Passive Income Expert: Buying A House Makes You Poorer Than Renting!
These notes were generated by AI and may contain inaccuracies.
If your goal is financial independence at a young age, avoid buying a house because people typically buy one they can't afford. Banks encourage this to maximize their profits. Capital tied up in a house sits idly, not earning returns. People compare mortgage to rent, but mortgage is just the starting point with additional costs.
JL Collins and The Simple Path to Wealth
JL Collins, author of The Simple Path to Wealth, teaches:
- Avoid debt: Can't be financially independent with debt.
- Live on less than you earn.
- Invest the surplus: Stocks are the most effective wealth-building tool.
Culture focuses on spending money on purchases, leading to more must-haves and less wealth. High earners (e.g., $100k-$300k/year, even $1M/year friend who was broke) face keeping up with the Joneses pressures; lower earners have fewer social pressures.
Investing Advice
Advice: Different from common advice. (Subscription plug removed as fluff.)
Book grew from blog archiving advice for daughter Jessica. Getting money right expands life options and access to the world; lack of resources makes life harder.
Fundamental Misconceptions About Money
Chapter "How to Think About Money": Culture teaches money solely for buying things (e.g., lottery winners plan to buy houses, Lamborghinis, pay debts). Money excels as exchange but also works for you via investments to buy your freedom.
Exchange time/labor for money, or invest so money works for you.
Reframing to "what can your money earn" shifts from dependency (form of slavery) to financial freedom where work is optional.
Host example: Successful podcaster doesn't need money from podcast; wage slaves can't pursue passions due to bills.
Escaping Paycheck Dependency
Host's story: Worked call centers, spent wages first week, suffered rest of month (UK 4-week cycle). Escaped via risky path driven by trauma/insecurity/chip on shoulder.
JL observes successful people often have trauma fueling drive to prove themselves; content unambitious people had better childhoods.
Parable of the Monk and the Minister
Two childhood friends: One becomes powerful minister to king, other humble monk. Reunite; minister pities monk:
Minister: "If you learned to cater to the king, you wouldn't live on rice and beans." Monk: "If you learned to live on rice and beans, you wouldn't cater to the king."
JL leans monk side: Non-materialistic, content with little; beauty in needing less.
Host: Richest (billionaires off-camera) often least happy due to haunting drives; some wealthy live contentedly with healthy relationship to stuff (psychic distance).
Host's journey: Pre-25 obsessed with Range Rover Sport; anti-climax shattered expectations. Now preps expectations low for gratitude/enjoyment (e.g., new LA house).
Journey vs. Destination and Money's Role
Journey satisfying; materialistic destinations lead to "what's next?" Reset expectations: Nice things enhance life without expected happiness.
Money doesn't change who you are; it magnifies who you are.
Happiest person JL knows had biggest financial disaster but was happy before. Money gives options/choices, not direct happiness (unless pursuing happiness-enabling option).
Host: Even broke, pursue wealth; easier to get rich than abandon belief it brings happiness. Removed unhappiness (debt anxiety, bailiff letters, call center drudgery) via freedom.
JL: Lack of money creates challenges in modern culture.
FU Money Definition and Path
FU money: Enough to live comfortably without work, say "fuck you" to intolerable jobs/bosses.
JL: Substitute financial independence; gradual like bodybuilding strength gains. Investing builds strength early, enabling options (e.g., quit toxic job, survive months/years searching).
Advice for Daughter: Avoid Buying House Young
Most common bad advice: Don't buy house for financial independence young. Houses inflate costs: Capital idle, plus maintenance, taxes, etc. Renting apartment matching needs keeps costs lower (daughter's approach).
Why Houses Increase Costs
Buyers stretch to max bank allows (real estate agents/banks ask income/spend max). Results in burden, not strength. Additional costs: Renovations, furnishing larger space, appliances, landscaping, taxes, maintenance.
"Mortgage same as rent" ignores extras, which are variable (rent fixed during lease; house: new roof $20k, septic $25k unexpected).
Host: House trap; bought abroad holiday home, sees constant fixes. Opportunity cost later.
Real Estate Risks
US examples: SF house 20-30 years ago great; Detroit not. Now SF challenges, Detroit renaissance. Can't predict future winners.
