The Worst Kind of Realtors

Agents who don’t co-broke are the worst.

Let me explain what “co-broking” is.

Let’s say, for the sake of example, that you’re looking to rent an apartment in Boston,  Naturally, you reach out to me.  I tell you that I’m happy to help.  You have contracted me to be your tenant’s agent.  You are the tenant, I am your agent. My role is to get listings in front of you, facilitate showings and guide you through the application process.  I’m here to answer any questions and to make sure you get a good deal.

Then there’s the landlord’s agent.  The landlord’s agent is hired by the owner of the property to help them rent it.  The landlord’s agent helps the owner determine a price, market the property, facilitate showings and vet any potential tenants on the owner’s behalf.  The landlord’s agent then presents any well qualified prospective tenants to the owner.  At least, that’s how its supposed to be.

There is a one month broker fee (usually) around here that (usually) gets paid by the incoming tenant.  This fee (usually) gets split between the tenant's agent and the landlord’s agent 50/50.  When a tenant’s agent and a landlord’s agent come together to bring a new lease into this world and split the fee, that is called co-broking.

Now here’s where the problem arises.  There are a million Realtors in this city.  And they’re not all good. In fact, I’d argue that half aren’t so good.  Please see my previous post “Why Do Realtors Get Such a Bad Wrap?”  Well, the short answer is: low barrier to entry.  People see the lives of Realtors glamorized on TV, take a week long course for a few hundred bucks and boom! They’re a Realtor.  Now they’re on the fast track to leasing a C Class.

Back to the topic at hand, co-broking.  100% of tenant’s agents co-broke.  If they didn’t they wouldn’t have any clients.  Landlord’s agents, however, have the upper hand.  They have what the tenant wants, an apartment.  And if they cut out the tenant’s agent, they can double their money on the deal.  So what some, especially new, landlord’s agents do is, is that they don’t co-broke.  The tenant has to go directly to them.

So essentially, the landlord’s agent is hired by the landlord, representing the landlord, and collecting the fee from the tenant while only having the owner’s best interests in mind.  But actually, this doesn’t work in the owner’s best interest.  I have had clients in the past who find agents who won’t co broke scammy and avoid those listings.

Often times the listing brokerage also manages the property.  When the listing broker shows how cheap they are right off the bat, it’s not a good sign of things to come.  So the owner is missing out on a great client (you) while their property sits on the market because the listing agent is desperate for money.  Meanwhile, they could’ve rented the property faster, made their landlord client happy and moved on to the next had they been willing to cooperate with other agents.

If you’re a landlord looking for an honest, fair and not desperate agent, I’m your guy. Give me a call at 617 528 8461

Why Do Realtors Get Such a Bad Wrap?

I’ve found that there is a significant number of people who hate on real estate agents in general, but I think it’s exacerbated here in Boston.  In some cases it’s justified, and in other cases I think the issue can be lack of perspective.  Remember, at the end of the day, real estate agents are people too.

It’s Easy To Get Your License 

I think one reason why there are some bad agents out there, is because the barrier to entry is extremely low.  All that’s required is a 40 hour class and 2 short tests.  Complete that, and you’re on your way to becoming a top producer.  Or maybe not.

I think the job also gets glamorized on television and in the media, and people are then more inclined to pursue such a career.  Especially because the initial investment is only a few hundred dollars, and one deal, even if it’s a rental, should cover the initial expense.  Because real estate agents are independent contractors, many people go into it with the idea that “I am my own boss” means “I can make my own schedule.”  And while that’s true, that attitude isn’t going to help your clients.

When looking for an agent, find someone who loves what they do, and is eager to help you and is obviously working on your behalf, and not just trying to close a deal.

Poor Communication

There are a few different components to this.  Having a good response time and being clear and up front is always the best approach.  Real estate agents can have a habit of taking too long to respond, if they do at all.  In fact, 48% of buyer inquiries go unanswered.  And when an agent does reach out to a buyer, the average response time is over 15 hours.  It’s also crucial to be as cut and dry as possible.  Some agents sometimes get into vague/white lie territory because they don’t want to upset (or lose) their client or have a deal fall apart.  In the long run, that’s not good for anyone.

Lack of Understanding

Sometimes real estate agents forget that people don’t buy homes everyday.  It’s something we’re immersed in 24/7.  Some agents can lack empathy when a problem arises.  A buyer or seller might freak out about something, and an agent might not be able to quell their fears because it’s a normal occurrence to us and they just don’t know.  But it’s important that we educate our clients and run through all possibilities with them, so they’re comfortable.  It’s not our first rodeo, but it might be the clients.

