Has anyone heard of the following trick, which might be called housing arbitrage?
Buy one house at the beach and a second house near a ski resort. You live in the beach house in the winter and the ski resort in the summer. You rent out the beach house in the summer and the ski resort in the winter.* Can your earnings (rental revenue minus mortgage costs) be enough to live on?
Why it could work: the cost of each house will be roughly proportional to the average annual rental income in that location. If you didn’t live in the properties at all, you should roughly break even (income = mortgage payments). But you are living in each location during the time when rent is essentially free (not contributing to the average) so you have no housing costs. If you find good enough deals (or put money down, or have some small income like freelance writing, etc.) your income may exceed your mortgage enough to live on.
What’s the minimum you could get started with on this strategy? Probably a minimum income to live comfortably as a starting point would be $70K before taxes: see justification below. Assume you can make about 5% of a home’s value in rental income: this seems feasible. Then you need $1.4 million invested in real estate (say two $700K houses) with no mortgage (completely paid). Suppose you can also borrow at 5%. Then if you put 50% down on two $1.4 million properties ($2.8 million total), your effective mortgage rate is 2.5% and your “spread” is 2.5%, so you again earn $70K, but now you have two twice as nice houses (but more risk, need to qualify for loan, etc.). Now here is some magic. Suppose you find an incredible deal (say, in a down real estate market) and you can earn 10% in rental income. You can borrow at 5% and only want to put 20% down, still a respectable portion that the bank may be willing to go for. You buy two $600K homes ($1.2 million total) needing only $240K in cash. Now your rental revenue is $120K and your mortgage payments are $48K, so your net income is, viola, $72K!
Didn’t I forget about taxes and insurance? No, I’m just assuming these can be covered by your $70K income. I did forget about health insurance, though: that could threaten the strategy, at least in the United States. You can can hope that the new health care law helps, or keep an enjoyable day job, or purchase insurance out of the $70K.
You might say $70K pretax is not enough to live the lifestyle you want. But remember, you effectively have no housing costs, and this is just meant as a starting point. This is your “muse” as Tim Ferriss calls it: a steady reliable income that is your buffer. You still should pursue freelance ideas or business ideas that you are passionate about, and one of those just might hit it big. This just gives you freedom to pursue other ideas on your own. Hopefully even at $70K you can save some money to purchase additional properties and increase your income. Note that once your mortgage is paid off, your income will go up.
One nice thing about this strategy, and real estate investments in general, is that they are naturally inflation adjusted: rental rates should go up if inflation goes up.
This really only seems practical for people without kids in school. Although I suppose if your kids went to school in the beach location it might work. You’d only spend 2.5 months in the ski resort.
Certainly there are downsides: constantly moving, living in off-season tourist towns, living in properties that are rented half the year, dealing with renters, risk of loss or default, and managing the business headaches.
If housing arbitrage could really work, why aren’t more people doing it? Maybe it requires too much capital and maybe my math is wildly optimistic. Probably it’s no more than a fun mental exercise. I’m sure it’s been thought of. I can’t find it on a cursory web search but it seems hard to articulate to a search engine. If enough people started doing it, by definition house prices would go up to eliminate the arbitrage.
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* Maybe take a week or two in the summer at the beach and the winter at the ski house.
Where is the betting market for P=NP when you need it?
HP research scientist Vinay Deolalikar has constructed the most credible proof yet of the most important open question in computer science. If his proof is validated (and there are extremely confident skeptics as you’ll see) he proved that P≠NP, or loosely speaking that some of the most widespread computational problems — everything from finding a good layout of circuits on a chip to solving Sudoku puzzles to computing LMSR prices in a combinatorial market — cannot be solved efficiently. Most computer scientists believe that P≠NP, but after decades of some of the smartest people in the world trying, and despite the promise of worldwide accolades and a cool $1 million from the Clay Mathematics Institute, no one has been able to prove it, until possibly now.
Scott Aaronson is a skeptic, to say the least. He made an amazing public bet to demonstrate his confidence. He pledged that if Deolalikar wins the $1 million prize, Aaronson will top it off with $200,000 of own money. Even more amazing: Aaronson made the bet without even reading the proof. [Update: I should have said "without reading the proof in detail": see comments] (Perhaps more amazing still: a PC World journalist characterized Aaronson’s stance as “noncommittal” without a drip of sarcasm.) [Hat tip to Dan Reeves.]
As Aaronson explains:
Aaronson is effectively offering infinite odds [Update: actually more like 2000/1 odds: see comments] that the question “P=NP?” will not be resolved in the near future. Kevin McCurley and Ron Fagin made a different (conditional) bet: Fagin offered 5/1 odds (at much lower stakes) that if the question is resolved in 2010, the answer will be P≠NP. Bill Gasarch says that he, like Aaronson, would bet that the proof is wrong… if only he were a betting man. Richard Lipton recounts a discussion about the odds of P=NP with Ken Steiglitz.
But beyond a few one-off bets and declarations, where is the central market where I can bet on P=NP? I don’t even necessarily want in on the action, I just want the odds. (Really!)
My first thought was the Foresight Exchange. It does list one related contract — Good 3SAT Algorithm by 2020 — which should presumably go to zero if Deolalikar’s proof is correct. It hasn’t budged much, consistent with skepticism (or with apathy). My second thought was the PopSci Predictions Exchange (PPX), though sadly it has retired. InklingMarkets has a poll about whether P=NP will be resolved before the other Clay Institute prize questions, but not about how it will be resolved or the odds of it happening. (The poll is one of several markets sponsored by the Woodrow Wilson Center’s Science and Technology Innovation Program — hat tip to Vince Conitzer.) I don’t see anything at longbets, and anyway longbets doesn’t provide odds despite it’s name.
In 1990 Robin Hanson provocatively asked: Could gambling save science?. That question and his thoughtful answers inspired a number of people, including me, to study prediction markets. Indeed, the Foresight Exchange was built largely in his image. P=NP seems one of the most natural claims for any scitech prediction market.
All these years later, when I really need my fix, I can’t seem to get it!
2010/08/14 Update: Smarkets comes the closest: they have real-money betting on whether P=NP will be resolved before the other Clay Institute prize questions. They report a 53% chance as of 2010/08/14 (for the record, I would bet against that). What’s missing is when the award might happen and how the question might be resolved, P=NP or P≠NP. I also don’t see a graph to check whether Deolalikar’s proof had any effect.
If it wasn’t clear in my original post, I found Aaronson’s bet incredibly useful and I am thrilled he did it. I believe he should be commended: his bet was exactly what more scientists should do. Scientists should express their opinion, and betting is a clear, credible, and quantitative way to express it. It would be as shame if some of the negative reactions caused him or others not to make similar bets in the future.
I just wish there were a central place to make bets on scientific claims and follow the odds in the vision of Robin Hanson, rather than every scientist having to declare their bet on their own individual blogs.