The 2-Year Blueprint for Buying Your First Rental Property (Starting from Zero)

Ashley:A lot of people tell themselves they’ll invest when they make more money. Today’s guest was a college freshman working midnight shifts at H&M when COVID hit and she got furloughed. That moment lit a fire. She went from no real estate knowledge to a house that fully covers her $3,300 mortgage. She is going to show us that the path to your first deal is actually a personal finance story before it is a real estate story.

Tony:And look, what I love about Mimi’s story is that it’s not about finding some secret market or getting lucky on a deal. She just built a system. She stuck to it for two years and that put herself in a position where investing was the natural next step. So if you’re trying to figure out how to get from where you are today to your first deal, this episode is a blueprint.

Ashley:This is The Real Estate Roofie Podcast. I’m Ashley Kerr.

Tony:And I’m Tony J. Robinson. And with that, let’s give a big warm welcome to Mimi, Mimi. Thank you for joining us with the podcast today. Super excited to have you.

Moumi:Of course. Thank you for having me. I’ve been listening to BiggerPockets for years, probably like everyone else, this is a dream come true. Well,

Ashley:Mimi, you were a freshman in college working midnight shifts when COVID hit and you got furloughed. Walk us back to that moment in time what actually changed inside you.

Moumi:Yeah. So I’ve always been the type of person who’s trying to find a way to make money. I started working when I was 16 through a summer youth program in New York and that led to me working at H&M my freshman year in college. I networked with a friend. She got me the job. But I remember being like, “Okay, this is my life now. I have this going on. ” I was an international studies major working at H&M. And then I got furloughed and my mom and I lived together when I was in college. I stayed in the city just to not have to take out loans after I graduated. So when that happened, I was like, everyone tells you go to school, get a job. But what happens when a life event causes you to lose your job? Now you’re like, “Oh, what’s going on?” And thankfully there were all of these things that happened where people weren’t getting kicked out of their homes right away, but it just still was a shock to me as a person who was always independent, even though I live with my mom. So I was like, “Okay, how can I get into making money? How can I support myself and not rely on what I’ve been told my whole life with the whole get a job, you’re secured, you’re good.”

Tony:So what happened from there, Mimi? I mean, you get furloughed and what’s your next step to try and rebuild that independence?

Moumi:So a lot of YouTube videos on how to make money online, how to start a business, investing in stocks, financial freedom. And that led me to actually starting an e-commerce business and a lot of people knew me for my hair. So I sold kits with hair products. I made a Shopify website. I did a quiz where people could pick out the color that they wanted, their hair type, and I’d recommend something. And throughout that year from 2020 to 2021, I grew my email list to about 5,000 people through that quiz. I was making pretty good money from that business. But the thing is, once real life started again and I had to go to school, it was really hard to be shipping out boxes by myself so I stopped. But I also changed my major to advertising and PR just because that was the closest thing we had to marketing and digital marketing at my school.I literally took a winter class and put it on a credit card just because I didn’t want any delays to my graduating and all in all that paid off because I landed an advertising job at AWS or at Amazon actually eight months before I graduated college.

Tony:Wait, Mimi, I just want to pause here quickly because for a lot of folks listening, sometimes the biggest obstacle to them getting their first deal is coming up with the capital to fund that purchase. Through this e-commerce shop that you were running, just ballpark, you said you ran it for … Well, I guess remind me how long you ran it for and how much revenue and potential profits did you actually make from that side hustle.

Moumi:Yeah. So I ran it for about a year. I was not that great at business so my financials weren’t great, but I knew there were weekends where I’d make $2,000 from that business. I have Shopify videos that I’ve taken of all of the sales and a lot of that was just through trying out influencer marketing. TikTok was pretty big at that time. So I just tried out different things.

Tony:That is amazing. And how old were you at that time? You were still in college when you did that?

Moumi:Yeah, I was maybe going into my sophomore year of college. So

Tony:Like 2021, somewhere around there?

Moumi:Yeah.