Easy Money

On the outside, it can look like real estate agents make easy money.  In the majority of cases it’s not true.  I mean I’ve never had a buyer come to me and make a no contingency cash offer after 1 showing with no hiccups along the way.  In fact, the median income for a Realtor is about $41,000 a year.  Realtors with 16+ years of experience earn an average $71,000 a year, while agents with 2 years or fewer of experience brought in $9,300/year.  Remember, it’s entirely commission based.  An agent could be working on a deal for a year, but if the transaction doesn’t close, they won’t see a penny.  And that doesn’t mean they weren’t working.

Most people don’t know that real estate agents work for free until the home is actually closed on.  If working with a seller, an agent is going to pay up front for all of the marketing costs, and not to mention time promoting, showing and holding open houses.  If working with a buyer, the agent educates, researches and facilitates showings all without accepting a penny.  Putting in and review offers takes time.  A good agent will be present for a home inspection, appraisal, smoke inspection or anything of that nature.  It’s the agents job to ensure clear communication between all parties involved, which at times can be a lot: mortgage broker, closing attorneys, inspectors, insurance agents, repairmen and most importantly the buyers and sellers.  When all is said and done, the average minimum time that each client requires is about 40 hours, but can be much more.  Buyers generally require more time.

On top of all of that, agents give a cut to their broker.  The broker ultimately carries the responsibility, and usually provides tools for agents and help marketing properties.  If they’re a member of the National Association of Realtors, then there are yearly dues as well.  When all is said and done, an agent will take home about $9,5000 before taxes for the sale of a $500,000 home.

And that’s it.  Those are the reasons why real estate agents get a bad wrap.  The TL;DR is:  Low barrier to entry, poor communication, lack of empathy and a misunderstanding of the agent’s full set of duties.

With that out fo the way, this is the part where I convince you that I should be your Realtor.  You can call me at 617 528 8461, or email me at willy.charleton@nemoves.com.

Why is it a Great Time to Buy a House? And Maybe Even Get into Debt.

In the last year, more than $5,000,000,000,000 was added to our economy through various stimulus programs. That brings our national debt to almost $30,000,000,000,000. The United States raises this money buy selling treasury bonds. The Federal Reserve and other countries buy our bonds. And then we pay back the bonds with interest.

The bond market is like any other market, driven by supply and demand. When other countries see us in good standing as a secure investment, they buy our bonds. The more people that buy our bonds, the lower the interest rate. It’s seen as a stable, low risk investment, and therefore the interest reflects the low risk.

Well, today, other countries don’t want to buy our bonds as much as they used to. The drop in demand causes interest rates to go up, enticing other countries to buy bonds with a better return. Our $30,000,000,000,000 debt is all bonds and accrues interest. Because we’re seen as so stable and are the reserve currency of the entire world, our rates are low. In fact, they have to stay low. The United States government could not afford to service the $30T debt if interest rates were to go up. They do not have the money to make the payments, and would default. That’s not good, considering bonds are seen as one of the most stable investments.

This is where the Federal Reserve steps in. The Federal Reserve makes up the difference when other countries opt out of buying our bonds. When the Federal Reserve steps in and buys a bunch of bonds, the demand is increased and the interest rates are kept low.

How does the Federal Reserve buy bonds? Well, it prints money, so to speak. It creates the dollars out of thin air, sends them to the United States government in exchange for the bond. The problem with this, is that they have to keep printing money. It’s a vicious cycle. The more in debt we are, and the less value the dollar has, the less other countries want our debt. So the Fed has to buy more. Until they’re buying $120,000,000,000 of US bonds a month, flooding the economy with US dollars.

This is terrible for the US dollar, which decreases in value as the supply increases. There’s not much demand for something with an infinite supply, like the US dollar. This creates inflation. Prices of goods go up. Prices of scarce goods go way up. Has anyone taken a look at the booming real estate market over the last year and a half? Could it be that everything is going over asking and for cash, because the market is flooded with money?

The Federal Reserve says it tries to maintain inflation at 1.7-2%, but that’s not really true. The way the consumer price index and inflation are calculated change all the time in an effort to keep the stated numbers low. The government wants to keep the appearance of low inflation, because it saves them money. They don’t have to adjust government employee’s salaries, benefits, social security. Inflation also works to their benefit because it makes the debt less significant, and essentially becomes a tax on those who hold US dollars.

If the Fed didn’t step in and buy bonds, and the interest rate on the $30T went up, the US government would not be able to service the debt and would have to default. This would probably be worse than any financial crisis that we’ve seen. Therefore, I believe the Fed will print money to buy bonds ad infinitum.

Now how does this relate to you as a potential home buyer? Well, dollars aren’t scarce, but real estate is. And the rarer and more scarce the real estate, the better it will hold its value. If I were sitting on a bunch of cash right now, I would buy real estate. In Boston especially, because there were always be demand here. People want to live here, and will continue to want to live here. Holding real estate is one of the best ways to preserve your wealth. Don’t think of the value of the property in dollars that are continually losing value. Think of your real estate holdings in terms of purchasing power. How well does it hold its value compared to other assets, like gold and stocks? Pretty well. Housing is a necessity. People always need a place to live.

