vania-janet/multiturn-rag-retrieval-data huggingface dataset:
First of all, realize that buying a home isn't really an investment.  It is cheaper to rent.  In recent years, people were able to sell their houses for astronomical profits, but that won't be happening much in the future.  Additionally, there are many hidden costs of owning a home. Regarding the mortgage interest tax deduction, don't buy a house just to get this.  It is like spending $1 to get back some amount of money less than $1.  So just keep that in mind. Are you debt free?  If not, pay off your other debts before buying a home.  I follow the advice of Dave Ramsey, so I'll echo it here.  Make sure you have an emergency fund and no debt. At this point I think you are ready to buy a house.  When you do, put down as much as you can; above 20% if possible.  Then get a 15 year fixed rate mortgage. At this point, start saving for your kid's college (if you believe in that) and paying down your home. Having no mortgage is a dream many people never have.  I cannot wait until I have no mortgage.  Don't get suckered into getting a high priced loan.  Pay down as much of the price of the house as possible up front.  This gives you flexibility too.  What if you need to sell quickly?  Well, you will have equity from the get-go, so this will be much easier. Good luck with your purchase!
At 5%, this means you expect rents to double every 14 years. I bought a condo style apartment 28 years ago, (sold a while back, by the way) and recently saw the going rate for rents has moved up from $525 to $750, after all this time. The rent hasn't increased four fold.  If rents appear to be too low compared to the cost of buying the house, people tend to prefer to rent. On the flip side, if the rent can cover a mortgage and then some, there's strong motivation to buy, if not by the renters, then by investors who seek a high return from renting those houses, thereby pushing the price up.  The price to rent ratio isn't fixed, it depends in part on interest rates, consumer sentiment, and banks willingness to lend. Similar to stock's P/E, there can be quite a range, but too far in either direction is a sign a correction is due.
Your debt is insane.  Forget investing, pay off your debt.  You owe 100% of your salary, with only one smallish asset (6K in the bank).  Sure you have a car, but the value of the car is falling rapidly and can be taken to near zero by a simple accident.  Once you have your debts paid off (or at least to a reasonable level) you can think about investing.  The 401K is the best place to start as you alluded to. Okay so you have some money left over and you want to do some other investing.  What is the goal of that investing?  If your desire is to learn about the stock market, and play a bit, then sure, by a few shares of some hot stock.   If your goal is to buy a house, then a savings account is probably best. It all depends on what you want to do.
Paying down your mortgage now will decrease the total cost of your home loan and the time period for which your loan lasts. Even if you trade up in that time period, you will be that much closer to being free of house payments. Owning your home outright gives you a significant amount of freedom to consider less lucrative and more personally fulfilling career options- especially if your work environment becomes unpleasant. It can also help you weather the storm of a job loss more easily (though you should also build an emergency fund). Homes are depreciating, illiquid assets with significant transaction fees. It is wise to get a starter home that meets your current needs and move up to a home that better meets your needs as you mature. However, getting on the status treadmill and buying large showy homes that generally exceed the utility that you get out of them is expensive, a poor investment, and often impairs the ability to generate long term wealth.
I wouldn't buy a house at this time. Your credit card debt is the most expensive thing you have. Which is to say that you want to get rid of it as soon as possible. The lawyer isn't cheap, and your personal situation is not fully resolved. Congratulations on paying off the IRS, and getting up the 401k to 17.5k.  Take care of the two things in paragraph 1, first,and then think about buying a house. You're doing too much good work to have it possibly be derailed by home payments.
Yes, you can have a buy-to-let mortgage on a rental property at the same time as a residential mortgage on your own property. A lot of landlords do this. I wouldn't go expecting your rental property to contribute much to paying off your residential mortgage. Most of it will go on the various costs and fees of renting out a property (not least the buy-to-let mortgage!). The main financial benefit in the UK of owning a rental property with a substantial mortgage on it is that the value of the property goes up (in a rising market, which it normally seems to be).
"I'm a little confused on the use of the property today. Is this place going to be a personal residence for you for now and become a rental later (after the mortgage is paid off)? It does make a difference. If you can buy the house and a 100% LTV loan would cost less than 125% of comparable rent ... then buy the house, put as little of your own cash into it as possible and stretch the terms as long as possible. Scott W is correct on a number of counts. The ""cost"" of the mortgage is the after tax cost of the payments and when that money is put to work in a well-managed portfolio, it should do better over the long haul. Don't try for big gains because doing so adds to the risk that you'll end up worse off. If you borrow money at an after-tax cost of 4% and make 6% after taxes ... you end up ahead and build wealth. A vast majority of the wealthiest people use this arbitrage to continue to build wealth. They have plenty of money to pay off mortgages, but choose not to. $200,000 at 2% is an extra $4000 per year. Compounded at a 7% rate ... it adds up to $180k after 20 years ... not exactly chump change. Money in an investment account is accessible when you need it. Money in home equity is not, has a zero rate of return (before inflation) and is not accessible except through another loan at the bank's whim. If you lose your job and your home is close to paid off but isn't yet, you could have a serious liquidity issue. NOW ... if a 100% mortgage would cost MORE than 125% of comparable rent, then there should be no deal. You are looking at a crappy investment. It is cheaper and better just to rent. I don't care if prices are going up right now. Prices move around. Just because Canada hasn't seen the value drops like in the US so far doesn't mean it can't happen in the future.