Tony:That’s incredible. And the reason I pause on that is because so many people who are listening, again, the financial piece is sometimes that biggest hurdle. And if you as a sophomore in college could figure out a side hustle to make 2,000 bucks in a week. And obviously there’s some costs associated with that, not all net profit, but if you could go out there and generate four figures in a weekend, well, then for the folks that are listening, there’s not a whole heck of a lot of excuses around why we can’t start something to start working towards that. So you get this actual career now, once you graduate, you’re working at Amazon. Do you start up the e-commerce store again or what’s the pivot from there to get you back on the path that you’re hoping

Moumi:For? Yeah. So I knew that when I graduated, I wanted to be making at least 75K. I would journal about that and everything. And so when I graduated, my base salary was 63K. I got a sign-on bonus year one and year two for about 30K. So to be honest, that first year I was making six figures. I just did not use that. When I tell you I did not see that 30K because immediately when they gave it to me, I put it in my high yield savings account and left it there. I fully lived on my base salary both years and that’s how I was able to kind of come up with the money that I did to buy my home.

Ashley:Now, Mimi, how did you do that? Because it is so easy to have that lifestyle creep to have that money sitting there and tap into it. What are some maybe characteristics or habits that you implemented at a young age to be able to stay diligent to not spend that money and not to increase your lifestyle?

Moumi:Yeah. So I got a roommate. I know a lot of people who as soon as they make some money, they might be like, hmm, I don’t want to live with anyone. But I got a roommate. I did not buy a car. I made sure to live somewhere where public transportation was close by and I just was really intentional about what I wanted to do. I knew the goal was financial freedom, building wealth. I knew that for me, my first path to that was buying a house during that time in COVID when I was looking up, building a business, all of that stuff, that’s when I came across BiggerPockets, Meet Kevin, all of these different people who were investing in real estate. And I was like, okay, this is my path. This is what I’m working towards. So I’m going to stick to that. And something that I always talk about is having a season of focus.Those two years were my season of focus. And to be honest, that first year I kind of got a little depressed, not because of what I was doing, but just because it was post-grad, you’re realizing that life seems like it’s just work and home, work and home. And I was like, okay, I don’t like the area that I’m living in. I want to live in inner city DC because I had moved to Virginia. And so I lived in DC and I lived in a sunroom because I knew that to me where I lived was not super important to me, but I wanted to be in the city surrounded by more people. So it’s kind of like just choosing the things that align with your life and then sacrificing … Or I don’t want to say sacrifice because that’s not the narrative that I want to give, but just having something that you are really intentional about and if you’re not happy with the way things are looking, it doesn’t mean get your mind off or step off of the path that you’re going towards.It just means changing things to still make your goal work, but you might be living in a sunroom for a year just because you want to live in downtown DC. But

Tony:Mimi, I don’t think sacrifice is necessarily a bad thing, right? I think if more of us could sacrifice in the short term, to your point, you said season of focus. If more of us could sacrifice in the short term, I think the long term prospects of our happiness and our fulfillment would be so much higher because typically we can’t get to that pinnacle without some level of hard work and sacrifice in between. So I don’t think we should shy away from that, if anything. I mean, you did sacrifice and it worked out for you. So the sacrifice is a good thing.

Moumi:It is. It is. I think that sometimes when people are thinking about building wealth, they think, “Oh, now I need to survive on Ramen. Now I need to give up my social life. I can’t travel as much.” But that’s what I mean by kind of focusing on one thing. I guess it’s perspective, right? Some people are like, “Hey, it’s sacrifice.” But I’m like, no, you’re not sacrificing anything that you want because you’re still intentional about what you want to do with your life, but you might be giving up this one thing.

Ashley:Now Mimi, a lot of our listeners are living paycheck to paycheck and may think that is really hard to save $2,000 a month, which it could be. What maybe mindset shift did you have or what are some recommendations that someone could be doing today to be able to save that amount of money a month?

