Today, at TRB Lounge, we are featuring an excerpt from Start Winning With Money: Your Guide to Personal Finance, Small Business Growth, and Building Wealth by Donnie Masters.

If you’re in to learn some really good advice about not only building but also managing finances, then read on…

About the Book:

If you are looking to make millions of dollars while sitting in your pajamas, then this book is not for you!

Start Winning With Money is financial book that offers high impact, real world solutions for life’s many money questions.

Want to better your personal finances?
Want to open your own successful business?
Would you like some real clarity on the cost of higher education?
Want to address the issue of debt in your life?
All of that and more is available to you.

Start Winning With Money will teach you:
Why your current income has nothing to do with obtaining wealth
Challenge the popular belief that all debt is bad
Address the issues with public education and why you were taught to fail with money
Define a proper budget
Why good debt can help you grow wealthy
Explain the importance of money in achieving financial freedom
Redefine true wealth

Book Links:

Amazon: https://www.amazon.com/dp/B071NMPPYR
Goodreads: https://www.goodreads.com/book/show/35666557-start-winning-with-money

BOOK EXCERPT

Chapter 3 You have been lied to

Have I previously mentioned my distaste for the public school system in America yet?. One of my biggest concerns with our nation today is that children are being taught years and years of English, Math, and Science. But in most cases, our kids graduate high school without having had one class in financial management.

Over the course of your working life, you will be expected to pay taxes, fund your retirement, and take care of yourself financially. I am not sure how we can expect our children to do this when they are not being taught how to do so. Additionally, the cards are stacked against most children as no one in the family has enough wealth to manage. This simply means that there is zero education at home as well.

Since at least the 1950’s, and maybe longer, the American consumer has been fed four downright lies that have been ingrained in our culture as truth, even though logic and simple math tells us that it doesn’t make sense. These four “truths” are that you must buy a house, you must get a college education, you must save a lot of money for retirement, and you must avoid all debt.

We are going to tackle all of these “truths” head on in this chapter, but we need to break them down one by one in order to make some sense out of it all. Let’s start off with the grand daddy of them all. You must buy a house!

Big Lie #1 – You Must Buy a House

Most people can not just go out and buy a house with cash. They do not have that kind of money in their bank account ready to spend on a residence. In order to purchase a house then, most people must take out a mortgage to pay for their home. Since most people have to utilize a mortgage as part of the payment process, shouldn’t we start by defining what a mortgage is?

Dictionary.com defines a mortgage as:

a conveyance of an interest in property as security for the repayment of money borrowed.
the deed by which such a transaction is effected.
the rights conferred by it, or the state of the property conveyed.

In plain language, a mortgage is a legal agreement that carries the conditional right of ownership of an asset by the owner to a lender as security for taking out a loan. In terms of real estate, the house acts as collateral for the lender. The lender’s interests are then recorded in the register of the title documents to make it public information that they have an interest in a specific property. The mortgage agreement is then voided when the loan is fully repaid by the borrower.

I believe that there are three primary reasons people are told to purchase a home. If you take this advice at face value, it appears to be solid financial advice for a lot of practical reasons. But let’s take a brief moment and really break down these three reasons that people buy a property to live in.

A home is an appreciating asset
You get to lock in your payments
I can sell it later on for a profit, or live in it “free” at retirement

Let’s start by talking about whether your personal home is an appreciating asset. Do you live in a single family home, townhouse, or condo? How much is your house going up in value every year?

USA Today conducted an interview with renown Yale economist and Nobel prize winner Robert Shiller. His direct quote is as follows:

“If you look at the history of the housing market, it hasn’t been a good provider of capital gains. It is a provider of housing services…

Capital gains have not even been positive. From 1890 to 1990, real inflation-corrected home prices were virtually unchanged.”

In other words, yes the house you live in will go up in value over time, but that value is merely keeping up with overall inflation. Your house is therefore NOT an appreciating asset. Furthermore, it does not produce income for you either, so we can’t even classify it as a good debt.

Now someone is thinking okay, but you get to lock in your payments for the life of the loan, right? In theory yes you do. But do you know that your payments are still going to fluctuate every year anyway? Taxes on personal property can be outrageous depending on classification of the property and home values in the area. Every year taxes and insurance cost more than the year before. So yes, your payment on the mortgage and interest will stay the same, assuming that you locked in your mortgage rate, but your escrow will constantly adjust with the changing taxes and insurance rates. This means your payments will fluctuate over time.

All right! I hear someone else saying. Enough of this craziness! At least I get to live in my house “free” at retirement or I can sell it for a big capital gain later on in my life. Sure, if you say so. But before you believe that hype, answer me a question. How do you live in a house for free? Yes, maybe after 30 years you have paid off the mortgage, but taxes, insurance and utilities will be higher than they have ever been. Not only that, but how many upgrades and repairs have you had to do over 30 years? The true cost of home ownership is very high and it is most certainly not free.

