Passive Income Expert: Buying A House Makes You Poorer Than Renting!

The Diary Of A CEO 2h15 6 min #9
Passive Income Expert: Buying A House Makes You Poorer Than Renting!
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Summary

  • JL Collins, author of The Simple Path to Wealth, argues that financial independence comes from three principles: avoid debt, live on less than you earn, and invest the surplus — primarily in low-cost, broad-based stock index funds. He challenges conventional wisdom around homeownership, high incomes, and financial advisors, emphasizing that freedom, not luxury, should be the goal.

Rethinking Money and Freedom

  • Most people think of money only as a means to buy things, but its greater power is to work for you through investing — buying your freedom rather than just possessions.
  • Financial independence means work becomes optional; you’re no longer beholden to a paycheck, which Collins describes as a form of limited freedom or even “slavery.”
  • Money doesn’t guarantee happiness, but the lack of it creates enormous stress and anxiety — removing that burden is often more impactful than adding luxury.
  • Collins shares a parable from his book: a successful minister tells a humble monk he should “cater to the king” to escape poverty; the monk replies, “If you could live on rice and beans, you wouldn’t have to cater to the king.” The lesson is that needing less is a form of wealth.

Why Buying a House Can Make You Poorer

  • Collins argues that buying a house is often a poor financial decision, especially for those seeking early financial independence, because:
    • People typically buy the most house they can afford, stretching their finances thin.
    • The bank profits most when you borrow the maximum — it’s not in your best interest.
    • Mortgage payments are just the starting point; maintenance, taxes, renovations, furnishing, and repairs add significant variable costs.
    • Renting offers predictable costs and flexibility; homeownership locks up capital that could be invested.
  • Houses are expensive indulgements, not reliable investments — their value depends heavily on location and timing (e.g., San Francisco vs. Detroit over different decades).
  • Younger generations face particular challenges: home prices have risen over 300% since 1980, far outpacing wage growth (~15% since 2000), and mortgage rates have surged past 7%.
  • Flexibility matters: renting allows you to move quickly for opportunities; selling a house involves high transaction costs (commissions, taxes) and can trap you geographically.
  • Collins’s own brother advised him at 20 that a house was the worst investment he could make — not because of the asset itself, but because of the lost flexibility during a dynamic career phase.

The Simple Path to Wealth

  • The three-step formula: avoid debt, live on less than you earn, invest the surplus.
  • Debt is a “ball and chain” — especially consumer debt (credit cards, car leases). Business debt is more nuanced, but personal debt should be eliminated aggressively.
  • To pay off multiple debts, target the highest interest rate first while paying minimums on others — this gives the highest return on your money.
  • The discipline developed while paying off debt becomes the foundation for building wealth afterward.
  • Collins saved 50% of his income from his very first job ($10,000/year salary, saved $5,000) — not out of deprivation, but because freedom was the thing he wanted most.
  • He reframes spending choices: choosing a Volkswagen over a Mercedes isn’t deprivation — it’s choosing where to allocate your money, with freedom being the ultimate purchase.

The Power of Compounding

  • Compounding is a “hockey stick” — growth appears slow for a long time, then skyrockets. People often can’t believe the math even when they can do the arithmetic.
  • Example: investing $500/month at 8% annual return for 35 years yields over $1 million — you contributed ~$200,000 but earned ~$850,000 in growth.
  • Starting early is the greatest advantage: young people have decades for compounding to work.
  • For children: if they earn income (even from part-time jobs), parents can fund a Roth IRA (up to ~$7,000/year) that grows tax-free forever — an enormous head start.
  • Collins’s advice: invest and don’t tinker. Jack Bogle recommended not opening statements for 20 years. Charlie Munger warned that the worst thing an investor can do is “get in the way of compounding.”
  • Collins’s girlfriend is his best investor — she forgets her password and only checks every two years, avoiding emotional reactions to market swings.