Moumi:Again, generally just the way that you’re looking at things. So a lot of people or women in general, because I’m always speaking to women, oftentimes we don’t sit down and think about what we want. It’s like someone told us that that’s just not possible. I meet with a lot of people who are like, “Oh, hopefully I can do this. ” And I’m like, “No, yes, ully if you want to do this, this is what you need to sit down and get clear on that vision.” So if saving $2,000 a month is something that you want to do, because for me, I want to retire early and the compound interest calculator does say that I need to be saving 2,000 a month to do that. I’m like, “Okay, where do I want to be and how can I make that happen?” So right now, if my job is not giving me the amount of money that I want to make that happen, okay, now I know what I’m working towards and now I know that I need to spend a good maybe two to three months refining my resume, refining the way that I interview so that I can get a job that will allow me to save that $2,000 a month.I knew that I want to retire early. So maybe for me it was sitting down and saying, “I’m not going to be spending any of the extra money that I make through bonuses, through work. Even if I have a bit of extra through that base salary that I am spending, I’m going to put it aside because I know that I want to buy a house and buying this house means that my living expenses are low and I can be saving that tooth.” Just thinking, and sometimes people want that instant gratification. My journey took five years, five years of figuring out, oh, a job does not mean security. Okay, next step is making a job that gives me this amount of income so that I can put aside the money that I need to buy a house and just making it happen. And I personally waited two years after I started a job to buy my home, but I searched up so many programs and knew that if I graduated and got a job in my field, I could use that as proof of income to buy a home too if I wanted to.So just different things to make it work because you are intentional about making it work.

Tony:Now, Mimi, you set a two-year deadline before you actually want to start looking for your first deal, why two years specifically? And I guess maybe even more importantly, how did that specific timeframe kind of change how you managed your money during that time?

Moumi:I said two years just because I knew that two years meant no excuse. Two years meant I’ve had two years of work history because I was still dilly daddling on, okay, should I do this? Should I do that? There’s so many different ways to build wealth and this was just my path. So two years was my, hey, when you get here, there’s no excuse. You have the history, you have all of these things that you need to be able to make it happen. So when it came to managing my money to make sure that I would get to that two year goal, I would do funny things. So sometimes I did slip up where maybe I had a month of credit card spending. I would call my credit card company and say, “Hey, I want to lower my interest rate. I would like you guys to lower my limit because I know that when my limit is above this amount, I’m going to be spending on the credit card.” I did that for bills.I was kind of the crazy frugal friend and when I would meet people and we’d go out and they’d be like, “Oh, hey, can we go to a restaurant?” I’d be like, “Actually, that’s not in my budget today.” And some people are scared to tell people that, but I mean, it’s true, it’s not in my budget today to go out to a restaurant and I’m going to be honest about that. Can we go do something else? And nine times out of 10, something else was lower cost and it was still just as fun. So just things like that and not being afraid to tell people what I’m working on because sometimes when you do tell people what you’re working on, it makes it more real and people are like, “Oh, that’s a girl with a vision.” So I understand and I’m going to respect that.Nobody ever gave me any crap about saying, “Hey, that’s not in my budget right now.”

Tony:I love that. And I love the crazy frugal friend. You got to go grab that Instagram handle because that’s like super, super marketable for the people that want to follow in your footsteps. Okay.

Ashley:Well, Mimi, you did everything right on the savings side, but getting to your first deal was not as frictionless. And I want to hear about that because I think there’s a lot of rookie investors that assume once you have the money, the hard part is over. After the break, we are going to get into what the deal actually looked like and the mistake you almost made. We’ll be right back. Okay. So welcome back. Mimi, you saved the money, you hit your two-year mark and now it is time to actually buy. Let’s talk about what the search looked like and how did it not go exactly the way you thought it would or had planned. I guess first I want to know about you came in dead set on a duplex or a home with a walkout basement. You wanted a classic house hack set up.So what happened when you first started looking?