If you already own a home, but still have significant wealth stored in the form of cash, an income property could be the right move for you. As of the last year, the rental market has taken a hit, but as we start to open back up and schools resume in person classes, I see the rental market coming back. An income property is great, because the property itself stores your wealth, while also generating cash flow at the market rate. If money printer keeps going brrr, you can keep raising your rents.

If you really want to get into it and already have good cash flow that you’re sure you can maintain, now is a great time to get into debt. Let me explain. Interest rates are low, and the dollar is losing value every day. You’re looking at essentially free money. You’re borrowing money now, to buy an asset that will retain its value. And you’re paying the money back in the future, when it’s far less valuable.

Keep in mind, I’m not an economist, a financial advisor or anything like that. I’m not even sure if I graduated from college. I’m just a Realtor throwing out some ideas.

If you want to talk further, you can email me at willy.charleton@nemoves.com or call/text me at 617 528 8461.

An Old Fashioned Two Ways

I don’t generally do “drink” recipes because I don’t see any need to glorify drinking. But every once in a while it’s nice to sit back and relax with a cocktail. An Old Fashioned is generally my go-to if I’m having a drink. There are many different ways to make an old fashioned.

In this post, there are 2 different recipes. One is an Old Fashioned my way, the other is an Old Fashioned Jesse’s way.

I like to keep it simple:

Bourbon

Sugar

Real Bitters (I used Urban Moonshine Citrus bitters)

Seltzer

Orange Peel- I don’t usually add this, but I happened to have an orange.

Jesse’s Old Fashioned:

Bourbon

Sugar

Angostura Bitters

Walnut Bitters

Seltzer

Maraschino Cherries

Orange Slice

This is a great way to stimulate digestion, believe it or not! The alcohol will make your stomach more acidic. The bitters will promote the release of bile. The sugar will help your liver process the alcohol, and help with digestion as well. What more could you want?

Best Coffee in Boston

I thought a post sharing some of the best coffee shops by neighborhood would be very useful for many people.  I wouldn’t call myself a coffee connoisseur, but I do enjoy it very much.  After 12 years of researching coffee shops around Boston, here’s what I’ve found.  Keep in mind, my usual order is a double espresso or a cappuccino.

Cafe Madeleine-DIY sugar

Back Bay

Alright, so Back Bay is going to be broken up into two categories.  One is best coffee, the other is best milk.  I’m going to get some flak for this one, but Eataly has the best espresso in the neighborhood.  It’s dark and nutty and a little bitter.  So good.  And they used to have great milk too, High Lawn farm grass fed jersey cow milk.  That was until the wu-flu shut them down.  When they reopened, they had something that looked fortified and ultra pasteurized.

The other winner in Back Bay is Pavement, formerly Espresso Royale.  They have a great drink menu, and consistently use High Lawn grass fed jersey cow milk.  Probably going to take some heat for this opinion too, but their espresso sucks.  To me anyway.  It’s too floral and sour.  It’s almost fruity.  It’s not that bad, I still get it in drinks, but I wouldn’t order a double shot at Pavement.  Good options here:  Maple Latte, a latte with maple syrup, or a Maple Death Cream, half and half, cold brew and maple syrup.

Jugos- becareful- lid doesn’t fit

South End

I put this out as a question to my Instagram followers, and in 15 minutes the only response was from a spam bot selling followers who’s reply was blank.  And that kind of sums it up for me.  I received some suggestions for Jugos, Cafe Madeleine and Render.  Of those three, Jugos was by far the best.  The espresso was dark and chocolatey, but the best part was…wait for it.  For sweetener, they poured freshly made sugarcane juice into the espresso.  Divine

North End

No question, Cafe Vittoria.  I don’t know what milk they use, but I don’t care because it’s not about that.  The whole ambiance, sitting right on Hanover, the smell of the baked goods, you can’t beat it.  Actually, yes you can.  Get your coffee to go and head downstairs to Stanza Dei Zigari and enjoy it with a cigar.

George Howell

Theatre District/Downtown/Chinatown

I’m not really sure which neighborhood George Howell in the Godfrey Hotel, is actually in.  Some maps say that’s the Theatre District, others say Downtown and some Chinatown.  Anyway, George Howell is a local company.  The similarly named founder, previously built up Coffee Connection which he sold to Starbucks.  They put a heavy focus on sourcing good beans, and it shows well.  At least through a double espresso.  They have panela for sugar too which is pretty nice.  Check out my IGTV for a more in-depth review.

If you or anyone you know is looking to move closer to a place to get great coffee, I’d be happy to help! I can be reached by phone at 617 528 8461, or email me at willy.charleton@nemoves.com.

Can You Buy a Home With Bitcoin?

