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horn4life

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Everything posted by horn4life

  1. It probably will not be that easy, but I very much appreciate the offer!
  2. I figured it would be somebody close to you who had a buyer for an inherited house, and might want to save realtor costs. Otherwise too much potential for conflicts, unless it was somebody close to you that you have personal history with. Most folks don't even know for example attorneys can write RE contracts. Only reason it even came to my mind is once we get my Dad's lake house remodeled I intended to have an open house, as many of the neighbors have expressed and are curious about the remode. So it's possible someone might make an acceptable offer before we list it. And I had talked with a guy in our neighborhood who moved a couple doors down a few years ago to a very similar house. And I was wondering how it was worth it with all the closing costs, and he mentioned having an attorney write the contract. The older neighbors were having a garage sale and they asked about the house. it was a good deal for both of them. And it was organic, not agent driven on either side. Plus I guess the last thing you want to be known for to realtors is a guy cutting into their business! I didn't really think about that aspect.
  3. My single biggest complaint with Sark and Ewers, is that in the college football game you have to at least have the defense consider the QB might run. Might he get blown up on that naked bootleg? Sure. But he might scamper harmlessly out of bounds and move the sticks! That then slows the pass rush just a millisecond, with a slight look to the QB on a rnning play. Sark should have taken a tendency of no concern for Ewers legs by the defense, and make them pay. It's also hard to have a truly dominating running game at the college level IMHO, if you don't have a QB who is a running threat. That's the secret sauce to saving seasons, and national championships. It's the extra guy the defense is forced to scheme for, otherwise it's 11 v 10. We got close. It could have been very, very bad had we not recovered our fumbles. Really fucking bad. Still Ewers managed to pull some shit out of his ass, just to get us past ASU. and you can't blame the kid for Sark starting him. I dare say that I am very, very glad we pulled off the ASU win. Because had we lost that one, OSU would have rolled the shit out of them, and a lot of the shine of the season would have mentally tarnished. IMHO. A tip of the hat to Quinn for helping us get so close twice! As i have told a lot of folks over time. Sometimes at the top levels the other guys are pretty good too. And they can also make plays! Let's see if we can get another step forward with next years crew. We are a shit ton closer than we were just a few short years ago. Hook'em!
  4. Just out of curiosity, how often do you combine your ability to write an RE sale contract as an attorney, and provide lending? Seems like that could be a sweet spot, for RE investors trying to minimize transactional costs? Or do you avoid the lending if you write the contract? Just curious.
  5. Hopium, I like that one. I would not be surprised to see 5.5% first. But I also think that the Fed may pivot. In a capitulation to save the RE industry. I almost wrote something on this earlier, but it was an interesting take on why the Fed will capitulate. I can't remember the exact words regarding housing starts, but it was basically like a collapse. Might have said negative? Then he said the extinctions of additional supply would be a potential more inflationary issue, rather than core inflation. This economy is rolling from a hiring perspective, and that eliminates the normal downward rate pressures for the Fed. But there is still.... Hopecaine...
  6. I expect chaos. Trump is now looking at declaring an economic emergency to enable his tariff scheme uninhibited by the normal guide rails. Mortgage Market Index fell again to a truly dismal 178.4 against a 6.99% interest rate national average. I am fascinated by predictions of spending reductions, from the same group that blew the biggest hole in the budget any of us have ever seen(before covid). The plan currently is to add $500 billion in deficit spending ANNUALLY to extend the tax cuts that blew the hole in the budget to begin with. So you need to find $500 billion annually from either revenue streams or cost cutting just to get to even? That $500 billion in additional annual borrowing cost may actually be higher, if interest rates do not recede. Where folks see spending cuts coming from is beyond me at this point... The one place where I think we could make big changes would be in the military budget. As legacy spending technologies that are rapidly becoming obsolete does present an opportunity. But beyond that? Hard for me to see downward pressure on rates with what is likely coming.
  7. Come in, work hard and dedicate yourself to your physical and academic future at Texas... it will literally change your life! The opportunity is there, you just have to decide that nothing, but nothing is gonna get between you and becoming your best. Welcome to the fold. And remember first will come the pain, then will come the gain! Hook'em!