Moumi:Yeah. So when I first met with my real estate agent and told her what I was looking for, she said, “In this area that you are looking at, you probably will not find a duplex, but if you want a house situation, you’d probably find a single family with a walkout basement and a lot of people that’s the footsteps that they follow in if they’re looking to rent out part of their homes.” So that’s what I was looking for. We searched a lot of homes. Some of them were, I don’t want to say out of the price range that I could afford, but just because you’re pre-approved for 500K doesn’t mean you should be spending 500K. You got to run the numbers and see what makes sense depending on the rents you can get in the area and all of that stuff. So I looked and I found a few places, but then when we did the inspection, things did not turn out.And I knew that I didn’t want to get riddled with all of these expenses and having to fix so many things because I’m also still working. I want to get people in the house as soon as possible so that my rent can start being covered right away or my mortgage can be covered right away. So those were some of the considerations that I was thinking of as I was searching for home. I put in an offer, that one didn’t work out, put in another offer for a home that’s actually ended up being in the same exact neighborhood as the house that I closed on. And I really love this neighborhood too. I was like, “Oh my God, I love this neighborhood as close to the train, which means that I can get more people who don’t have cars, yada, yada, yada.” But that house didn’t turn out, someone ended up outbidding me.And finally, when I found this home, we did a first inspection, but the gas wasn’t turned on. So we were like, “Hey, gas is not turned on. We’ll do this preliminary inspection with what we have, but we want to come back and do another inspection.” And so we let the sellers fix up some of the things that they found in that first inspection. But then I was like, “Hey, I’ve done an inspection before and I just feel like what this person or this first inspector covered did not hit all of the things that I’ve seen in other inspection reports.” So I actually ended up calling someone else that was recommended to me by a different real estate agent and they were a bit more thorough. And those people found a few things. They found that the roof needed to be replaced. I needed to replace the water heater, crawlspace had some issues and these were all things that if I had went into blind, I probably would’ve cracked myself because I’m like, “Oh my God, I did not want to deal with all of this in the first place.” But that’s why it’s important to one, run the numbers and to really kind of just play around with different scenarios.I knew that this home was big enough for me to be covering my mortgage to do different things with it. If I wanted to Airbnb the room downstairs, I could do that. If I just wanted to house hack, I could do that. And I ended up deciding to house hack and just live in the place because I could not find that walkout basement situation that I was looking for in the first place. So yeah, I thankfully had enough money saved up after I closed to be able to do these repairs. But if I had gone into it blind, I would not have loved coming in and finding out that I had to do all of these things versus getting that second inspector to come tell me everything that’s wrong with the house. I was able to negotiate with the sellers and get some of those other things fixed or those deeper issues fixed and also fix some of the other things myself.

Tony:No, no, that’s super helpful because I think for a lot of folks, you hit on something we probably don’t talk about a ton, which is the variation and quality of inspections that you get back. And just like any other professional that we work with, property inspectors, they’re not all the same. And you could send two inspectors to the same property and they could come back with very different reports in the same way you could send two appraisers to the same property and they come back with different appraisals. We recently interviewed Ellie Ridge. It was episode 696 and she’s an agent based in California, but she’s also, her dad’s a property inspector and she has this big following on Instagram because she talks about property inspection. So if you guys are curious around maybe what are some of the things you should be looking out for, episode 696 is a good one, but Mimi, going back to your story, so you had to pivot, right?You’re hopefully initially looking for a duplex to this walkout basement, but you kind of settled on a more traditional residence. I guess walk us through exactly, what did you end up with? What did you pay for it and how does the income actually help in your goal of covering your mortgage?

Moumi:Yeah. So again, I knew that I wanted to close before 2026, that two year deadline and I just could not find a place that was one within the price range that I was looking for that had a walkout basement, two that didn’t have issues deeper than some of the things that I found in this home. And three, I guess those were probably my main two things. So I was like, “Okay, I want to make this happen. I’ve lived with roommates before. If I wasn’t buying this house, I’d probably still be living in an apartment with a roommate anyways. I just need some flexibility because I don’t want to share one bathroom with four other girls.” So when I found this home, it was on the market for maybe it had been on the market for a while and to be honest, the pictures that they put on Zillow were horrible.I can tell why it was probably on the market for a while, but when I came to the house, it was actually pretty great. It’s a four bed, three bath. So there are two bedrooms on the second level, one huge bedroom with a bathroom on the main level and then downstairs there’s like a small room with a bathroom and I was like, “Okay, that’s perfect. I can live upstairs, share one bathroom with one other person, and then everyone else kind of gets their own space in the house.” And that’s why even though some of the inspection items weren’t as great as I hoped for, I still went through with it because I was like, “Hey, these benefits outweigh these issues.” So I currently live in the house with three roommates and they all pay different prices because all of the rooms are different, but they do cover that 3,300 mortgage as mentioned.And what I would do is literally I would go on Facebook Marketplace, put pictures of the room, say, “Hey, I’m looking to have somebody move in soon, talk to them.” And you get a lot of different people. But the good thing is, so sometimes I hear people say, “Oh, you’re living with strangers. Doesn’t that get weird?” No, I get to interview these people. I get to talk to these people and actually see what their characters are, see if they’re okay abiding by rules and okay living with other people and ensuring that our harmony is in good standing because I live here too, but even if I didn’t live here, I’d still care enough about the people to make sure that I am vetting who’s living here. I use Avail to do the background check and all of that stuff and honestly, they all have the rents automated.So it’s been pretty good.