The answer is, yes. But there’s more to it than that. There are a variety of ways you can do this, and it extends beyond just Bitcoin to other cryptocurrencies as well, like on the Ethereum network. For this post, I’m going to stick to Bitcoin. These methods will be very similar for a variety of cryptocurrencies.

Bitcoin-Bitcoin

There are three main ways that you can use your Bitcoin to buy a home. The first and most obvious is, to just pay with Bitcoin. You get a new home, the seller gets Bitcoin. It’s pretty straightforward. (For the sake of this post, I’m assuming if you’re paying in Bitcoin, there is no mortgage contingency.) The tough part here, is finding someone willing to accept Bitcoin as payment. I’ll go into why a seller or buyer might want to trade in crypto in a future post. This is the most different in terms of how the transaction is carried out.

So you’ve got your coins, you found a home you want and the seller will take Bitcoin. Great. Now what? All the standard documents and contracts of a home sale are still required. The only thing that changes is payment. As a buyer, you can use a Bitcoin escrow service. However, this is still a very new industry and I think that there can be uncertainty sending large sums of Bitcoin to relatively new and unknown companies. That doesn’t mean there aren’t any trustworthy services, but at the end of the day you’re still sending your coins to a stranger. Just a note, although an important one: Bitcoin transactions are irreversible. Once they’re on the blockchain, the deal is done. You don’t want to just send the Bitcoin to the seller.

The other option, is to forget escrow. This is where things get interesting. You can use a service like Bitraded to handle the flow of money. What they do, is process payment using multi-signature smart contracts. I’m not going to go into detail, but a smart contract is just “if, then” code. It’s kind of a misnomer because it’s not “smart” and it’s not really a contract. But I do see smart contracts playing a big role in real estate transactions in the near future.

Anyway, the way it works is like this. A buyer and seller find a third person to be an arbitrator or “trust agent.” Terms are agreed upon and a wallet is set up. This wallet is a 2 of 3 signature address. Money can be sent to the address, but 2 of the 3 signatories need to agree to release funds for payment. The buyer is requested to make the payment. The seller can confirm when the payment is made and can turnover the home. The funds are still locked until two of the three agents agree to release it. If the buyer and seller agree, then everything goes smoothly and there’s no need for the arbitrator. If they disagree, then the arbitrator steps in to determine if funds should be released to the seller or refunded to the buyer.

A few things to consider. Using Bitraded will be cheaper, as you’re not paying for an escrow service. The only fee would be whatever the arbitrator charges. The arbitrator does not have access to the funds, and can only decide to release or refund the payment. So that’s one way that paying with Bitcoin could actually save you money. Also, price is almost always determined in fiat currency. Until the closing, the risk is on the buyer. After closing, the risk is on the seller.

Bitcoin-USD

Here’s situation number two. You found a home. You want to pay in Bitcoin. The seller does not want Bitcoin. Well this is actually pretty easy. In this case, the price will be determined in fiat and it’s the buyers responsibility to stick to the agreed price, regardless of the volatility of the cryptocurrency market. All of the standard contracts and agreements are still in place. For this, you’ll use a service like BitPay. Once all the terms have been agreed to, BitPay send the buyer an invoice. The buyer pays the dollar amount in Bitcoin. BitPay accepts the Bitcoin and turns around and sells it for fiat. The seller is then wired the money. There are transaction fees for this, and it can get expensive for high value transactions

In this case, it’s easier to get traditional financing. You’ll just need be able to meet credit and income requirements. Keep in mind it might be tough to get a good rate from a traditional lender if you’re using your Bitcoin as proof of income.

Cash

Which leads me to your third option for using your Bitcoin to buy a home. Just use cash, duh. Especially right now, there are plenty of people HODLing. They don’t want to sell. But that doesn’t mean you can’t buy a house using your Bitcoin. Let me explain. There are several companies out there that will lend you money, holding your bitcoin as collateral. BlockFi is probably the largest. Some offer up to multiple millions of dollars in credit. These are going to cost a little more than a traditional mortgage, but the process is way less invasive. You send them coins, they send you money. You pay back the money. There’s no credit check, or proof of income. You either have the coins, or you don’t. From there, it’s a standard transaction. Right now, I think this is probably the best way to do it. You get to keep your coins (theoretically) and you also get a home. You can do this for just the downpayment and also take out a mortgage, or just finance the whole house from Bitcoin.

That’s it! That’s the post!

Stay tuned for “Why would you want to buy your next home in Bitcoin?”

Please feel free to reach out with any questions about this article or crypto and real estate in general. I love to talk about it! 617 528 8461 or willy.charleton@nemoves.com

What is Guilloche?

