A few years into her accounting career, Carolyn Yu began thinking seriously about financial independence.
“I’d feel very stressed and tired,” Yu, who was working at a Big Four firm at the time, told Business Insider. “I thought, maybe someday I could have more freedom and not spend 24/7 working at a very demanding job.”
She picked up “Rich Dad, Poor Dad” and started listening to the popular real estate podcast, BiggerPockets. One takeaway stood out: focus on buying assets that can grow in value.
Yu, who’d been consistently investing in the stock market since college, felt compelled to make a move. In late 2024, she drained about half her stock portfolio in order to pay cash for a two-bedroom, two-bathroom condo in Fort Worth, Texas.
The Bay Area-based Gen Zer had been eyeing Texas in part for its tax advantages, including the absence of state income tax. She considered other Texas markets, but Fort Worth stood out for its affordability and growth potential.
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“The population growth, the crime rate, the property value growth — they all looked good to me,” she said.
She flew to Fort Worth, toured the condo, signed a contract the next day, and closed within a month. Yu intentionally kept her first purchase under $100,000, unsure whether she had the capital or experience to take on something larger.
“Pretty much 50% of my stock portfolio was gone,” she said. But the drawdown didn’t faze her. “I knew that $80,000 transitioned into another investment.”
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Scaling to 5 properties in 2 years by recycling capital
Yu grew her portfolio by reinvesting equity from one property into the next.
Her strategy centers on buying below market value, improving the property, allowing it to appreciate, and then tapping into the built-up equity to help finance another purchase.
As her portfolio expanded, her financing evolved. She moved from paying all cash for her first condo to using conventional loans and later DSCR (debt service coverage ratio) loans, which are designed for investors and rely heavily on a property’s cash flow.
Her second purchase was a two-bedroom, one-bath single-family home. She bought it in June 2025 for about $105,000, putting down 25%. After investing about $50,000 in renovations, she said the home appraised at $195,000 and rented for $1,500 a month.
“This property allowed me to execute the BRRRR strategy successfully,” she said, referring to buy, rehab, rent, refinance, repeat. She said she was able to pull out about 70% of the appraised value to help fund her next purchases.
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Within about two years of buying her first condo, Yu had a five-property portfolio. Her first three are cash-flowing, while her fourth is currently listed for rent, and her fifth is being prepared for tenants. Business Insider reviewed mortgage documents to confirm ownership and lease agreements to verify rental rates.
Yu resides in the Bay Area, but invests in real estate in Fort Worth.
Courtesy of Carolyn Yu
One of the challenges she’s faced since buying property has been vacancy.
She purchased her first condo in late 2024 — “probably the worst time to rent because of winter vacancy,” she said — and it sat empty for six months. She eventually lowered the asking rent by about $100 a month before securing a tenant.
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The vacancy was stressful, but manageable because she had paid cash and didn’t carry a mortgage. Still, she owed about $600 a month in HOA dues.
Her advice to other investors: keep at least six months of reserves, know your numbers inside and out, and expect vacancies and repairs.
Why she prefers real estate to stocks
Yu still invests in stocks, but said she prefers real estate because it feels more controllable and scalable. In addition to generating a few thousand dollars a month in rental income, she’s also building equity in her properties.
“Real estate gave me more control, more tangible assets, more tax efficiency,” she said, pointing to depreciation, mortgage interest deductions, and the ability to refinance without selling. She also enjoys negotiating deals.
She funnels most of her rental income back into her stock portfolio. Her end goal is financial independence and work flexibility.
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Yu wants to own at least eight properties by 2027 and have her portfolio appraised at roughly $2 million. By then, she hopes rental income will cover her expenses and provide enough cushion to leave her W-2 job, so she can focus solely on her real estate business.
She’s also changed how she thinks about spending. Early in her career, she said she coped with work stress by traveling frequently. Now, she prioritizes investing over lifestyle upgrades.
“I would rather put my money into investments right now in exchange for vacations in the future,” she said. “I think it’s totally worth it because I think in two years, I could be financially free.”
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If you have ever taken out a mortgage, you’ll know there are a lot of requirements to meet. You may need to put down a certain amount and have a debt-to-income ratio below a certain threshold. You may also run into limits on how much you can borrow or what sources of income the lender will count.
These rules do not apply to all mortgages — just to conforming mortgages, which is what the majority of borrowers take out. However, mortgage lenders are increasingly offering what are known as nonconforming loans, or mortgages that do not “comply with every one of the strict standards put in place after the housing crisis,” said The Wall Street Journal. While “still a small portion,” the “share of mortgages using alternative lending practices” has “doubled in size over the past three years.”
What are nonconforming loans?
A nonconforming mortgage is a “type of home loan that doesn’t meet some or all of the guidelines that make them eligible for purchase by Fannie Mae and Freddie Mac,” said Bankrate. These are the government-sponsored entities that “support much of the secondary mortgage market in the U.S.,” meaning they often purchase resold mortgages.