Ashley:And too, because you are living there that you get to decide is you don’t have to apply to the same laws and standards that a landlord was that has an investment property since you live on the property, you can use your gut feeling or deny you don’t have to just because somebody’s the first application in doesn’t mean you have to accept Tony to move in even though you get bad vibes from this guy.

Tony:I would be the worst roommate. But I think on that same note, Mimi, because you’ve never been a landlord before. So this is all like a new experience for you and there’s the added layer of being a landlord, but also being a landlord of your roommates. So how has that dynamic been and I guess what is your advice to someone who’s maybe thinking about taking that step for the first time as well?

Moumi:So I would say that when I lived in that sunroom in DC, my name was on the lease and I would just have roommates come in as a sublease type option. So it kind of felt like I was controlling everything already and that was like my trial period. Yeah. So I was like, “Okay, this is not too bad.” Again, went through the process, it’s not horrible so I wasn’t scared to do it again and I took a leap of faith because the first person I was already advertising this place before I even closed on it and I did get someone to sign before I even closed on it. And that’s risky because if I hadn’t signed on it, then I would’ve had to say, “Hey, sorry about that. ” But it hasn’t been super bad. So frankly, I work from home four days out of the five weeks and they all go to school or have their own jobs and I’m usually home.I think the on big point is the fact that we all share a kitchen. But again, one thing about this home, we keep that kitchen clean because to me, I don’t have an issue saying, “Hey, this is the one space where if you leave a mess, someone else is going to have to come here and work over the mess that you’ve made. So please, please, please just ensure that you are keeping the area as clean as possible for the next person.” Again, I do a process where when someone reaches out about the room, I will call them on Facebook like video, go over the room, go over the house, we’ll talk about us and our kind of living styles and I’ll say, “Hey, this is kind of what the vibe of the house is. This is what we’ve been doing. Is that something that aligns with you?” They say yes or no, we move forward with the application and set their move in date. Funny enough, I was listening to a podcast of yours earlier today where someone asked, “Oh, someone is not … ” My tenant reached out and said that they have not been paying rent. And I was like, “Well, I didn’t have an experience like that per se, but I did have an experience where one of my tenants did pay rent late and it was because she was having trouble logging into Avail. She changed her phone and it had gotten to a point where rent was maybe 10 days late and I was like, Hey, can you just send it on Zelle maybe? And she was kind of giving me like, oh, I need to go put this in here, do that, all of that. And I’m like, Hey, you and I spoke about a deadline, the deadline has passed and per our lease, I do have to put in that late fe that we spoke about.And she was like, okay, I understand yada yada yada. And she sent the front payment with the late fee the next day, but you can be scared to talk to people because at the end of the day, they’re in your house and it’s either we all are happy in this house, especially me because it is my house or it’s not going to be a comfortable living situation. And I don’t mean that in a, hey, you have to follow my rules way. I’m very conscious of just setting rules in the beginning so that we all follow it. I have a shared notes with all of my roommates so that we all see who’s next on the cleaning schedule. But when something doesn’t happen, you can’t be afraid to say, “Hey, it’s week, whatever it’s your cleaning week.” I was just wondering when you’d be able to clean the kitchen and the living room as we discussed.And nine times out of 10, they’re like, “Hey, I’m so sorry. I’ve been super busy this weekend, but I’ll get to it on this day.” And that’s usually it.

Tony:Can you talk to me about that? I don’t know if we’ve had anyone that’s mentioned the podcast about a cleaning schedule and a house act situation. Just give us the quick rundown. What is that and how do you leverage that? What’s the purpose of it?

Moumi:Yeah. I mean, so there’s four girls in this house and I share a bathroom with one person and her and I have a biweekly cleaning schedule, but then everyone who’s sharing the living room and the kitchen, we have a cleaning schedule and I’m trying to see if I can pull it up here to show you guys, but it’s very detailed. It’s like this is the cleaning schedule for the next three months. Every biweekly, one of us will clean and on that week as well, we’ll take out the big garbage can. And of course, if they came up to me and said, “Oh, hey, actually we’d like to get a cleaning person for the home,” I’d be okay with that because I’m fine splitting that. And that’s also something that I discussed with all of them before they moved in. If the cleaning schedule doesn’t work out, I’m totally okay if we all just pitch in on a cleaning lady, but just to ensure that the home is clean, it’s peaceful for all of us.It’s right here where I have the names of everyone. We might have to walk that out because it does have my roommate’s name. We have biweekly cleaning rotation, general house rules written down, trash and recycling. I’m a very thorough person and everyone follows it, thankfully. Even certain times when maybe one of my busy roommates will say, “Hey, I actually cannot clean this Sunday, but I’m setting time to clean on Monday because I’m going to do this. ” Then it’s just like, “Oh, okay, great.” So it’s been good.