Someone else is going, “hold on a minute here.” I sold my house and got a big fat check with capital gains at closing. What can you say about that fella?

I could tell you that you would have done much better investing your money in the stock market over the same 30 years that you paid off your mortgage. Don’t believe me about that one either?

According to the Washington Post:

“The Washington Post analyzed Shiller’s data and reported that, over the past 100 years, home prices have only grown at a compound annual rate of 0.3%, adjusted for inflation. The S&P 500, on the other hand, has had an annual return of 6.5%. That’s an awfully big difference.”

I can certainly understand why many readers may need to re-attach their jaws right now. After all, I currently own a single family home, and I bet a lot of you do to. But what else am I going to do, sell my house and rent forever? No, and neither are you.

As with any legend or myth, there is some truth to this argument. The reality is, that being able to lock in your payment on an appreciating asset is a beautiful thing for your overall wealth accumulation. The problem is, that a single-family house is not an appreciating asset. So what is the best solution?

If you are going to buy a home to live in, I would suggest that you look into a 2-4 unit “multifamily” house. The reason why is incredibly simple to understand. Your private residence will now cost considerably less for you to live there, as other people will rent from you and help pay off the house. With some of these savings you can invest for your retirement sooner in life. Plus, you will build equity over time on a “good debt”. We don’t even need the house to appreciate in value to make this plan work. Let me explain this even farther.

A good debt produces income for you, right?. We have learned that part already in this book. If 3 out of your 4 units are paying rent to you then the property will produce income. This now makes your personal residence a good debt. The rent payments should cover all the mortgage due plus the taxes and insurance on the property. Having 3 paying units will allow you to live in your personal residence for next to nothing. You may even find a deal that allows you to live payment free on your personal residence. No monthly mortgage payments to live in your house, now that’s how to start winning with money!

On top of all that, you are borrowing money in a property that will go up in value over time, even if it only keeps up with inflation. The best part is, the house can actually not appreciate in value and this will still be a winning formula. Maybe your personal residence’s return on investment doesn’t beat the stock market’s return over time, but you have to live somewhere while you are alive. Why not let it be a property that works with you to achieve financial freedom long term.

So if you are going to take on all the risk of a mortgage (and a big one at that), wouldn’t it at least make sense to understand what it all entails?

What’s The Deal with Mortgages?

A mortgage is the most readily available home loan opportunity and what most people are familiar with. When it is truly a home mortgage however, only two different parties are involved; the homeowner and the bank. A loan is provided to the individual from the bank, with the home used as collateral for the length of the loan.

If the agreed payments aren’t made on time, the bank can then begin the foreclosure process. They use the mortgage agreement to take over full control of the house. The bank will then sell the house in an attempt to recover the loan that had initially been given to the individual. Foreclosure homes are often sold via auction, as the bank wants to get back their funds as quickly as possible. The auction process will make the house being sold sell at a steep discount to the general market. This is because all auctions are sold “as-is”, “where-is”. In other words, you are buying the property in the shape you see it with all it’s flaws.

The key factor in the foreclosure process is time. The process can be very time consuming for the bank involved. It often takes several months or up even up to a year to clear the legal system and finally gain possession of the house. Many states also have contingency plans where the homeowner can get the home back very late into the foreclosure process if they can catch up with their payments. Because of the time and money involved in the foreclosure process, most lenders prefer issuing a deed of trust instead.

Deed of Trust

In a deed of trust situation, a third party is involved. This third party is referred to as the “trustee”, or he who holds ownership of the home until the loan is repaid in full. The homeowner is still responsible for making payments to the bank, and once they have repaid the loan, the trustee holding the deed of trust will release it to the individual.

The bank can reclaim the house if payments are not made, just as with a mortgage. The home is reclaimed directly from the trustee however, and the long, lengthy process of a mortgage is non existent. This is because both the bank and the individual never actually held title to the home. Banks prefer the deed of trust arrangement as they can get title to the property and resell it much faster than if a mortgage is in place. A deed of trust also reduces the administrative costs (read legal fees) and length of time between foreclosure and getting the home resold.

Ultimately, when it comes down to it, lenders will desire a deed of trust arrangement while buyers will want a mortgage. Not all states allow deeds of trust and the terms can differ dramatically from state to state. As such, if a bank is pushing for a deed of trust, you should review the state guidelines with a real estate attorney to ensure you clearly comprehend the risks and whether or not a mortgage is even available in your specific state.