  8. Thanks All - I was aware of the 60 day turnaround period, before penalty. Very good thinking on the ability to borrow in the 401K. Vanguard was also one of my first thoughts as I am familiar with some of their funds. Thanks for the detailed response. Dollar Cost averaging was what I was telling her to do. When she finds a stock she likes, buy a little bit every month. What was the old Peter Principle something about investing in what you see in your industry before the rest of the market notices. My other Pharmacist Daughter was all over LLY when it was barely over $300 for example. The 5 year Roth restriction was one I just realized today doing a little research. Sort of locks her in to this as a long term deal. Which is how I think she will view it. I would guess she will make around $60K+ working 3 shifts a week. And I know she will max out to at least the contribution match. VERY GOOD point about how long it takes to vest for the Employee matching contributions! That is something I had not thought to tell her to think about. I figure she is going to look at a couple aspects of nursing before settling in on what she wants to do long term. So there may be a bit of transience the next few years job wise. So maybe one of the best things about a Roth might be the regular paycheck contributions into it. No matter where she was working. If she really got into a bind my wife and I could probably help her out financially, but she has been very independent financially, and I expect that to continue.
  9. Thanks All - I was aware of the 60 day turnaround period, before penalty. Very good thinking on the ability to borrow in the 401K. Vanguard was also one of my first thoughts as I am familiar with some of their funds. However they apparently have exited the individual 401K business, and only have IRAs. She's barely working full time as she knocks out the last semester of her BSN, so this year will likely be the lowest tax year she will have. And if there is a real emergency she can withdraw any contributions tax free. She also may travel to other states to work, and putting money into a Roth with direct stock investment would be good for her to learn with. I was completely unaware of the inability to access converted rollover 401K dollars via the loan process, if moved to employers new 401K! So individual 401K or Roth is what it sounds like.
  10. OK I'm too busy and I saw some notice regarding my daughter's old 401K with her former employer. I guess she quit early last year and the termination just caught up to the 401K folks, that I also think just recently changed. Anyhow if she does nothing, I think they send her a check. Which might be too big a temptation. It's not a lot of money maybe 10-12K, but better to let grow. She's finishing her Nursing Degree and just changed jobs, so tossing it into a new employer program (if is that possible) is a no go. So wonder if anyone has some device on where to park the money? I also thought about converting it to a Roth but from above you can see I don't shit shit about converting one. But maybe an early tax hit now, for tax free later and more flexibility in offerings? So thoughts? Suggestions? Warnings? all appreciated.
  11. When you have a 2.89% mortgage and do not have to get the equity out of the home, you can do WTF you want. What I would be very, very curious about is if those houses that come on and off actually sell for that higher price? Or are these the sort of listings that I sort of view as "non-listings" as the price they list as has no chance of closing. Now different story if they are getting that higher number! But are they? You are actually sort of describing the scenario of my daughter and her husband. Did really well on a transfer via shell on both their house and a rate buy down that they are 2.75% I think, and had enough cash for the down that they didn't need a double close. So they can do whatever they want. But if they HAD to sell? Then if the house does not sell and they need the equity? Only choice is reduce price. If no need for equity simply rent the thing forever.
  12. Right now I view rates in a Catch 22 scenario. For rates to really move downward some bad economic shit nearly has to happen. The soft landing has already occurred, and inflation is the Mortgage rate boogeyman. When I look at the dreaded "stagflation scenario," I fail to see how the affect of the Trump policies that have been proposed that do not have an upward effect on inflation, stalling any governmental rate cuts. And certainly not getting the 10 year headed in the right direction. Now it the policies that have been proposed are muted, or not of the magnitude floated then my suppositions my be flawed. I view deficits getting worse as an absolute certainty, along with inflationary Trump policies in the worst case staglation scenario. My biggest concern is a stock market collapse leading the way to panic, and a shift of the American consumer to austerity. Then all the bad things like CC defaults, upside down Commercial RE market, no interest in controlling the deficit push us to a real bad place. Hope like holy fucking hell this is not the case. Because that means that there will be a worldwide recession, and we will all be fucked. ON THE UPSIDE - Jim Cramer was talking this morning about how at some point the sellers who need to sell will have to capitulate and lower their price to induce a sale. Which is the flip side of an interest rate decrease, from a monthly affordability perspective. That has been the historical pattern over time. And if you need to sell a home, price or incentivizing a lower rate buy down are about the only ways to move a house that is not selling. it's the COMBO of sky high prices that have become sticky (too sticky IMHO) and the higher rates that are strangling the market. A little give on either end, would go a long way in helping the industry as a whole. I do think that price capitulation won't happen until late Spring. Simply as when you have uncertainty in the immediate future and you are optimistic then you tend to want to wait and see what shakes out. It's natural human instinct. Expectations of the ability of sellers to get that higher price from the recent past, and buyers whose expectation of that lower interest rate from the recent past are bumping heads. Eventually one side or the other will capitulate. But the idea that prices are gonna come down due to increased supply, and interest rates are gonna come down to offset the higher prices, seem very unlikely to happen together. The change will lead with buyer and sellers both slightly capitulating, and the we will begin to see the MMI move upwards off it's horrific lows. I am hoping my dark thoughts will be eclipsed on the deficit and inflationary front. If that is the case then you can toss everything I wrote above in the trash!