Ashley:I mean, I feel like it has to be such an important part of living together because I could see it in a house hack not setting those expectations and it’s like, okay, you make dinner or something in the kitchen to wipe the counters and do things like that, but who’s vacuuming under the couch if you don’t have a set schedule like that or something, you spill something, okay, you clean it up, you pick it up. But other than that, I feel like it would be difficult to have everyone equally do their part to do kind of that more in depth cleaning.

Moumi:Yeah. So that’s why it’s nice having that schedule because then there’s no, “Oh, this person didn’t do this or oh no, you see everyone is on rotation so everyone is doing their part and as long as everyone is doing their part, then we’re all happy. We all value a clean home and this is how we’re going to do it. ” And that’s how I present it too.

Ashley:So before we take our next break, I want to look back at the whole process from you being furloughed to funding this first deal. What is the one thing you wish that you would’ve known at the start that would’ve saved you the most time or even more money?

Moumi:I think just being intentional about the path you want to take. I again mentioned that there’s so many different ways to build wealth. There’s so many ways to do whatever you want to do, but when I decided that I wanted to buy a home, then I was able to work backwards and give myself a set deadline on how to make that happen. I was able to clearly say, “Okay, if I save up this 50K in two years, then this is how I am going to … This is when I will feel assured enough and safe enough to even start the home searching process.” And so that would’ve saved me a lot of time because then I remember thinking, “Maybe I shouldn’t actually go after a home. Let me go through this avenue instead.” And that didn’t pan out Or, oh, maybe I don’t want to buy a home.Corporate hasn’t been super bad. And then corporate was actually not that great. So I was like, no, when we stay on the course. So yeah. I think that’s the thing, just being clear and intentional on what you want and also getting a handle on your money. Made

Tony:Me incredible story. Now you went from furloughed freshmen to house hacking homeowner in just a few short years and you did it without a family playbook to follow. So after the break, I just want you to break down the actual roadmap. What someone who is listening today, what should they do in the next 90 days to be where you are? And we’ll cover that right after a quick word from our show sponsors. All right, we’ve heard the story. Now the goal is to make it actionable. Someone is listening right now, they’re exactly where you were in 2020, no savings, no networking real estate, maybe not even sure that this is possible for them. So I want to understand where should they start. So maybe if someone is starting from scratch today with a regular job and some level of motivation, what does the first 90 days look like before they even think about properties?What should they be focused on first?

Moumi:So I think the first 90 days should be focused on getting clear on what you want again. I mentioned I wanted a duplex, but in what area? I’m originally from New York City. I moved to the DMV area because I kind of had some notion of what I wanted to do and I know if I stayed in New York, no matter how much I was making, I probably would not ever feel financially stable. So even doing things like that, it’s something to think about. But I would say if you’re like, okay, I want to buy a house in maybe the next year and I need to come up with a plan on how to do it, start looking at the area that you want to be investing in. Where do you want to buy a house in? If it’s a house hack, does your area even have or offer duplexes if you wanted to do a duplex or multifamily homes?Are you going to just buy a single family? Because then once you say, okay, the house that I’m buying could be in the 400K range, then you can say, okay, how much would I need on a down payment? How much would closing costs be? Let me see or have a tangible number that I’m working towards so that I can really double down, focus, lock in and get to that number. And the reason why I just always start with just clarity and knowing what you want to do, because it’s so hard to justify saving a certain amount of money each month if you don’t know what you’re saving for. So many people are like, “Oh, I’ve been trying to do an emergency fund for years now but it never pans out because I spent so much money.” Well, what do you want to do after you save the emergency fund?Or is this emergency fund so that you can take a sabbatical for a few months? If you don’t have that tangible why, then you’re always going to fall back off track. And then second of all, stop being afraid to look at your money. I’m in a