"Math says invest in the Market (But paying off your mortgage early is a valid option if you are very risk averse.) You are going to get a better return by investing in the stock market.  In the US in 2015/2016, mortgages are 3%-4%, and give you a tax break.  The rate of return on the stock market is ~10%, (closer to 6% after you subtract out inflation, taxes, fees, etc.) Since 10 > 3, (or 6% > 4%, to use the pessimistic numbers)  investing in the market is the better deal. But... The market has risk, and your mortgage does not.  If you are very risk averse paying off the mortgage may make sense. As an example:  Family A has a single ""breadwinner"", who works a low skilled job. Family B has 2 working spouses, both in high skill white collar positions.   These two families are going to have wildly different risk tolerances.  It may make sense for family A to ""invest"" its extra money in paying off the mortgage, after they have tackled high interest debt, built an emergency fund, maxed the 401k, etc. Personally I would not: in the US you cannot recoup pre-payments if you lose your job.  If I was very risk averse, I would keep my extra money as cash, so I could pay my mortgage after I lost my job.  It is never going to make sense for family B to pay the mortgage early.  At that point, any decision to pre-pay is going to be based on emotion and not logic."
"Even if the price of your home did match inflation or better — and that's a question I'll let the other answers address — I propose that owning a home, by itself, is not a sufficient hedge against inflation. Consider: Inflation will inflate your living expenses. If you're lucky, they'll inflate at the average. If you're unlucky, a change in your spending patterns (perhaps age-related) could result in your expenses rising faster than inflation. (Look at the sub-indexes of the CPI.) Without income also rising with inflation (or better), how will you cope with rising living expenses? Each passing year, advancing living expenses risk eclipsing a static income. Your home is an illiquid asset. Generally speaking, it neither generates income for you, nor can you sell only a portion. At best, owning your principal residence helps you avoid a rent expense and inflation in rents — but rent is only one of many living expenses. Some consider a reverse-mortgage an option to tap home equity, but it has a high cost. In other words: If you don't want to be forced to liquidate [sell] your home, you'll also need to look at ways to ensure your income sources rise with inflation. i.e. look at your cash flow, not just your net worth. Hence: investing in housing, as in your own principal residence, is not an adequate hedge against inflation. If you owned additional properties to generate rental income, and you retained pricing power so you could increase the rent charged at least in line with inflation, your situation would be somewhat improved — except you would, perhaps, be adopting another problem: Too high a concentration in a single asset class. Consequently, I would look at ways other than housing to hedge against inflation. Consider other kinds of investments. ""Safe as houses"" may be a cliché, but it is no guarantee."
One other factor to consider is that Mortgage debt can be wiped out in a bankruptcy, but student loan debt can not.  Financially it is simple math to figure out which one makes more sense to pay off based on the total expenditures on interest minus tax savings from deductible mortgage interest. However, in terms of risk it might be best to pay off the student loans first.
Certainly, paying off the mortgage is better than doing nothing with the money. But it gets interesting when you consider keeping the mortgage and investing the money. If the mortgage rate is 5% and you expect >5% returns from stocks or some other investment, then it might make sense to seek those higher returns. If you expect the same 5% return from stocks, keeping the mortgage and investing the money can still be more tax-efficient. Assuming a marginal tax rate of 30%, the real cost of mortgage interest (in terms of post-tax money) is 3.5%*. If your investment results in long-term capital gains taxed at 15%, the real rate of growth of your post-tax money would be 4.25%. So in post-tax terms, your rate of gain is greater than your rate of loss. On the other hand, paying off the mortgage is safer than investing borrowed money, so doing so might be more appropriate for the risk-averse. * I'm oversimplifying a bit by assuming the deduction doesn't change your marginal tax rate.