Guilloche is a technique for engraving geometric patterns.  It was originally done on ivory and wood, but as technology developed, artisans were able to guilloche patterns on harder substances like metals.  It’s a process that’s been around since the middle ages, and is still appreciated to this day.  In fact, it’s more popular than ever thanks to advances in tech.  Today, the hard part is finding a manufacturer that still does it by hand!  Well, finding one might not be so hard, but affording it might be.

One might say it’s a dying art form.  It’s a very time consuming, meticulous process with fewer manufacturers holding to tradition every year.  Personally, I enjoy the many geometric styles and I think it’s funny to look at a watch and appreciate all that’s gone into making the dial.  Most of the time, the intricacies and effort of the dial are overlooked while the movement gets all the cred.  

Anyway, here’s a YouTube video to show you Guilloche better than I can explain.

3 Pens for Great Note Taking

I write things down a lot.  I have a little notebook I carry most places with me, and then a larger binder for when I’m working.  I much prefer handwriting to typing.  When I take notes on the computer or phone, I always forget about them and never go back.  When I hand write them, it’s different.  I’m more likely to remember what I wrote, but also have a tendency to just flip through my notebook.  Aside from improving recall, I would also assume it’s great for hand-eye coordination.

If I’m going to take a lot of notes, I want to have a nice pen.  I like something that writes smoothly, but also has a nice weight to it.  I also like the idea of having my own personal pen that no one else uses.  Now what makes a pen nice, you ask.  To me, a nice pen is one that I like writing with, fits my hand, but is also sturdy.  I want to know that it’ll last for a long time with constant use.  Styling matters too.

There are 3-4 different kinds of pens depending who you ask: fountain, rollerball, ballpoint and fineliner.  Rollerball and ballpoint are typically designated separately, but they’re very similar.  A rollerball puts out more ink, whereas in a ballpoint, the ink is much thinner and flows at about 1/3 the rate.  You’re probably familiar with fountain pens.  Classic.  But depending on the reservoir and style of writing, they can be difficult for everyday use.  A fountain pen requires a little getting used to, as the tip is not round like in a rollerball/ballpoint or fineliner.  

Rollerball and ballpoint are pretty standard and are easy to write with.  They’re also generally easy to refill.  Of the two, I prefer the excessive ink of the rollerball.  However, my everyday piece is a fineliner.  It’s like a super skinny marker.  It’s a little felt tip.  Drags on paper real nice.

Anyway, where was I going with this?  Here are 3 cool pens.

I’m counting this as 1 pen. These are pens by a Japanese company, Namiki. Whether or not you think you’re familiar with them, you are. Ever hear of a little company called Pilot Pens? Well, it was originally called “Namiki Manufacturing Company” until they changed their name. Namiki is now Pilot Pen’s high end subsidiary. These pens are particularly interesting because of their designs. They’re all handmade in Japan using a technique called Maki-e. Apparently. the designs are painted with lacquer, at which point precious metal dusts are applied before drying. The series in the photo is the Nippon Art Maki-e Fountain Pen, and they run about $750 a piece. Click here for more info.

This is a pretty simple Caran d’Ache pen. The standout feature is the hexagonal shape, which Caran d’Ache calles Ecridor. From here, all kinds of beautiful patterns are guilloched. Guilloche is a form of engraving that I’ll go into deeper in a future post that will be part of the timepiece series. I had a painted Ecridor in high school, in fact I still have it somewhere, just don’t know where. It’s a solid, sturdy pen that’s really easy to maintain and can take a beating. It writes well and is easy to refill.

I can’t do a pen post without mentioning Montblanc, and I’m not just saying that because I own stock in their parent company. They’re probably one of the most widely known high end pen brands. This one up top a favorite. My go to pen is very similar to this one. Instead of the spider, it has a snake. And I refilled it with a fineliner tip.

If you have any questions or are looking for a new home with a new drawer just for your pen collection, give me a call! I can be reached at 617 528 8461 or willy.charleton@nemoves.com

What is a Deferred Showing? and Pros and Cons.

First, let me clarify what a deferred showing is.  Generally, when an agent puts a new home on the market, it’s available to see.  Sometimes agents will list the home and note that the first showings will happen three to seven days after the listing has gone live.  It’s pretty common that a scheduled open house will be the first opportunity for a showing.  In this post, I’ll explain the pros and cons of having deferred showings.  Used correctly, it can get you a good price for your home.  Used incorrectly, it could leave your home sitting on the market for weeks! God forbid.  

The Pros of listing with Deferred Showings

The biggest benefit and most common use for deferred showings, is that is generates buzz.  It’s a great way to really build demand.  Letting the listing sit on the open market for a few days before anyone can see it guarantees that it will get in front of plenty of potential buyers even before you get your first offer.  It makes buyers feel comfortable, knowing they’ll get a chance to see the property before any offers are accepted.  Once they see it, they’ll probably also know whether or not there are other interested buyers working with the same deadline.  This is going to encourage buyers to make more competitive offers.