Basic Components

As with all other types of installment loans, mortgages have interest and are scheduled to be repaid over a set period of time. Most mortgages are up to 30 years, though repayment plans up to 50 years can be had. All types of real property are secured with the property itself as collateral.

A mortgage is still the primary method used to finance private ownership of residential and commercial property in the United States. Although the methods will differ in various countries, the basic components are similar to ours. These are the common terms used in mortgages and deeds of trust.

Property: The physical residence being paid for. The exact form of ownership is determined by the agreement entered into; either a Deed of Trust or a Mortgage.

Mortgage/Deed of Trust: This is the secured interest of the lender in the property, which may or may not include restrictions on the use or disposal of the property.

Borrower: The person borrowing funds to finance the “asset” and is creating an ownership opportunity in the property.

Lender: The party offering the financing money, but it is usually a bank or financial institution.

Principal: The original total amount of the loan, this may sometimes include other costs. Whenever any principal is repaid, the principal amount will reduce in size.

Interest: The profit or financial reward gained by the lender for the use of their money over time.

Foreclosure or repossession: The process where the lender has to foreclose, repossess, or seize the property under certain situations.

Other terms are more prevalent in different countries, but the above referenced terms are the essential components of a mortgage in the United States. Most governments regulate areas of the banking and lending industries within their respective countries in order to prevent fraud.

Lenders provide loan funds for properties to earn interest income, or make profit. Lenders generally borrow these funds themselves since they do not have enough capital to lend over and over again without replenishing their coffers. The price at which other lenders lend out these monies affects the cost of borrowing as well. Lenders can also sell the mortgage loan to other parties after closing on the deal.

Mortgage lending also has to take into account the risk of default on the loan. In other words, the assumed risk is the likelihood that the funds lent will be repaid as agreed. If they are not repaid as agreed, the lender will foreclose on the real estate assets as we have previously mentioned. This is not the preferable method of most banks. Banks prefer to have the interest funds to re-invest for more interest. They are not interested in a property to maintain and sell.

Mortgage Underwriting

Once the mortgage application enters into the final stages of preparation, the loan application is moved to a mortgage underwriter. The underwriter verifies all the financial information that the applicant has provided, and makes sure it is correct and valid. Verification of the applicant’s credit history will occur. The house is then appraised, or given a value relative to similar properties in the area.

The income and employment information of the applicant will also need to be confirmed by the underwriter. The underwriting process may take several days to complete. It is advisable to maintain your current employment and not open any new credit while undergoing the underwriting process. Any changes made to the applicant’s credit score, employment records, and/or financial information can lead to the loan being denied.

In the case of a fixed rate mortgage, the interest rate remains fixed, or locked-in, for the duration of the loan. In the case of a monthly repayment plan, which most mortgages are, the payment will remain the same amount throughout the entire loan. Please note that the amount of escrow and taxes will fluctuate every year as we discussed earlier.

In an adjustable rate mortgage, the interest rate is generally fixed for a set period of time, after which it will periodically adjust up or down based on the market index. The rate may adjust monthly or annually under the terms of your financing agreement.

Adjustable rate mortgages are not to be taken lightly. Adjustable mortgages transfer the risk of rising interest rates from the lender to the borrower, and thus are largely used where fixed rate funding is difficult to obtain or prohibitively expensive. Since the risk is transferred to the borrower, the initial interest rate may be between, 0.5% and 2% lower than the average 30-year fixed rate. We do no recommend an adjustable rate mortgage for a primary residence.

The interest charged to a borrower will depend upon the credit risk and the interest rate risk. The mortgage origination and underwriting process involves checking several factors including, credit scores, debt relative to income, down payment available, and other current assets owned by the borrower. Jumbo mortgages (mortgages over $417,000 in most of the United States) and subprime lending (borrowers with a credit score under 620) are not supported by government guarantees and face much higher interest rates than standard mortgages.

Now that we have covered one of the biggest financial decisions you will make in your life, buying your personal residence, let’s turn our attention to another big “truth” told in America today. You simply MUST get a college education.

Big Lie #2 – You Must Get a College Education

Okay, so maybe this was sound advice 50 years ago when a majority of people did not already have a college education, but it simply no longer applies in today’s society. Most people can spend a fraction of college costs on certification and/or job training and find meaningful employment. Let’s talk about student loan debt for a bit and why college is not a “good” debt.

In the United States, student loans were not even an option until the 1960’s. In hindsight, a simple law that should have opened the door of opportunity to many more students, quickly got out of control. It took less than 20 years for reality to set in about student loans.

In 1958, the United States was only 13 years removed from World War II. Within our country, there was a legitimate concern about the spread of communism and how to combat it. Most people from the World War II generation will be able to recall the legitimate fear regarding communism. At one point, the United States even went as far as having public hearings, called the McCarthy hearings. Many high profile celebrities were called to testify before Congress in an attempt to expose communism among movie studios.