"Your post has some assumptions that are not, or may not be true. For one the assumption is that you have to wait 7 years after you settle your debts to buy a home.  That is not the case.  For some people (me included) settling an charged off debt was part of my mortgage application process.  It was a small debt that a doctor's office claimed I owed, but I didn't.  The mortgage company told me, settling the debt was ""the cost of doing business"".  Settling your debts can be looked as favorable. Option 1, in my opinion is akin to stealing.  You borrowed the money and you are seeking to game the system by not paying your debts.  Would you want someone to do that to you?  IIRC the debt can be sold to another company, and the time period is refreshed and can stay on your credit report for beyond the 7 years.  I could be wrong, but I feel like there is a way for potential lenders to see unresolved accounts well beyond specified time periods.  After all, the lenders are the credit reporting agencies customers and they seek to provide the most accurate view of a potential lender.  With 20K of unresolved CC debt they should point that out to their customers. Option 2:  Do you have 20K?  I'd still seek to settle, you do not have to wait 7 years.   Your home may not appreciate in 2 years.  In my own case my home has appricated very little in the 11 years that I have owned it.  Many people have learned the hard way that homes do not necessarily increase in value.   It is very possible that you may have a net loss in equity in two years.  Repairs or improvements can evaporate the small amount of equity that is achieved over two years with a 30 year mortgage.   I would hope that you pause a bit at the fact that you defaulted on 20K in debt.  That is a lot of money.  Although it is a lot, it is a small amount in comparison to the cost and maintenance of a home.  Are you prepared to handle such a responsibility?  What has changed in your personality since the 20K default?  The tone of your posts suggests you are headed for the same sort of calamity. This is far more than a numbers game it is behavioral."
"I will echo the others; your home should be worth more to you than its market value. It is YOUR HOME. It's where you come home every day to your wife and kids, where you build a life. Yes it's an investment, but it's not like a stock or bond that you hold for a little while and then cash out for the profit. The one time you should be worried about being ""upside-down"" on your mortgage is if you're getting out. If you're moving to a new job at a new company in a new city, you have to make good on the remaining loan balance, and that won't all be from the sale of the house. Unless you're at that point however, if you can afford making the payments and have no reason to move or to cash in equity (of which you have none), then just keep making the payments. Hey, it's better than rent; you'll never see rent money again, while even if you're underwater, you're making headway with each payment."
To littleadv's comment, walking away may be the best option. If your numbers are as described, any ideas we could offer on earning or raising cash would be best to use as money to live on, not to pay down a loan on an under water house. the double wide you propose to buy will like cost less than your HELOC balance.  I'd see if you could buy that home first, renting the house, and only default after you're in the new place.
3 years ago I wrote Student Loans and Your First Mortgage in response to this exact question by a fellow blogger in my state.  What I focused on was the way banks qualify you for a loan, a percentage for the housing cost, and a higher number that also comprises all other debt. If the goal is speed-to-purchase, you make minimum payments on the student loan, and save for the $100K downpayment as fast as you can.  The question back to you is whether the purchase is your priority, and how debt averse you are. I'd caution, if you work for a company with a matched 401(k), I'd still deposit to the match, but no more.  Personal finance is just that, personal. We don't know your entire situation, your current rental expenses vs your total condo cost when you buy. If you are in a location where renting costs far more than your cost of ownership, Ben might change his mind a bit. If the reverse is true, you're living a college student's lifestyle with a room costing $400/mo sharing a house with friends, I'll back off and say to pay the loan and save until you can't tolerate the situation. You'll find there are few situations that have a perfect answer without having all the details.
Consider not buying the house? Consider a cheaper property? What are your actual goals? Owning vs renting? Perhaps an actual investment goal? What is your rent now vs the mortgage on the house? What is the time frame for the mortgage you are considering?  Those are the real questions you need to ask yourself. It does sound like you can become overleveraged with this property, although your down payment is quite substantial, but one single thing goes wrong and your cash flow is irreparably constricted. I personally wouldn't take that risk if I had the same forecast of expenditures, but this could be altered if there were particular investment goals I had in mind.
To point #1: We are moving but I don't know If I can afford the rent as the family grows I would start by looking at your debt-to-income ratio. In the US, most banks look at this for mortgage purposes, but it also gives you a general idea of what monthly mortgage payments will be comfortable given your particular financial situation. Think of it this way, if a bank is unwilling to lend you money because of a high debt-to-income level, this indicates that you have very little leeway with regard to your budget. So a lower number indicates that you will have more flexibility and comfort with meeting your rent/mortgage obligations when unforeseen bills pop up. The article below indicates having < 43% DTI is ideal (in the US). Here's a link to a debt to income calculator and some extra info (I suggest finding one aimed at the UK market): WellsFargo debt to income calculator Why is the 43% debt to income ratio important? Point #2: How can a person measure how much to spend on food, car, bills or rent from his salary? Is there a formula to keep in check? Other answers have addressed how to make a budget, so I will not repeat that. However, here's another angle with regards to spending/saving. This article recommends 50/30/20: According to the popular 50/30/20 rule, you should reserve 50 percent of your budget for essentials like rent and food, 30 percent for discretionary spending, and at least 20 percent for savings. Read more at: https://www.moneyunder30.com/how-much-should-you-save-every-month-2 In the real world, these goals may not be realistic, and different people have different ideas about how aggressive to be with regards to savings. However, you can get a general idea and adapt for your particular needs. Point 3: I find myself looking at my account every single day and get tensed and sad because almost whenever the money (pay) comes in I freak out that after everything there is nothing for us to enjoy or save.