While your home’s listing is active and being sent around by agents, you have some time to clean things up before the first showings.  This isn’t a huge advantage, because at this point everything should be in order.  But if not, you’ve got a few days to completely relandscape the yard.

In today’s climate, it’s also a great way to minimize showings.  If you’re house is priced well in a competitive market, your house should sell after the first open house.  Even if the agent isn’t doing an open house, the first day of showings will probably have multiple buyers come through.

The Cons of listing with Deferred Showings

Having a strict schedule about when showings will take place could turn away potential buyers, especially in a growing city like Boston, where many relocate from out of town.  Believe it or not, there are times when someone comes into the city for just a day to find a new home.  You’re home could be perfect for them and they could be qualified to make a strong offer, but will never see your home because they flew into town two days too early.

Another con would be that creating such buyer momentum and demand could make for a tense deal.  The buyers could have ended up in a bidding war, and in the heat of the moment gone too far.  Your home is your biggest asset.  And anytime large amounts of money are involved, it can get stressful.  A competitive home buying situation can only exacerbate that.

If you have any questions about deferred showings, and if they could benefit your home’s sale, give me a shout! You can reach me at 617 528 8461 or willy.charleton@nemoves.com.

Herb Bone Broth

I kind of ended my vegetarian ways with bone broth. Chicken and beef bone broth were the first time I intentionally ate something made from an animal’s body. It was weird at first, because the taste was fine, but the idea of it was strange. But I’m past that and am now a huge fan and advocate. I use it in a lot of different ways. The liquid for soup, or in mashed potatoes. But a lot of the time I’ll drink it as an herbed broth. And here’s what you’ll need and how to do it:

Ingredients

1 bag Bone Broth (I prefer chicken)

1-2 tablespoons Poultry Herbs

1-2 cloves Garlic

2-3 teaspoons Salt

I buy Bonafide Provisions broth. I don’t have much to compare it to, because it’s pretty much the only frozen bone broth I can find around here and I’ve found no issue with it.. One bag is 3 cups. Open it up, put it in a pot and start to warm it up. If it’s coming out of the fridge, it should be jello-y. If it’s not, find a new supplier.

While that’s heating, mince herbs. I buy a mix that’s labeled “poultry herbs” and has sage, thyme and rosemary. I cut it all up together as small as I can. I find a ceramic knife works much better for herbs. I’d probably do 1-2 tablespoons of minced herbs. I’ll also crush 1-2 cloves of garlic in as well. Add salt, maybe 2-3 teaspoons.

Simmer, then enjoy!

I’m not going to delve into all the details of the benefits of bone broth. Long story short, is that it’s great for your gut. It’s an easily digestible protein, is anti inflammatory and is very mineral dense. For more information, check out this podcast where my friend Matt breaks it down.

Best Pizza By Neighborhood

Here I breakdown the best place to get pizza in a variety of Boston neighborhoods.

Back Bay

This is going to be a little controversial and I can already hear the masses screeching. Eataly has the best pizza in Back Bay. The variety of crusts, the in-house cheeses. So good. I’ll give a runner up for Back Bay only, Mistral.

Picco

South End

I don’t even have to think twice. Picco is the best pizza in the South End, and a top contender for best pizza in Boston. One size, well cooked, heavy sauce, cheesy cheese all on a sourdough crust. What more is there? Ice cream for dessert? They have that too. Also, free delivery.

Beacon Hill

I can’t think of too many pizza places in Beacon Hill. Fig’s is the first to come to mind, and is really good pizza. One large size. Baked at fast at high temps. It’s pretty common to get a pizza that’s half one set of toppings, and the other half different. They’ll charge you for the more expensive pizza, but it’s still worth it. They also deliver for free.

North End

No, it’s not Regina Pizzeria. They’re pizza is good, but I think Parziales is better. The nice thing is, they sell by the slice, so you can get a quick lunch. They also sell the dough, so you can make your own at home. Just FYI so you’re not shocked when you get there, it’s square pizza.

East Boston

Santarpio’s has been making pizza since before my parents were born, so it’s got to be good. And it is. It’s a fun outing to head over to Santarpio’s. There’s just something so homey about old restaurants in Eastie.

Other neighborhoods in Boston

Just go to one of the places above, one of them can’t be too far from you. And many deliver.

So that’s it. Those are the best places to get pizza in Boston. Who wants to go to lunch? Your pick.

5 Things Buyers Wish They Knew Before Purchasing a Home

While there are many things to consider when buying a home, especially your first home, here are 5 topics that are often overlooked.