Comments: Some say buying transformed life (psychological benefits, own space). JL: Not anti-house (owned most adult life, but as expensive indulgence enhancing life, not investment). Buy if easily affordable.
Stats:
- Since 1980, US home prices +300%, outpacing inflation/wages.
- 2023 mortgage rates >7%, payments higher.
- Median wages +15% since 2000; home prices doubled.
- Renting cheaper in high-price cities; flexibility key.
Flexibility Advantage of Renting
Brother's advice at 20: Worst investment; prioritize flexibility for career moves (host's path: Plymouth → Manchester → London → world). Mortgage anchors psychologically (guilt over double payments).
JL agrees: Young dynamic careers need flexibility. Daughter in Savannah 3 years, adventurous spirit (might move to Europe);
Owning a house complicates relocation decisions. Even in rising markets, buying and selling costs are enormous: real estate commissions, taxes. Getting in and out of a house is expensive; apartments cost nothing beyond a security deposit.
Example: Buy a house in Savannah, then want to move to Portugal—must sell or become an accidental landlord (subject of speaker's second book). Flexibility is enormously important.
Avoid debt. Live on less than you earn. Invest a surplus.
Why Avoid Debt?
Cannot achieve financial independence with debt—it's a ball and chain, especially consumer debt (credit cards, leasing/buying expensive cars). Business debt different. Mortgage slightly different category but has discussed disadvantages.
Debt like strapping weight to a swimmer: possible but much harder. Job one: blow out debt by organizing life to divert money to pay it off or investments.
Overcoming the Tyranny of Must-Haves
People claim they "need" luxury cars, specific neighborhoods, private schools—tyranny of the must-haves. More must-haves, less likely financial independence. Personal choice: those things vs. freedom.
Speaker diverted half of income to buying freedom via assets—not deprivation. Spent every dime, half on freedom.
Analogy: Mercedes vs. Volkswagen—Mercedes impresses but leaves less for wardrobe, dinners, apartment. Choose where to spend.
Most won't follow due to cultural influences, but awareness helps: buy personal freedom with assets.
Spending for Self-Esteem Cycle
Host reflects: past struggle saving because spending linked to self-esteem.
Speaker's story: At Swinton's car insurance call center, payday paycheck (£1,500-£2,000), buy 60-inch TV, then PlayStation, sell a week later when broke. Dopamine hit from nice things, cycle of buy/validate/sell.
Huge empathy for cycle. Seems insane.
Ferrari example: Driver thinks impressing others; others think "I would look cool in that Ferrari"—not impressed by you.
Advice for $40,000 Debt
Pay minimums on all debts, focus extra on highest interest rate first—biggest ROI. Then next highest.
Hard, requires dramatic adjustments. Good news: Develops discipline of living on less than you earn, diverting surplus. Continue post-debt to build assets and wealth.
Host at 18-19: Destroyed credit score, avoiding bills/envelopes (common avoidance: health diagnoses, finances—billions in debt from not checking balances).
Strategy: "Get so rich that I outpace this debt"—reckless, low probability (delusional, rap videos influence). Bad choice even if works out.
Example: Bitcoin—not proponent. Early buyers lucky. Speculation risky like lottery.
Bitcoin as Speculation
Speaker not speculator. Past 10-15 years outperformed S&P 500, but no crystal ball—question is next 10 years.
Success shows demand/utility, but volatile—not currency (unless illegal). Currently speculation.
Cathie Wood believes growing functional (from another interview)—may be right, but speculating.
Prefer investing with wealth-creating engine.
Friend's question: With mortgages and lump sum, considering AI, market crashes—pay off mortgage or invest? Stocks safe?
Mortgage Payoff Decision
Depends on interest rate:
- ≤3.5%: Cheap money, hold.
- ≥6%: Pay off—locks guaranteed return equal to rate (e.g., 8% mortgage = 8% return).
- 3.5-6%: Emotional comfort—what feels better?
Interest rate analogy with gold coins: Borrow 10 coins, return 11 (10%) in a year.
Mortgage mechanics (30-year): Monthly payments mostly interest early, tiny principal reduction; shifts over time. Total interest enormous over 30 years.
Getting a Good Mortgage Rate
Shop lenders (slight variations: 1/8-1/4%).
Fed sets base rates influencing lenders (anticipates inflation). High inflation → high rates (lender wants profit above inflation).