"Do you still enjoy living in your home? Can you afford the mortgage payments? Is there a reason for you to move, such as a relocation for work, or your third kid is on the way and your current house is already crowded with two? Those questions are more important than ""Is my home worth more than what I owe on it"". Ultimately, it's your home. You probably chose it for more than just its price, and those qualities should still make it valuable to you in some way beyond the monetary value which goes up and down with the market. You have a few options:"
Buying a starter home is not a bad idea if you have a stable job and plan to stay in the area for a long time. Owning a house that you can afford is a very good idea.  Purchasing a home that you do not want to live in long term is not a good idea. People who move frequently pay a lot in real estate commissions, as you've mentioned, but they also pay loan origination and title fees. Mortgage interest is tax-deductible, and many people consider home ownership to better than renting because of that fact alone. What they do not consider are costs of property taxes, HOA fees (common in condos and townhouses, but also possible in single family homes), and being tied to piece of real estate if the job market changes and they need to move. The easy rule of thumb is to consider the ratio of total price to one year of rent. If you could purchase for $200k, but you would rent for $800 per month then the price to rent ratio is 20.83. Depending on the market most homes fall between 10 and 20. When the ratio is less than 10, then you would be at a great disadvantage renting instead of purchasing, when the ratio is greater than 20, you would be foolish to buy instead of rent unless there was some other compelling factor motivating the purchase.
I have been in a similar position as you for the past few years. I put a bunch of cash into a tax free savings account (canadian) instead of paying down debt.   My rationale was that I wanted the exposure to the market and had to be in it in order to pay attention. I also put money into an rasp,  but only because my employer matched it (100% gain, no brainer).  Looking back, I think it would have been a better idea to get debt free sooner. Having that debt weighs on you and haunts everything you try to do. You can't afford rent where you want to be, where you should be. There's no keeping up with the Jones' if you're paying off debt.  That being said, in Canada your student loans are secured and if you lose your job, the government makes payments for you. If your loans are structured like this, then you are better off hanging onto that money.
"It very much comes down to question of semantics and your particular situation. Some people do not view a house (and most upgrades) as an investment, but rather an expense.  I certainly agree that this is probably the case if you pay someone else to make the repairs and upgrades.  However, if you are a serious DIYer, that may not be the case.  Of course, if the house is a money pit and/or you were unfortunate to buy when prices where ridiculously high, you'll have a hard time making any money on this ""investment.""  To continue this game of semantics, you may also consider the value you extract from your home while you are living in it. On to the mortgage itself.  Chances are that it is a long term, relatively low rate loan and that the interest is deductible.  So, there are some disadvantages to paying it down early, even without early payment penalties.  Paying down early on the principal is a disadvantage from a tax perspective.  How much of a disadvantage hinges on the rate. Now, a debt is a liability on your personal balance sheet.  It drags down any returns you may have from investing.  However, a home lone is not generally subject to the cardinal rule of paying off your high interest debt before investing.  It should not be relatively high and it pays for something necessary.  It may be that any credit card debt you have may have paid for something considered necessary.  However, with the relatively high interest rates, you have to question just how necessary any credit card debt really is.  Not to mention that there is no tax advantage. So, it comes down to the fact that a home loan should be relatively low interest, paying for something you must have and that you hopefully have some tax advantage from the interest you pay on it."
Just general advice but you should pay off your credit cards and car loans before buying a house. Or you may be able to add some extra on to the mortgage to pay off your credit card and car debt right away. Credit card interest rates can be ten times the interest rates on mortgages and car loans are not far behind. The sooner you get them paid off completely the sooner you will have enough money for mortgage payments.
Simply if your stock is still rising in price keep it. If it is falling in price sell it and pay off your mortgage. To know when to do this is very easy. If it is currently rising you can put a trailing stop loss on it and sell it when it drops and hits your stop loss. A second easy method is to draw an uptrend line under the increasing price and then sell when the price drops down below the uptrend line, as per the chart below.  This will enable you to capture the bulk of the price movement upward and sell before the price drops too far down. You can then use the profits (after tax) to pay down your mortgage. Of course if the price is currently in a downtrend sell it ASAP.