In an attempt to make sure that the United States stayed competitive with the Soviet Union, especially in regards to math and science studies, Congress decided to pass the National Defense Education Act in 1958. In 1965, the Johnson administration created the guaranteed student loan, or Stafford loan program. Since 1965, the cost of a college education has outpaced inflation by more than 2 1/2 times.

According to an article entitled, “The History of Student Loans in Bankruptcy“, the cost of a higher education amended for inflation is absolutely startling. According to the author of the referenced article, Steven M Palmer, in 1980, the average cost for tuition and room and board at a public institution was $7,587 adjusted for 2014 dollars. So what’s the problem? By 2014 that same, exact education now cost $18,943; more than 2 ½ times the rate of inflation. Unfortunately, the news only gets worse as we go along.

If we continue down that same train of thought, loans are also becoming more necessary for someone who wishes to attend a college or university. In 1981, for example, someone who worked a minimum wage job could work full time in the summer and earn almost enough to cover their annual college costs. By 2005, that same student would have to work the entire year and use every penny of their earnings in order to attend school.

Between the years of 1958 and 1976, the United States government began to see a problem with their plan. Prior to 1976, student loans could be discharged in bankruptcy proceedings without any constraints whatsoever. As the economy began to sour in the 1970s however, change was enacted. The federal bankruptcy code was enacted in 1978, and the ability to get rid of student loan debt in bankruptcy was drastically changed.

The article goes on in detail, explaining that between 1978 and 1984, only private student loans could not be discharged in bankruptcy. As the situation continued to worsen, and more and more people were getting into debt via student loans, the government continued to restrict bankruptcy discharges.

Changes were made to bankruptcy laws in 1984, 1990, 1991, and 1992. In 1996 the federal government even allowed Social Security benefits to be considered as income towards repaying defaulted student loans. In 1998 more changes were made again. By 2001, changes were made again allowing disability and retirement benefits to be considered as repayment income.

Basically, as the United States government became aware of the problem that they created, Congress continued to modify the bankruptcy laws, to make sure that student loans had to be paid back even when someone declared bankruptcy. They began changing the income requirements for repayment as well. Ask yourself a simple question, why is this?

Now that you have been informed of this new information about student loans, it should be obvious that student loans should always be considered a bad debt. In fact, let’s continue to go into this a little deeper still. What about the fact that a college graduate will earn more money over their lifetime?

Technically, it is a true statement that a college graduate will earn more money over their lifetime of earnings than someone that does not attend college. But once again we are only being sold on part of the story. In reality, the average college graduate will not earn enough money to offset the student loan payments and interest accrued on their debt. In fact, a college degree isn’t even a good indicator of whether or not you will get ahead in life.

Are Student Loans a Good Indicator of Success?

There can be no doubt that members of our government were simply trying to encourage its citizens to get a better education. This is most likely the reason that the laws were passed to help ensure every student could go to college if they wished to. So how did a good idea go so bad?

After World War II, the United States government saw the success of the G.I. Bill. The G.I. Bill ensured that military veterans would receive their college expenses paid for by the US government. Based upon the early success of the G.I. Bill, low interest loans were made available to all Americans by 1965.

The college graduation rate in the early 1960s was only 7 to 8% by the time most of these laws went into effect. In other words, a college graduate that was looking for a new job represented only one out of twelve applicants.

By today’s standards, more than 30% of the population has at least a bachelors degree, and more than 60% has some college education, up to and including an Associates degree. At this point, the American workforce has so much education that almost everyone who applies for a job has some college education on their resume.

Based on the college graduation rate of the 1960s, the notion that higher education was better than entering the workforce straight out of high school became a common theme. Multiple generations of Americans have now been sold on this lie. At one point in time, statistics were presented that showed college graduates would earn as much as $3.4 million more in their lifetime than students who didn’t graduate with a college education.

Unfortunately, due to the rising demand that student loans created, the cost of a college education began to rise much faster than the rate of overall inflation. This meant that families began to devote more of their income just to pay for college costs. At this point in time, annual tuition has entered into the tens of thousands of dollars per year. College expenses are so high that they have even outpaced families in the upper middle class. Many more students have had to turn to student loans to pay for their education, even if their family has some money set aside.

Today, more than 71% of students are leaving school with student loans, according to studentloanhero.com. Additionally, even though the average college graduate earns $17,500 more annually than a high school graduate, loans for a basic 4 year degree are now topping $60,000. A repayment on that type of loan equals a small mortgage payment in some parts of the United States. Students are dedicating $400-600 per month on student loan payments. According to the Economist magazine, this means that a lot of students with degrees are actually, “…worse off than if they had started working at 18.”