Historical US rates:
- Early 2000s high, peaked ~7% in 2006 (curb inflation).
- Post-2008 crisis: Near 0% for decade.
- COVID-19: 0-0.25%.
Don't wait for low rates—unpredictable. Buy house if affordable, meets needs; rates part of monthly payment calc. Current 6-7% high vs. recent lows, but speaker's first was 18% (1979, high inflation).
Are Stocks Safe Now?
Depends on time horizon. Stocks: strongest wealth-building tool, but volatile—never safe short-term.
Crashes/pullbacks natural, unpredictable. Avoid for near-term needs.
Long-term (10+ years): Stunningly reliable, rare poor returns. Endure volatility.
Don't panic-sell (market will drop). Tie to mast in storm, invest through—buy shares on sale. Storm passes, prosperity returns.
Emotional Side of Investing
Critical: Control emotions or sell low/buy high.
Fear/greed drive. Host's story: £10,000 in Facebook stock long ago, dropped, sold—"I'm never investing again".
No one had taught about the emotional side of selling investments. Sold domain because needed money. Two key points: emotional side of selling, and never invest money not committed for decades in stock market to weather storms. If saving for a house, avoid stock market.
Best investor is girlfriend who loses password to investing app, checks every two years: index fund, Bitcoin, etc., always richer. Logs in once every two years, stunned at growth, then forgets password again.
Jack Bogle, creator of retail index funds and Vanguard Group in 1975, said: invest in S&P 500, don't open statements for 20 years, have cardiologist ready for shock of accumulated wealth.
Wrote book for daughter who has zero interest in finance – superpower, won't panic sell during drops because won't notice.
Charlie Munger: "The worst thing you can do as an investor is get in the way of compounding." Avoid tinkering, selling/buying to time market.
People say book is right but suggest one tweak – calls them "tinkerers", often men tying masculinity to it. Women less inclined.
Vanguard stats: men 70% more likely to invest in high-risk assets like individual stocks vs. safer. Men's portfolios 50% more volatile (higher returns potential, greater losses). Men underperform women long-term annually due to overtrading, tinkering, timing mistakes. Men trade 45% more often (more fees, lower gains) per Berkshire Hathaway.
Men take more risks but earn less long-term due to frequent mistakes, emotional trading; women more cautious, better returns.
"I have a very strong feminine side."
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Graph: bottom red line 11% returns; blue flat line contributions; red growth line tracks contributions then diverges, hockey sticks.
Used to host small-group events (shitakas) worldwide, one-on-one finance sessions. Common question: "Am I financially independent?"
Formula: annual spending x 25 = portfolio needed (4% safe withdrawal rule by Bill Bengen, verified by Trinity study in 1990s).
Example: woman banker, new $1M/year job, $5M invested, spends $100k/year. Needs $2.5M (100k x 25), has twice as much – financially independent.
People do math but can't believe hockey stick compounding: flat then skyrockets.
Compounding doesn't appear to happen then explodes; smart people need confirmation they see it right.
Example: start with zero, small annual contributions, 11% return – suddenly soars.
Pivotal moment: online compounding calculator 5-6 years ago, stunning.
Simple path to wealth: follow it, become wealthy, buy luxuries from position of power.
Financially independent: investments > spending. Frugal habits persist but now "everything's free."
Host's past: reckless vs. frugal brother, justified spending on youth/nightclubs/champagne. Mistake: don't need spending for happiness; money more useful now (buys comfort, important with age).
Brain study: think of self tomorrow, in years, 10 years – further = stranger like thinking of Matt Damon. Future self is stranger to brain.
Young don't care about 60-year-old self.
JL at 75: at 33, didn't think of older self, focused on present. FU money: accumulate to financial independence (no trading labor for money). At 25, saved $5k (~$25-30k today), negotiated travel/Europe sabbatical – financial strength despite not independent.
Like gym: for tomorrow's self, not 75-year-old.
Saved 50% first job ($10k salary, saved $5k).
$500/month at 8% for 35 years: $1.043M total ($210k invested, $850k growth).
If parents did $500/month from birth, millionaire by 75.
Guest lectures at University of Colorado Boulder: young students have decades for compounding.
Tip for kids: part-time job income to Roth IRA (up to $7k limit, tax-free growth forever). Kid earns $3k, fund $3k Roth – even baseline grows hugely.