Investing: Index Funds Over Everything

  • Collins advocates broad-based, low-cost stock index funds like VTSAX (Vanguard Total Stock Market Index Fund), which owns virtually every publicly traded U.S. company (~3,600).
  • Index funds are “self-cleansing”: successful companies rise to the top of the fund automatically; failing ones fade away without you having to predict anything.
    • Example: Sears dominated for 100 years, then Walmart and Amazon replaced it — index fund owners benefited from all three without making any decisions.
  • Bitcoin is speculation, not investment: Collins acknowledges early buyers got lucky, but without a crystal ball, past performance doesn’t guarantee future results. Bitcoin is too volatile to function as a currency and currently serves no proven utility beyond speculation.
  • The beer analogy: A stock’s price = beer (fundamental value: sales, profits) + foam (speculation, hype, emotion). Short-term trading is playing with foam; long-term investing captures the beer.
    • Tesla has a lot of foam — its price reflects speculation about future plans, not current operations.
    • Warren Buffett’s skill was buying companies where the price reflected mostly beer, not foam.
  • Don’t sell when the market drops: Crashes are natural. Panic selling locks in losses. Staying invested means you accumulate shares on sale, and markets always recover.
    • Example: Amazon dropped to ~$1,500 in March 2020, then rebounded past $3,000 — selling during the dip would have been devastating.
  • Men vs. women in investing: Data from Vanguard shows men trade 45% more often, take 70% more risk, and have 50% more volatile portfolios — but underperform women annually due to overtrading, fees, and emotional mistakes.

Tax-Advantaged Investing

  • Retirement accounts (401k, IRA, Roth IRA) allow you to defer taxes — not avoid them.
  • Pre-tax contributions (401k/IRA) reduce your taxable income now; you pay taxes when you withdraw in retirement, ideally at a lower tax bracket.
  • Roth IRA contributions are made with after-tax money but grow and are withdrawn tax-free.
  • Employer matches are free money — always take full advantage.
  • Required Minimum Distributions (RMDs) force withdrawals starting around age 72-73.
  • Collins’s personal situation is unusual: he’s now in a higher tax bracket than when he contributed, so deferral didn’t help him — but for most people, it works well.

Do You Need a Financial Advisor?

  • Collins is skeptical: by the time you know enough to choose a good advisor, you probably know enough to do it yourself (at least for investing).
  • Conflict of interest: Advisors paid on assets under management (e.g., 1% of your portfolio) lose income if you pay off a mortgage or move money — their advice may not align with your interests.
  • Some advisors are good, but you must understand how they’re compensated.

Collins’s Personal Portfolio

  • ~80% in VTSAX (total stock market index fund)
  • ~15% in a total bond market index fund (bonds are loans to companies/governments that pay interest — less volatile but lower long-term growth)
  • ~5% in cash/money market
  • Two modest real estate properties (cabin in Wisconsin, condo in Florida) — small portion of net worth
  • He buys things from a “position of power” — once financially independent, everything is “free” because investments generate more than he spends.

High Incomes Can Be an Impediment to Wealth

  • Collins’s friend making $1 million/year was broke due to lifestyle inflation — expensive house, cars, schools.
  • Another friend who never earned more than $40,000/year achieved financial independence by following the simple path.
  • High earners face more social pressure to “compete with the Joneses”; lower earners face less of that pressure and can more easily prioritize saving.
  • It’s easier to get rich than to give up the idea that getting rich will make you happy.

The Emotional Side of Money

  • Spending is often tied to self-esteem and dopamine — buying things to feel validated, then selling them when the money runs out.
  • Young people struggle to care about their future selves — brain imaging shows we think of ourselves in 10 years the same way we think of a stranger like Matt Damon.
  • Collins never saved for “future JL” — he saved for the freedom it gave him right now (e.g., having $5,000 at 25 let him negotiate leaving a job to backpack Europe).
  • Divorce is financially devastating: Collins shares a friend’s story of a 6-year divorce battle costing tens of millions, with lawyers inflating asset values and dragging out proceedings. Even very wealthy people can be destroyed by divorce.
    • James Sexton’s advice: “There’s always a prenup — either you write your own or the government’s version applies.”

Regrets and What Matters

  • Collins’s two personal regrets:
    • As a child, rejecting a jigsaw gift from his father and hurting him — he learned empathy from this.
    • At 24, when his dying father said “I’m going to die tonight,” Collins deflected with false optimism instead of being present for the conversation.
  • On a cosmic scale, nothing ultimately matters — human existence is an infinitesimal smudge in the universe. But that’s liberating: life is the only one you have, so make it a good ride.
  • Treat people well, enjoy the journey, and recognize that the destination is rarely as satisfying as expected.
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