With more and more students understanding that they are probably going to incur student loans as part of their education expenses, people have begun searching for ways to reduce college costs overall. Let’s continue to go down this path of having a higher education at any cost.

The Dangers of Student Loan Debt

For high school students who are searching for ways to reduce the cost of a college education, your local community college has probably been pitched as a way to reduce your overall expenses and avoid larger debts by attending a more expensive four year university.

Many, if not all, financial advisers actually flat out recommend that you complete your first two years at a community college before transferring credits to a four year university. They claim that this is a sure fire way of cutting overall college costs by as much as half, thus minimizing your need for college loans. So far this sounds like really logical financial advice.

Community colleges usually have annual tuition rates that are well below those of a traditional four year college or university, and the two year route may really help in terms of overall cost management and the amount of student loan debt when finished. So where, exactly, is the problem with this plan?

As it turns out, statistically, community college students are more likely to struggle with their student loan debts AND are also more likely to default on payment of their student loans altogether. This doesn’t seem to make any sense now does it?

According to pewtrusts.org, “38% of two-year college students who started to repay their loans in 2009 defaulted within five years…”

So the bigger question is, why do community colleges have this problem that doesn’t seem to effect major universities?

The truth is that more people simply drop out of community college than a four year program. Some statistics report as many as 38% of community college students do not finish their program. Combine dropping out of school with the fact that high school graduates have lower paying jobs in the first place and you can clearly see the problem. A lot of community college students had to borrow money to live on while they went back to school which means they don’t have extra money to repay the loans.

Even though tuition and overall costs are a lot lower at community college, the students are not as committed to finishing their degree there. Some of this can be explained by age and educational levels in the household (community colleges have older students and more immigrants), but much more of it involves lack of education about the cost of higher education.

Minimizing, and Managing Student Loan Debt

What do we make of all these default and delinquency rates for students trying to find a way into the working world? What do we say to high school graduates who are looking for ways to minimize the cost of a traditional college education by transferring credits from a community college?

The answer is to avoid student loan debt at all costs. It is a much better option to just work your way into better situations, promotions, and opportunities within the work force. The average person will actually do much better for not having the student loans wrapped around their neck for the rest of their life. Especially since student loans can not be discharged in bankruptcy.

If you aren’t willing to take that as an acceptable answer, please at least heed some sound financial advice on student loan debt. Below is a list of things to do or look for in order to avoid taking on more student loan debt than you will be able to handle later on.

Keep ALL other expenses as low as possible

Managing or reducing your overall college expenses may mean living at home with your parents and packing your lunch instead of eating on campus every day. Working part time or full time while you go to school in order to pay for it is an even better idea.

Constantly be looking for scholarships and grants

You can cut your college costs by seeking out scholarships and grants. Scholarships and grants provide you with financial aid that, unlike a student loan, does not need to be paid back.

If you’re a working student, make friends with the human resources department at your employer. Some employers offer tuition reimbursement programs or professional development benefits that can help you reduce the cost of your education.

Always complete your degree program

For college students who must rely on student loans to get through school, the single best predictor of successful repayment is actually graduation. Students who have completed their degree are the most likely to repay their school loans without defaulting.

“Just 15 percent of community college graduates default on their college loans, compared with 27 percent of community college dropouts,” according to the Institute for Higher Education Policy.

Students who spend one year or less in school are the most likely to run into repayment problems on their student debt. This is often because they can’t find a job or the job they do find doesn’t pay enough to enable them to make their student loan payments on top of life’s normal expenses.

Do not borrow more than is required

Borrowing more than they need is very problematic for community college students because the federal education loan programs offer the same maximum loan amount regardless of what type of school you attend.

The maximum federal undergraduate loan available each year will typically cover the cost of all tuition and fees at a community college plus a few thousand dollars available for books, transportation, and living expenses.

That extra money can be very tempting to use. Living expenses pose a major challenge for many college students, regardless of what type of school you attend. How you plan to pay for your living expenses while in college can mean the difference between manageable and unmanageable levels of debt when you finish.

Having a plan to pay for your living expenses without resorting to maxing out your student loans will significantly reduce the amount of money you need in order to complete your degree. The less student loan debt you have when you graduate, the lower, and more manageable, your monthly payments will be. Having lower payments also means you will be able to pay those loans off faster.

Before we conclude this section on student loans, I believe it is important to cover the different types of student loans and how they can impact your financial future.

Not All Student Loans Are Created Equal

Federal education loans are issued directly by the federal government and they carry a fixed (locked in) interest rate, along with very flexible repayment terms. Federal student loans also have multiple options for postponing or reducing monthly payments based on financial circumstances. Federal student loans are generally low cost and lower interest loans.