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Fannie Mae and Freddie Mac have “federal rules that limit the purchase of loans deemed relatively risk-free,” said Investopedia. Loans that meet these guidelines are conforming loans; loans that do not are nonconforming. To be a conforming loan, a mortgage must fall under a certain loan amount, and the borrower must meet specific criteria when it comes to their credit score, debt-to-income ratio and loan-to-value ratio.
Effectively, any home loan that does not align with these stipulations is considered nonconforming. Examples include jumbo loans, government-backed loans, bridge loans and interest-only loans.
Why do people get them?
There are a wide range of reasons people may opt for a nonconforming mortgage. For one, “you may have no choice but to choose a nonconforming jumbo loan if you want to buy an expensive property,” said Rocket Mortgage. These loans can also provide more flexibility when it comes to the type of property you purchase, your credit score and your down payment amount.
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Nonconforming loans additionally “offer an opportunity for home buyers who might not otherwise qualify for traditional loans because they are self-employed or hold their wealth in assets such as real estate,” said the Journal.
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What are the drawbacks?
For starters, there are fewer lenders offering them “since they pose a higher risk to the bank or mortgage lender,” said Yahoo Finance. That said, availability can vary depending on the specific type, as “some nonconforming loans (like FHA mortgages) are common, while others (like USDA loans) can be harder to find.”
Nonconforming loans also “generally carry a higher interest rate for the borrower,” said the Journal, given the increased risk to the lender. Still, this can vary by loan type. For instance, “FHA, VA and USDA loans usually have lower interest rates,” while “less common nonconforming loans, such as bridge loans, often have higher interest rates,” said Yahoo Finance. There is also the possibility that a nonconforming loan “could have an unusual repayment schedule or other features that make it harder to repay,” said Bankrate.
What U.S. consumers ask of their credit cards has changed. For financially stressed households, it has little to do with rewards.
As more households turn to credit cards to manage liquidity and cover everyday expenses, a new set of practical concerns is driving card behavior: Can the card help avoid a missed payment? Can it make balances easier to track? Can it provide enough visibility into available credit and upcoming obligations to help manage an uncertain month?
Those concerns are beginning to reorder what consumers value most in their credit card relationships.
That evidence is clear in “Winning Top of Wallet: How Credit Card Apps Shape Choice,” a PYMNTS Intelligence and Elan Credit Card report examining how consumers use mobile apps to manage spending, payments and engagement across their credit card portfolios. The report found 30% of consumers primarily use credit cards to build credit or extend purchasing power, while another 22% primarily use cards for cash flow management, together outweighing rewards-based usage.
The divide is more pronounced among financially stressed households. Among consumers living paycheck to paycheck and struggling to pay bills, 40% cited credit dependence as their primary reason for using credit cards. Just 11% pointed to rewards.
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For a growing share of consumers, credit cards are functioning less like discretionary spending products and more like liquidity management tools.
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What Matters Most
That evolution is also changing which app features matter most.
Among cash flow-focused consumers, 31% said scheduling payments or autopay encouraged them to spend more on a card, while 27% cited alerts and reminders. Credit-motivated consumers showed similarly high engagement with tools tied to available credit visibility and payment timing.
Rewards still influence spending behavior, particularly among financially stable households. Half of consumers who prioritize rewards said tracking or redeeming rewards through a mobile app encouraged them to spend more on the card.
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But the report suggests that financial stress changes the hierarchy of engagement. As household budgets tighten, rewards become less central than predictability, visibility and control.
That shift helps explain why mobile apps increasingly influence which cards become top of wallet.
Among credit-dependent consumers, 77% said the quality of a credit card app influences which card they use most often. Credit-dependent consumers also reported the highest app adoption levels, with 77% using their primary card’s app regularly or occasionally.
The competition, in other words, is no longer simply about card acquisition. It is about becoming the card consumers rely on to navigate everyday financial management.
Digital Experience Becomes a Financial Retention Tool
The report also suggests that digital experience increasingly shapes retention risk.
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Nearly 1 in 4 cardholders said a poor app or digital experience contributed to reduced card use. Among Gen Z consumers, that figure climbed to 45%.
At the same time, 7 in 10 cardholders said app quality influences which card becomes their primary card, underscoring how mobile interfaces are becoming embedded directly into consumer payment behavior.
For issuers, the implications extend beyond app design.
Consumers living paycheck to paycheck hold nearly as many credit cards as financially stable households, meaning financially stressed consumers are not disengaging from credit entirely. Instead, they are becoming more selective about which cards feel easiest to manage and most useful during periods of financial pressure.
Rewards and promotional offers still matter, particularly among affluent and financially stable consumers. But for a growing segment of households, the most valuable card may be the one that reduces uncertainty around balances, payment timing and available liquidity.
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In a crowded multi-card market, financial visibility itself is becoming part of the product.