (rental) or a luxury expense (primary residence). House hacking allowed me to take a luxury and make it a sound investment, combining both worlds and growing my net worth considerably in the process. If you look at the return on investment (ROI) on my down payment and consider how much money Im saving a month on my previous living expensesnot to mention factor in principle reduction and tax savingsit becomes crystal clear this move not only allowed me to live where I want, it was also an amazing investment of capital. Time was my most valuable asset in finding the deal. I gave myself a full year to research the market and prepare my finances accordingly.From living in the city for five yearsand renting out five apartments on Airbnb, I knew every pocket of San Francisco fairly well, along with its respective rent yields. What I didnt know was how competitive the market to buy was and how exactly to win deals. Unsurprisingly, I vastly overestimated the number of house-hackable properties there were available. I also quickly realized that only millionaires orDINKs (double income, no kids) were winning deals on such properties. They did so by offering upward of 20 percent higher than the propertys asking price. As a single guy who wasnt a millionaire, how could I be competitive in that market? I needed more than money. Finding a deal for me meant finding a very rare type of property in San Francisco, one categorized as tenancy in common (TIC). In short, a TIC property is owned through a legal partnership by individuals. Those individuals then have a separate agreement to designate which areas/units of an entire building are owned and occupied by whom. As TICs are unconventional, they require non-conventional financing (as opposed to conventional mortgage loans)offered by merely a few banks with extremely strict underwriting requirements, including exceptionally high down payments and credit scores. This makes TICs drastically harder to finance/buy and thus reduces the sellers price by as much as 20 percent below the market compared to a standard condominium. Voil! If I could finance a TIC at asking price, I could afford it. Plus, the majority of the competition would be weeded out, unable to bid.

Now all I had to do was save, build my credit, and find a TIC. So, over the course of a year, I saved by reducing my spending as much as possible andbuilt my credit by all the standard means. Although it took David and I nearly six months to find my TIC, it proved to be the easiest part. We were laser-focused on finding a niche property with non-conventional financing that was outside of nearly everyones scope. Its easy to question this complex process and worry about what could go wrong. Its no coincidence that I waited a year and did a ton of research before feeling comfortable. As he mentioned previously, prior to moving forward, I met withDavid to go over my strategy, look at potential hiccups, iron out some smaller details, and make sure I understood the contracts and due diligence involved in the sale. I think this is an important step in covering all your bases. But now that Ive done it, I encourage everyone to house hack if they can. I also recommend they find someone familiar with the process who can look over their plan and address any issues they might have missed. In real estate, its what you dont know that can hurt you. So, having a professional set of eyes look over your deal is a great way to reduce your risk. Its also free if youre the buyer! Currently, I live happily ever after in my favorite city in the world by having roommates pay my mortgage. I won the rare property deal I found through research, time, and fiscal responsibility. Im currently in the process ofconverting my TIC into a condo, a move that will cause it to appreciate by up to 20 percent overnight. Its a value add that will take this deal from great to super greatbut thats a blog post for another day. What I Love About Ryans Journey Its me again, David, with my final thoughts on Ryans journey. Ryan didnt just hear about a cool strategy and sit on it. He immediately reached out and started taking steps to act on it. When problems came up during escrow (which they always will), Ryan didnt let it deter him or make excuses to quit. Instead he systematically broke down each hurdle into smaller obstacles, and we put our heads together to determine the best way to overcome them. Ryan looked forways to make the deal he found happen, as opposed to looking elsewhere for one so easy he wouldnt have to think. If youve ever wanted to own a home but didnt want to acquire the mortgage that comes along with it, I encourage you to consider this strategy! Real estate investing is all about building wealth through investment properties, and there are many creative ways to do just that. Thirty years from now, Ryan will own a multi-million dollar asset that has been paid off by his tenants and generates strong, healthy cash flow every month. By taking advantage of his resources today, hes securing himself a better tomorrow.

Could you be doing the same? If you dont think a house hack is for you, which other method of investing would you be willing to try? Let me know in a comment below. https://www.biggerpockets.com/blog/house-hacking-case-study