Private education loans, which are not issued by the government, are issued by banks, credit unions, and other private lenders. These loans often have variable rates. Private loans are credit based loans that typically carry higher fees and interest rates than their federal counterparts. Private student loans offer fewer options for financially distressed borrowers to be able to postpone or reduce their payments as well.

One major difference between typical consumer loans (think auto loan) and a student loan is the deferment period. With a car loan, payments on the principal begin almost immediately, even if they are relatively small at first. In other words, with every payment made you are slowly paying down the total balance of the loan.

In contrast, all federal education loans and a lot of private education loans allow students to defer making any payments while the student is still in school. The repayment of the loan is then delayed for years in most cases while the student finishes their education. This comes with a cost of course, as there is not a delay on interest charges.

Except in the case of subsidized federal student loans (in which the government will cover the interest while a student is in school and are also awarded only to students who demonstrate the most financial need), interest begins to accumulate on college loans as soon as the loans are issued, even if a student is deferring payments.

This accumulation of interest may take place over months or years, quietly running up the balance on a student’s school loan debt to alarmingly high levels.

If we add up all of these small details about student loans, then we begin to understand the much larger picture. Yes, it is true that college graduates will make more money than non-college graduates. The problem with that mathematical equation however, is that we are not calculating the amount of interest and debt repayments that come out of that extra income. When you begin to peel away the layers, we get a much clearer picture.

At this point in time, it just does not make any mathematical sense to enroll in college UNLESS you have a clear path to a high paying career. The amount of debt that one must take on in order to complete a basic four year degree far outweighs the difference in income for an average degree. If you are not looking at a masters or doctorate level career, then I believe the additional income to be truly insignificant for the amount of debt that you will have to incur.

The math no longer makes sense for kids to accumulate debt in order to get a basic degree now does it? That is why America is still being sold on something that no longer applies in today’s new economy. Going to school after high school still helps you earn more money longer term. Unfortunately, the gap is closing quickly for a lot of majors. When you figure in years and years of loan payments that accumulate interest and never go away, the math becomes a lot clearer.

For further reading and research on this topic, I suggest this article. The article, by Nikelle Murphy, specifically points out 10 college degrees that are almost worthless to employers now. Not only is it a great read, but it may help you make a much better decision in life.

I think there is one more point that needs to be made at this time. The new economy that involves the Internet has also broken down the barriers between educated and non-educated citizens. Much like Bill Gates and Steve Jobs did to the computer industry years ago, so has the Internet done to this generation. You literally have college dropouts, high school dropouts, and teenagers, making vast sums of money via the Internet.

While it is important to note that this path is not for everyone, not attending college and pursuing your own business via the Internet is a viable option for some people. If your long term plan does not involve traditional education than you should heavily consider an Internet based business. I specifically like creative and art driven people to consider this road of success as opposed to “graphic design” schools.

Now let’s tackle the next myth head on. That is, you must save a lot of money in order to retire.

Big Lie #3 – You Must Save A Lot Of Money For Retirement

How much money do you need to retire? One million? Two million? More or less than that amount?

No one, and I mean absolutely no one, has a realistic number that you can just plug in and use as a goal for your retirement accounts. The reason why is because one thing is constant in the world we live in, inflation.

Inflation is defined as:

“A sustained, rapid increase in prices, as measured by some broad index (such as Consumer Price Index) over months or years, and mirrored in the correspondingly decreasing purchasing power of the currency.” This definition is according to businessdictionary.com.

So what does inflation have to do with America being sold a big lie about saving money for retirement?

The truth is you will never be able to save enough for retirement. Even if you were to put away 20% of your before tax income from the day you turned 21, you will never have enough for retirement without generating additional income. How can I be so sure this is true? Inflation erosion.

I can hear some of you rolling your eyes already. You are probably going back in time and imagining the job you had a 21, and starting to calculate what 20% of your before tax income would have been. I will save you the math.

Let’s assume for the sake of argument that you earned $100,000 per year, every year for 40 years. In this example, you would have earned $4 million in your adult life. You were also one of the lucky ones, and you were able to retire at the age of 61 since you saved so diligently.

Now using these exact numbers, 20% of your pretax income would be $800,000. But let’s also assume that you invested wisely, and that you were able to grow your $800,000 retirement fund by a 250% return over the 40 years. $800,000 times 250% equals $2 million. A lot of you reading this right now are probably going that’s incredible! I agree completely.

So what is inflation erosion and what does it have to do with my retirement account you ask? Inflation erosion is a technical term based on the belief that savings are being erased faster than ever because inflation is rising faster than the average income.