1. How a loan works

I think most people understand the basics of a mortgage.  It’s money that you borrow to purchase a home, where the lender holds the home as collateral.  But considering it’s most likely the largest loan you’ll ever take out for your biggest asset, it’s important to know the ins and outs.  I find it’s helpful to really break down how much the loan will cost. For example, a 30 year fixed 3% loan of $400,000 will require a total of over $607,000 in payments.  That’s over $200,000 in interest!  There are other things you should know as well, like the policies regarding paying down the mortgage early.  The more you know, the better you’ll feel about the decisions you’ve made.

2.  Budgeting for additional costs

In order to make the home buying process as smooth as possible, you’ll want to prepare for everything in advance.  Expect the unexpected, and you’ll be fine.  You’ll need to consider the typical closing costs, like lender’s fees, property taxes, underwriting fee.  But don’t forget to budget for an inspection, if you need to break a lease or need to hire movers.  You’ll be better off budgeting for extra and having unused funds than having to deal with unexpected expenses.

3.  What to look for in a lender

There’s no reason to not shop around for a mortgage.  Sometimes people forget that the mortgage is actually a product, and you should look around just as you would for any large purchase.  Along with finding a good rate, with reasonable closing costs, it’s important to find a lender who’s easy for you to communicate with, receptive to your needs and flexible.

4.  Inspection will find problems

And there’s not necessarily something wrong with that!  Virtually no home is perfect, unless it’s new construction by the best builders.  Unless there’s a major defect like a crack in the foundation or widespread mold, don’t freak out.  It’s not worth losing a house you loved because of an issue that’s just general wear and tear or an easy fix.  

5.  Yards require work

If you’re buying in a condo building, this won’t be too relevant.  Any good homeowners association will have taken care of the landscaping.  For a single family home though, unless you’re going to hire someone, you should think about getting a lawn mower.  Be prepared for seasonal clean ups, re-mulching and even tree removal, if applicable.  

If you’re looking to buy a home, let me help you prepare.  You can reach me by phone at 617 528 8461 or email at willy.charleton@nemoves.com.

The Origin of the Santos de Cartier

The Cartier Santos caught my eye a while ago, before I knew anything about it. But the more I learned, the more I liked it. There’s much more to it than meets the eye.

For instance, did you know that it’s a pilot’s watch? And not just any pilot, but Alberto Santos=Dumont. He was a contemporary of the Wright Brothers, and there’s apparently argument about who actually flew the first heavier-than-air machine. Alberto Santos=Dumont was the first flight in Europe, and first certified by Fédération Aéronautique Internationale.

Santos=Dumont was the heir of a wealthy Brazillian family who made their money in coffee. He had always been interested in the skies, and dedicated most of his life to flight. Although born and raised in Brazil, his family traveled to France in search of medical treatment for the father. Santos=Dumont quickly returned to France where he remained for years. With his many flying inventions, he became a celebrity.

As an experienced pilot, one of his complaints was the difficulty in telling time. In the Early 1900s, it was not customary for a man to wear a wristwatch. Santos=Dumont lamented how difficult it was to maintain control of the aircraft, while fumbling in his pocket for his watch. Luckily, Santos=Dumont was friends with the right guy, Louis Cartier. Louis Cartier developed a watch on a strap, to be attached to the wrist for easy viewing. Genius!

Not only was it the first pilot’s watch, it was Cartier’s first wristwatch for men, and one of the first wristwatches for men in general. The watch has a unique look, and has been an icon almost ever since. The original watch was fitted with a Jeager movement, but today features Cartier’s own in-house movement. It now comes in a variety of sizes, metals, faces and straps.

I don’t own one, yet. But when I do, I’ll be picking up a medium sized, two-tone with no date. Like this:

Five House Plants You Can't Kill

As much as I would love a green thumb, I don’t have one.  On top of that, I have a north facing apartment with buildings around.  As a result, I don’t get any direct sunlight in my place.  Over the years, I’ve tried a whole host of plants.  Plants literally bring life to any home, except when you kill them.  Here’s what I’ve found work well under a multitude of conditions.

#1 Mother In Law’s Tongue, Snake Plant

You may not know the name, but you know it by sight.  It’s common in commercial settings, because it’s tough to kill.  It can survive a wide temperature range and tolerates very little light all the way to full sun.  Snake plant also doesn’t require too much watering.  An added benefit, is that it cleans the air!

#2 Philodendrons

Philodendrons are an entire genus of species, but of all that I’ve had, I’ve never killed any.  My mom did though, poor little guy. She left him outside and forgot about him.  Last time I brought a plant home.  They do require light, but not too much.  No direct sunlight in my apartment has not been a problem.  They require more water than the snake plant, but it hasn’t been a problem.  I did forget to water one for a time, and it started to turn.  After a watering, though, it perked right back to life.

#3 Aloe Vera

Aloe is a great one, especially if you enjoy eating it.  It’s a succulent, so doesn’t need too much water.  Similar to philodendrons, it likes light, but doesn’t have to be in direct sunlight.  I think generally, the cooler the climate, the more light it needs.