Still recommends saving 50% income: FI in 10-15 years depending on market.
Possible: did it, knows many who have.
Example: $40k/year (~$3k/month pre-tax), ~$2.9k take-home, save $1.45k/month ($1.45k expenses): affordable housing, reduce spending (own lunches, no Starbucks, small place, less socializing).
Chapter on $25k income. Not easy, but choice: lattes now or freedom later (then lattes free).
Two buckets: tax-advantaged (401k/403b employer, IRA personal) defer taxes to encourage retirement saving.
Example: $20,750 pre-tax + match into total stock market index fund.
Post-tax: ~$10,340.
Both grow same rate (11%), pre-tax starts bigger, ends much larger.
Tax-deferred, not avoided. RMD at 73: required withdrawals based on life expectancy.
Withdraw before 59.5: tax + penalty.
They want you to keep money in retirement accounts at least until 59.5, but start taking it out around 72 or 73, when they collect taxes. Mathematically, if tax rates are the same, tax-deferred or not, the end result is identical. The bet is that in retirement, you'll be in a lower tax bracket, paying less tax than when working.
Personally, speaker did IRAs and 401(k)s during corporate career, now in higher tax bracket due to current success, facing RMDs (Required Minimum Distributions) at higher rate than deferral benefit—unusual case. Most benefit as retirement income is modest.
Does that make sense? It does.
Summary of Tax-Deferred Investing
Every month, before pay hits, invest portion (e.g., $100 of $1,000) into tax-deferred accounts worldwide (Japan, Switzerland, India, South Korea, Germany, Australia, UK, Canada). Employer may match (e.g., add $100). Compounds over time. Penalty and taxes if withdrawn early. At 65+, no penalty, lower tax rate assumed.
It really only works if you're at a lower tax rate when older. Exactly. Most retire, job income drops, lower bracket.
Invest in broad-based low-cost stock index funds, e.g., VTSAX (Vanguard Total Stock Market Index Fund): ~3,600 publicly traded US companies. Invests in America—factory floor to CEO works to enrich you.
Cap-weighted: Larger market cap = higher fund percentage. Benefits from top performers (e.g., top 10 in S&P 500 outsized). If company falters, replaced by better competitor—self-cleansing process.
Sears Example
Sears was Walmart + Amazon of its time: built tallest building (Sears Tower, Chicago, 1970s), dominated 100 years via catalogs for rural areas. In 1970s, predicting its decline would draw laughs. Leaner competitors (Walmart, Amazon) displaced it. Index owns winners automatically.
No need to predict: own index forever. Individual stocks require timing sales, picking replacements (e.g., Walmart? Bezos' unprofitable Amazon?). Index handles it.
You're not actually having to do anything because that index fund is just automatically making the decisions. Exactly.
NASDAQ 100 vs. Total Market
NASDAQ 100 (tech-heavy) ~20% annual return last 10 years. AI, robots, automation, self-driving suggest tech dominance continues—logical, outperformed VTSAX past decade. But tech hasn't always dominated; sectors shift like individual stocks (Sears faded). Total market benefits if tech right or wrong (owns replacements). No crystal ball needed.
Pouring beer down middle for thick head (foam). Clear glass shows foam vs. beer. Opaque vessel hides ratio—like stock market on CNBC: churning, hot stocks = foam (speculation, emotion, hype, fear, greed).
Beer = fundamental value (sales, expenses, profits). Foam = market speculation. Total stock price = beer + foam.
Tesla example: High foam (robotics, self-driving speculation; Elon Musk brilliant). Underlying beer (operations) doesn't justify PE ratio. If succeeds, foam settles to beer.
Warren Buffett and Value Investing
Buffett buys mostly beer at beer price (or less). Benjamin Graham (Intelligent Investor, Buffett's mentor): Buy value companies below beer value. Harder today (info abundant). Buffett/Munger: Buy fair price for beer-heavy companies (well-run, strong brands, moats).
Requires valuation framework, discipline. Buffett excels at capital allocation, doing nothing (avoids interrupting compounding).
March 2020 pandemic dip: Amazon ~$1,500 (below intrinsic), rebounded >$3,000. Index (VTSAX) dipped too—buy more, stay invested. Don't panic sell.