  13. For me nothing but a big tip of the hat to Scatteboo. You have to admire his dragging himself up to this level of play. Do I think it was stupid to say he was the best back in the country before the game? Same for Levitt, in that it is ALWAYS stupid to talk smack about your opponents before a game. Because there is plenty of time after the game to do the same thing! Show you are better on the field! I think it is honestly hard to say that Levitt did not outperform Ewers. Hell, he would have scored on about 4 runs if we was the UT QB the way the Arizona defense was ignoring Ewers as a threat with his legs. But back to Scatteboo, that mofo left every bit of what he had on the field. Kid showed his toughness, and if Duece Vaughn has a spot on Sundays certainly some team will take a chance on Scatteboo. It was the most disconcerting feeling, watching this young man kick ass, as I lost respect for Sark in not reacting to the defense ignoring Ewers as any sort of running threat. Could have called a naked boot at least. That opened the door for Scatteboo to have a fantastic second half against the good guys. Kid is arrogant, but what badass kid isn't to some degree? But even as disaster loomed closer and closer, and the choosing of Longhorn scapegoats was beginning, I could not keep shaking my head in amazement, and he got pounded relentlessly by our defense and kept going as long as his body could. Good example to any athlete of truly giving it your all. I think Taaffe's comment that the guy veers to deliver the blow, and later having Scatteboo do exactly that says an awful lot about this guy. I personally am gonna root for him going forward. And hope to see his cocky little bowling ball ass in the NFL
  14. Well we found out that the folks that were buying Tesla, now are not driving demand any longer. With a 1.1% decline in sales for the first time in 9 years. I know that the long Tesla play is governmental influence and roxotaxi's that do not yet exist. But isn't the fundamental business of car companies selling cars? Too early for me to make a hard bet against Tesla, but where are the sales gonna come from now that the brand has lost it's appeal to so many who were buying Teslas?
  15. MMI went from 200.1 down to 174.9. That's a huge 12.5% drop in a week. No bueno.
  16. Because I do not do budgetary math in a vacuum! 😉 It's really pretty simple. When you specifically do not answer the question posed and instead answer another question it's simple to be wrong. Tax revenue reduction percentage were made, that EXPLODED the deficit. You see when you do math there is something there is a bottom line figure. Did overall revenues increase? Yes. Did the percentage of revenues collected decrease? Yes. But if you want to PRETEND that a larger overall volume of revenue, that is offset by a far, far larger increase in expenses is something other than digging a deeper deficit hole, you are welcome to do so. AND prove exactly my point about the MAGA delusion of factual reality. But very good contortion to avoid the bottom line of massive borrowing to pay for those tax cuts that HAVE NEVER EVER EVER, produced enough increase in overall tax revenue ,as predicted, to offset the massive borrowing expense of paying for those tax cuts. So I think it's very reasonable to expect that same massive borrowing under Republicans to continue. As it has since Ronald Reagan without exception. I misspoke on 2016 vs 2020. OF COURSE my assertion and the actual facts are accurate in that Biden's bump was larger percentage-wise than Trump's was. In fact thanks for challenge> Apparently I grossly overestimated Trumps bump! I used the Dow. For Trump market closed at 42,221.88 On November 5th 2024 and closed on December 31st at 42.544.22. (.076% increase) For Biden market closed at 27,480.03, On November 3rd 2020, end closed of December 30th at 30,606.48. (11.38% increase) Though in Trump's defense the Biden Stock market has been so strong for so long, that there was likely some profit taking after such a long great run. Biden did not have to contend with anything but Covid, no jobs, and the greatest increase in the national debt percentage wise in 4 years in our nation's history. And the burden of inheriting another exceptional economy is Trump's burden to bear.