So at this point, you are probably asking how I can be so confident in my mathematical calculations? As it turns out, once again the United States government is supplying all the information we need. Specifically, the United States Bureau of Labor Statistics produced the following chart attempting to track inflation for just one 12 month period.

The base line for inflation is 1.8% per year for the 2011-2012 period referenced in the above chart. In reality, medical care is almost doubling the rate of inflation every year. Additionally, housing and transportation services are outpacing inflation as well. If we add in discretionary spending, such as higher education and new cars you can see why your dollar is not going as far as it used to. There is no way to “out save” inflation.

So going back to our example, you retire at the age of 61 with $2 million in your retirement account. The problem is, based upon inflation, that $2 million doesn’t go near as far as it used to. Let’s look at a really specific example.

The exact same Bureau of Labor Statistics, has a really neat online calculator. This online calculator will show you exactly what inflation has done to the US dollar over time.

For our specific example, a person working for 40 years between the ages of 1960 and the year 2000 would retire with a $2 million retirement account. However, in order to have the same spending power in the year 2000 that their money had in the year 1960 when they started saving, you would have needed to accumulate $11,522,184.30.

Yes you just read that correctly, in order to have the same spending power that $2 million had in 1960, by the year 2000 and you would have needed more than $11 million! Unfortunately, I don’t see any scenario in which this gets better going forward.

But there’s another other thing I’d like to point out as well. During the years 1960 and the year 2000, a majority of working Americans received some form of pension and will collect full Social Security payments. I want to stress to you that I’m not making a political point here, but rather I am telling you that my generation and the generations behind me will not receive pensions. They simply do not exist anymore in today’s world. As for Social Security, it’s anybody’s guess how long that’s going to stay around.

To make this new information sound even more dire, this specific data was supplied by the US Bureau of Labor Statistics. Yes, the United States government acknowledges that this is a real mess and has zero solutions to fix it. Obama care? Trump care? Neither one will fix the mess that insurance providers, politicians, and pharmaceutical companies have created when it comes to healthcare.

Now let’s talk about your income for just a moment. Are you currently making $100,000 per year? Are you even making more money than you did last year? Are you making more money than you ever have in your life? Probably not.

According to USA Today, Americans finally got a raise in income level during the 2015 tax year. The article says that incomes rose for the first time in 8 years, meaning that incomes had not risen at all since 2007. The same article continues on stating that most Americans don’t feel like they got a raise in income because after adjusting for inflation their true level of income has not matched the levels of 1999. Depressing isn’t it?

So for 16 years straight, the average US household has made less money than before. Once again the data was supplied by our own government. The data for this specific USA Today article was supplied by the United States Census Bureau. The same government that is supposed to be guiding it’s citizens and providing a portion of their retirement has acknowledged that it is failing you.

Is Social Security even going to be available for another generation? Are we creating more jobs that pay a real living wage? Are expenses going down every year? Are incomes going up? The answer to all of those questions is “no”, and I don’t see any reason to believe they are going to be fixed any time soon.

So now we come to the fourth and final lie that is being taught to most Americans, you must avoid all debt in order to succeed in life. Debt is evil! All debt is bad! The credit card companies are ruthless with their aggressive advertising!

Do me a small favor and hear me out on this next part. It really might just change the way you look at things going forward in your life.

Big Lie #4 – You Must Avoid ALL Debt

Ah, yes. Stand up my Dave Ramsey loyalists and scream at me! ALL DEBT IS BAD!

What if I could prove to you it isn’t? In fact, what if I could show you documented proof that debt can actually make you wealthy beyond your wildest dreams?

You have probably heard some stupid expression over the years about how 90% of all millionaires got to millionaire status by investing in real estate. Think back to where you first heard such a crazy thing. Was it a friend that said it?

At one time in life, I repeated this to people as well. In fact, just last year I wrote a blog post that referenced the fact that 90% of millionaires started in real estate. I am guessing that this expression started somewhere in the real estate circle years ago. Most likely a Realtor or mortgage broker started this silly expression trying to convince someone to buy real estate. Can you become a millionaire by owning real estate? Yes. Did 90% of all millionaires achieve their wealth through real estate? No.

According to an article, on Financial Uproar, most millionaires do in fact OWN real estate, but a good portion of them did not use real estate to become wealthy. According to their own admission:

“…90% of millionaires do not come from real estate. Most millionaires come from a combination of success at work, owning a business, and investments, mostly in equities.”

So why do we assume that people who have loads of debt in real estate holdings are wealthy? Does owning something other than your own house make sense long term? Absolutely, as long as it is purchased, repaired, maintained, and managed correctly.

The case for using real estate as part of your personal wealth building plan is a strong one as long as you follow all the rules outlined below. If you want to make money in real estate you must follow the path that many before you have laid out.