Be fearful when others are greedy and greedy when others are fearful.
Social media tempts trading crypto/courses: gambling (short-term foam). Long-term beer investing different.
Why sell trading course if it works?
Path: Buy index, proven.
Sponsors
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- 1% Diaries: Break goals into 1% steps (team philosophy). New colors/tweaks. 20% off Black Friday bundle at diary.com.
By time you pick good advisor, you know enough to invest yourself. Advisors useful for life decisions, but check pay structure.
Assets under management (AUM) fee (e.g., 1% on $1M): Conflict if advice (e.g., pay off 5% mortgage on $500k) cuts their assets/income by half. Personal pressures (kids in college, boat, divorce) influence.
Speaker's Portfolio
Real estate minor (Wisconsin lake cabin, Florida condo). Buy from power.
Stocks: ~80% VTSAX, 15% total bond market index fund, 5% money market fund.
I keep some money in the checking account to pay the bills. My wife and I both have IRAs: regular IRA and Roth IRA, so four IRAs total. All four hold VTSAX (Vanguard Total Stock Market Index Fund). Taxable accounts include VTSAX and bonds.
What is a Bond?
A bond is money lent to a company or government. They pay interest. Bonds have various maturities: short-term like money market funds (30 days or less, equivalent to cash), certificates of deposit (3 months to 10 years), US Treasuries up to 30 years.
Bonds vs. Index Funds
Index funds are stocks: big growth engine long-term but very volatile. Bonds smooth the ride, less volatile, not good for long-term growth (lose value to inflation). Stocks riskier short-term (volatility) but safer long-term (outpace inflation). Depends on time horizon.
Traditionally people think of bonds as safer (less volatile) and stocks as riskier (more volatile).
Asset allocation (excluding real estate): ~80% stocks, 15% bonds, 5% cash – very aggressive, not recommended for most at my age.
Asked ChatGPT: "I'm a normal person earning $50,000/year. I want financial freedom. One-sentence answer from all investing wisdom."
"Focus on saving and consistently invest in low-cost broad-based index funds like the S&P 500 while living below your means and allowing compounding to work over time."
Simple Path to Wealth principles: avoid debt, live on less than you earn, invest the surplus.
How to Earn More?
ChatGPT: develop high-demand skills, seek career advancement, explore side hustles, invest in passive income (real estate, dividends). Key: develop high-demand skills.
Future skills with AI: programming was high-demand, now less so.
At 18, learned social media, dropped out of university business management after one lecture, built business (failed at 19 in 2014), consulted globally (£70,000/month), started Social Chain (life-changing success). Failure provided high-demand skill.
Failure is a stepping stone; VCs won't fund entrepreneurs without at least one failure.
Advice to kids: work for a startup (close to CEO/founder, learn from failure at cutting edge, e.g., AI startup – likely busts, but immense learning).
Tom: age 62, multiple divorces, house foreclosure, job loss, bankruptcy – now extraordinarily happy and financially independent.
Pathfinders shows FI from humble beginnings (not just tech bros):
- High school buddy: never >$40,000/year, now FI via basic principles.
- Finance friend in Chicago: mid-90s Christmas bonus $800,000 (on ~$1M salary), yet broke (house, cars, schools). Big income barely covers lifestyle.
Large income can be an impediment: leads to competing with Joneses (cars, neighborhoods, schools), harder to spend on freedom. Humble beginnings lack social pressures.
Divorce destroys wealth:
- Friend (NYC, ~$500M net worth): 5-6 year proceedings, pays her lawyers (small firm now has massive building from fees), lawyers drag it out.
- Inflates subjective asset values (e.g., business $100M → $500M claim for her half = $250M).
- Forced to sell emotional long-term stocks (early investor, 15-20 years; huge tax hit).
- Wealthy use loans against stock (e.g., $100M stock → $50M tax-free loan, no repayment needed for great stock).
Choose spouse carefully – financial decision too (pushback: it's emotional/romantic, but finance matters).
Nuance: wealth makes you a target; he's stressed despite being fine financially. She raised 3-4 kids, sacrificed career.
Prenup: always one – government's or your own (intentional split agreement vs. judge deciding).
44 years married this spring (to Jane). Got lucky financially compatible. On first date: told her "save 50% of income" (forgot, natural to him).