  17. A note of folks wondering what is going to happen in 2025 economically. Remember how excited some folks were, and how Trump's electicion created the biggest bump in Stock market history! And how Trump's policies created more jobs than any President Ever! And Republicans are concerned about the debt! It's honestly amazing to me that none of the above are remotely factually correct, but you can hear these falsehoods repeatedly. You will hear the same extolling of falsehoods this go round. Except the reality is that the GOP has increased deficits by more than the Dems, every single time they have control of all three houses of Government. For example the massive "Trump Bump" for the Market. The Biden bump in November 2016 was about 10%, Trumps 6% mark is what is knows as smaller. Employment must have been good right? Well if you take the 6 month prior to Trump's inauguration and use that average, you look forward and find that after 2-1/2 years in office Trump is about 1.5 million behind the jobs creation number he inherited. But... it was the greatest economy ever we were told ad nauseam. And the Deficit was exploded do to the inability of the GOP to make any offsets for their endless reduction in revenue via tax cuts to save the rich more money. So we borrowed a shit ton, and THAT my firieds was the begiing of the inflation that Biden supposedly created all by himself after inheriting the shitty ass Trump Economy. Trump will have inherited the two strongest economies ever inherited by an incoming President. I fully expect Trump will hand of an economy similr to each one handed off by a Republican since Ronald reagan, he will hand off an economy much, much weaker with an increase in e=deficit spending far beyond the prior administration. Basically I expect historically accurate patterns to be the same. I also expect a record number of folks believing the exact opposite from what is factually accurate. It's going to be a bumpy ride.
  18. Interestingly enough I almost bought the boneless leg of lamb at COSTCO yesterday. $4.99 a pound! Usually I have been splitting and butterflying the leg to create the equivalent of two thin brisket size cuts. Sear and then cook indirect. Main thing is after all the immediate deliciousness you need to make a Shepards Pie with the leftovers! It's almost as good as the first go round!
  19. I had an epiphany regarding clarfying butter. I like my milk on ice and noticed the fats clinging to the ice. So I nuked two sticks of butter, kept a close eye on it, 10 second pops, then some rest, then another 10 second pop. As soon as it started to foam I shut the microwave down. Pulled out the ramekin of butter and pulled out a spoon iI had put in the freezer. Using that cold spoon was amazing! The cold spoon literally picked up the fat! I could use the edges of the still cold spoon to scoop the last of the butter fat to the side and easily remove it. I did the frozen spoon a second time after CAREFULLY microwaving the remaining butter until it foams again. Completely fat free clarified butter!
  20. Move this to the Divorce thread...
  21. A more colorful view of the shit show, the Mortgage rate graph for the year
  22. You know what's awesome? Quinn has the biggest stage in the world to show his worth. He is probably as healthy as he has been since the beginning of the season. So the opportunity for greatness is there... right fucking there... for the taking. I hope he goes out there and kicks ass, and then whatever his future is, it is bright. E I am excited for see him go out and kick some ass! As I think he is going to have a hell of a game! So while the most popular sport since the beginning of time is extolling on the superior virtues of the Texas backup QB, a great deal of the complaints against Ewers are honestly complaints about Sark. Specifically playing a less than 100% starter in some of the biggest games Texas has seen of late. I was critical of Sark here, but even though Ewers and every other kid on the team cashes a check, they are still just a bunch of young kids trying to win at a game. I personally hope that Quinn kicks ass so much that folks actually reevaluate his entire season. I personally have hated the 1st down deep ball scripted to stretch the field that simply are not high percentage. And 2nd and 10, isn't nearly as easy to convert as 2nd and 6. The move toward the running game will help in QB protection. And I think you will see those deep ball completions tomorrow. Right now I could give a shit if Ewers ends up in the NFL or Notre Dame. Either will allow him to play another year of football. While these kids cash checks, when they are upper class men they start thinking of the NFL, or am I about to play my last game. I personally hope that each and every Longhorn on the field kicks ass tomorrow. And then the stupidity of the last several pages will be a distant memory. Hook'em and now let's go kick some ass Ewers and company.
  23. The thing you have to like about Bell's interview is how many times he referred to we, in reference to the team. Seems pretty solid at this point, when he is regretting UnderArmour because he missed a recruiting opportunity! Hook'em Dia! Can't wait to have you officially become part of "we."
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