The 4 Rules of Investing in Real Estate

Cash Flow
Buy Below Market
Use Leverage Correctly
Take Every Tax Advantage

The cash flow on an investment in real estate must be positive by as much as possible. Simply put, the difference between what you can rent the property for and your mortgage payment must be a positive number. In order to not get into financial trouble down the line, you must be able to put this money away for future repairs and unexpected bills.

I do also want to make one more note here. There are a portion of real estate investors that believe buying the right property at any price is advisable. Based upon their beliefs, they will argue that depreciation, amortization, and the tax benefits of owning real estate as an investment, will make up for any cash flow losses. I strongly urge you not to listen to this advice.

As with any other investment, there are a multitude of general rules that are being taught on the Internet. My biggest suggestion would be to listen to someone that actually owns investment real estate as opposed to someone writing an article on it. If you simply ask for assistance, most people will be willing to share their opinions and advice about their own business.

Buying below market is paramount to making future gains on your property. Paying down the mortgage alone is not great use of your money. We have already looked at why that doesn’t work very well. If you can not add value to a property between the time you buy and the time you sell, then you must get a discount when buying it.

We have already outlined good debt and bad debt. Using debt to make money is a good debt. If you can lock in a payment on the property that offers positive cash flow, then you are making money by using debt. Leverage should never be a long term plan by itself. Use debt along with the other 3 rules to make money.

I would also strongly advise against taking large loans against the property. While in some cases you may be able to get financing up to 95% of the purchase price, I would not advise going this route. The only time that it makes sense not to use a large down payment, is when you are planning to flip a property within a two year time frame. If you are truly buying an investment property, then you probably have no plans of selling it anytime soon, so lock in a great rate with no PMI (private mortgage insurance).

You must also take every single tax advantage available to you as well. Hire a good accountant or pay for professional advice if you are in doubt about anything. The tax advantages of owning rental real estate along with positive cash flow can be simply astounding over the long term.

There are two terms that you also need to become really familiar with. I have already hinted at it, but depreciation and amortization are your friends. I will quickly define both below.

Depreciation is defined as being able to write down the value of an asset over time, based upon common wear and tear.

Amortization on the other hand, is the ability to offset your income by deducting the loan payments as they are incurred. In other words, you will be able to deduct the interest expenses of the mortgage, and a portion of the principal, against the property’s rental income.

I am going to really stress that ALL 4 of these things must be present in order to make it a good investment. If any of the 4 rules are missing in the deal, then you are taking on an extremely risky debt. Don’t do it!

Are their other examples of using debt other than just real estate to help build wealth? Yes.

Many people have borrowed money to start a business, or take their business to the next level. Remember the rule of using debt, if you can make more money by using debt than it is worth considering.

I want to also stress one key point about business loans. Borrowing money to simply increase a business’s revenue without being able to generate additional profits, is just plain stupid. In order to even consider taking on a business loan, you must be able to mathematically prove that the additional profits would be more than enough to repay the loan.

Let me say that one more time to make sure everyone hears this clearly. Before you even consider talking about a business loan, you must be able to mathematically prove that the additional profits generated would be more than enough to repay the loan. I prefer to use a calculation of 2-3 times more profit dollars for the risk of taking on a loan.

We have now clarified what the four “truths” are that Americans have been taught when it comes to personal finances. Additionally, I hope that I have also provided some factual evidence for why I believe that these four truths are not sound financial advice going forward.

So now that we know excelling at work, having a business, and making smart investments in both real estate and stocks are the key to your financial future, let’s get right into starting your own business.

Book links: Goodreads and Amazon

About The Author:

Donnie Masters is the current owner and president of Masters Investment Group. He is an accountant for a small private business, as well as an American book author. Donnie was born and raised in Martinsburg, West Virginia.

In 2015, after having spent more than 15 years as a restaurant manager and retail store manager, Donnie began working on his first book. was published in June 2016.

Mattress Buying 101 is a how-to book on properly buying a mattress. The book was written as a guide to help the average consumer purchase the best mattress for their budget. Donnie’s inspiration for writing the book was based on his career at Sleepy’s, where he rose from salesperson to district manager in just 3 years time.

After his first book’s success in the small niche genre of mattresses, Donnie decided to write again on a couple more subjects he knew about, business and money. Start Winning With Money was started in September of 2016.

In early 2017, Donnie founded the Masters Investment Group and began focusing his energy on financial education. He continues to actively work as an accountant and write full time.

Contact Details:

Website: http://www.donniemasters.com/
Twitter: @realdonniem
Facebook: http://www.facebook.com/realdonniemasters
Email: mastersinvestmentgroupllc@gmail.com

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