Regrets tricky: no guarantees alternate paths better (e.g., failed startup led to bigger success).
Personal Regrets
- Kid (8-10): Dad gifted jigsaw (electric saw for woodwork, his love); rejected it, crushed dad. Learned empathy (grace for youth).
- Dad died at 24 (emphysema, hospital). Night before: "I'm going to die tonight" (correct). Blew off ("don't talk like that, you'll be fine") instead of engaging/sharing moment. Wasn't mature enough to recognize dynamic.
Deserve grace, but regret missing better experience for both.
What is something you think is true that you haven't yet been able to validate?
No afterlife (high confidence), but curious: "we never know by living, only our dying will tell." Looking forward to death perversely (not too soon; mentally/physically capable = happy to live). If wrong: surprised by afterlife.
Nothing matters ultimately. No meaning to life (cosmic scale: humans 200-300k years = infinitesimal smudge).
Treat people well, have good run = success. Profound meaning = arrogance.
So what is the point then? Is there a point? Is that the real question?
There is no ultimate point to life; it can be a good fun ride or a difficult one depending on what you make of it and your circumstances. Some people in history have been born into miserable existences with no options out. For the vast majority of people, including listeners, there is significant autonomy over how to shape life. It will not have great ultimate meaning, but it is the only life you have, so make the best of it.
Poem by Lucas Jones
Host shares a poem by Lucas Jones (actor, poet, author of great books; links provided below) that captures the essence:
"I saw God on the train." A pretended I didn't. So, I sat far away from the seat he was sitting in. And then he got up, I think probably to piss and he noticed me there and said, "All right, what's this? What are you saying? You hiding from me?" I said, "Ah, mate, nah, just a comfy seat." And he looked at me like I was a kid covered in chocolate surrounded by rappers saying, "Don't know what happened." And he go, "It's coming then, mate. I've got a few minutes. Tell me what's wrong, but don't [] around with it." And it shocked me then that it fit in one sentence. I said, "Just think heaven's a stupid incentive." Like what a [] life for a beautiful death. And those who are evil can suddenly repent like a killer or not can live like a monster. Then right at the end say, "I'm sorry, dear God, sir." And end up in heaven right there with my nana. She's doing some knitting. He's waving a hammer. He's like, "Jesus god, what a horrible deal." And he goes, "Yeah, it's [__] I know how you feel." I'm like, "Mate, you're the one spinning the wheel." And he goes, "Listen, I'll tell you a secret." All that stuff, mate. I didn't speak it. Like the old joke says about liars and men. If God wrote the book, why are you holding the pen? Now, the rules I wrote, I wrote on your heart. Truth I spoke, you've known from the start, be kind, don't harm, isn't that hard. Heaven is just life if you're doing your part. You want white clouds and endless skies. Uh, yeah. Look around. You don't have to die. I know it probably brings you some pain to think of the dead as just dust in a grave. But humans can't comprehend it when I say life is the cloud and death is the rain. And I got to my stop and felt kind of mad. Not sure he answered the questions I had. Then I looked up and saw the sun rising. Said, "You're looking for heaven, but you're the one hiding."
[laughter]
Host highly recommends JL Collins' books for those on a journey to financial freedom, financial independence, or independence from tormenting psychology:
- The Simple Path to Wealth: Absolute smash hit, sold many millions of copies (at least more than a million), understandable reasons once read.
- Pathfinders.
- How I Lost Money in Real Estate Before It Was Fashionable, A Cautionary Tale (slightly smaller book).
Links to all books provided below; start with The Simple Path to Wealth then Pathfinders.
Easiest place to find more work: blog at jlcollinsnh.com. Contains evergreen material that is the source for the books. Does not write much there anymore, but existing content is valuable. How I Lost Money in Real Estate is for those who want to laugh at his expense.
Host thanks JL Collins for his work. Anticipates comments praising his soothing voice and agrees. JL Collins: My pleasure, thank you for having me.
Connection is needed, especially today, which is why conversation cards were created. Deep, intimate conversations on the show lead to strong connections. Guests leave a question for the next guest, turned into these cards. Added twist cards for more interest, plus many more twists. Brand new edition includes a gold card with an exclusive question from the host, only in the first run (limited edition). Get now before gold cards are gone. Link in description below.
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