#4 Spider Plant

Don’t let the name scare you.  This is another low maintenance friend.  Similarly, they love light but are very adaptable.  They continue to grow, and the leaves eventually try to plant roots. At that point, you can just share with your friends!  They need water, but less when its cooler.  I’ve read that they thrive if you let them get a little dry between waterings.  They’ve also been shown to remove toxins, like formaldehyde, from the air.

#5 Golden Pothos

This is another one I’ve got in my apartment. It’s sometimes also called Devil’s Ivy, apparently because it’s immortal. I’m not sure how the name fits, but whatever. I can leave this plant in the cold dark of my apartment for a week and come back to no change. It is a little eerie that it can remain totally green in virtually no light for extended periods. I’ve also found that it let’s you know when it needs watering. One time I came home and it was not looking so good. I’d forgotten to water it before I left, and it showed. I watered it, and within 10 minutes, it perked right back up. No joke.

There you have it, five plants to liven up your home, with very little maintenance.  Although simple, having a thriving plant in a nice pot can really elevate a space.

Here’s a little bonus recipe for your plant friends. It’s a spray that I make, that I think the plants appreciate. Three ingredients go into a spray bottle. Good filtered water, EM1 and shilajit. I pour about an ounce of EM1 into the bottle, and fill the rest with water. I then add 1-2 shilajit tablets and let them dissolve. That’s it. Then, when I think of it, I give the plants a spritz. EM1 is a microbial inoculant that has a wide variety of uses. Shilajit is a mineral supplement. And water is foundational, so it’s obviously important that you use good water, like Pristine Hydro.

If you or your plants are looking to relocate in Boston, I’d be happy to help you find a new home to spread some roots. I can be reached at 617 528 8461, or willy.charleton@nemoves.com

Seller's Versus Buyer's Markets, and How to Navigate

There are 3 types of markets: a buyer’s market, a seller’s market and a neutral market.  In this post, I’ll be highlighting the first two, and what you can do to prepare for each situation as a buyer and a seller.

Buyer’s Market

A buyer’s market is a market where the buyer has the advantage.  In a situation like this, there are more sellers than there are buyers.  Another way of saying that is, inventory is high, while there’s a shortage of buyers.  When this happens, prices tend to drop.  If an owner is trying to sell their property in a buyer’s market, they’ll need to be open to negotiating.

Buying in a Buyer’s Market

As you could surmise, this type of market is great if you’re looking to buy property.  You’ve likely got many options and are in a position to negotiate.  You’re also not competing with as many other buyers.  If you’re looking to purchase in a buyer’s market, see as many properties as you can.  When you find the one you want, you’re in a better position to know the market.  You can compare units and prices and are more able to determine a fair price.  Another thing to consider, is how long a property has been on the market.  If a property has been listed significantly longer than similar units, the seller is probably even more open to negotiating and probably realizes they’re asking too much.  On the flip side, generally the first offer a seller gets is the best offer.  If you can see and make an offer on a property right when it comes on the market, you’re in a good position.  If you see and make an offer on a property that’s been on the market for a year, you’re also in a good position.

Selling in a Buyer’s Market

Selling in a buyer’s market is a little more tricky.  As a seller, you really needs to make your property stand out.  (Here are some easy tips to increase your home’s value).  Ensure that everything is in working order, and clean.  If you’re working with a good Realtor, they’ll have professional photos taken and a comprehensive marketing plan to get your property in front of the right buyers.  You’ll also need to consider the price.  Asking too much can scare buyers away, but you also don’t want to give your home away.  If there’s a number in your head that you need to get, and it doesn’t necessarily align with the market, be prepared to wait.

Seller’s Market

A seller’s market is defined by demand exceeding supply.  There are more buyers than sellers.  Another way of putting it, is inventory is low.  This drives prices higher and creates a more competitive market, which is usually advantageous to homeowner’s looking to unload.  In a seller’s market, properties generally sell faster and for more money.  Anyone who’s looked at buying a home in Boston knows that it’s been a pretty consistent seller’s market.  Everyone wants to live in Boston!

Buying in a Seller’s Market

Looking to buy in a seller’s market can be frustrating.  It’s important to be prepared.  Don’t even think about looking at a property if you’re not already pre-approved.  It’s also important to know your budget, and what the most you’re willing to spend is.  Having a flexible timeline can make for a more competitive offer.  This is not a time to negotiate for repairs or concessions.  It can also strengthen your offer to forgo contingencies.  Contingencies like inspection, appraisal, financing or home sale are all opportunities for a buyer to back out.  With that under consideration, a cash offer is going to be much stronger than if a buyer requires financing, even if it’s not the highest offer.  Just recently a client of mine put in an offer to buy his first home, but was rejected.  His offer was the highest, but the seller accepted an all cash offer that didn’t require an inspection.  This can be very frustrating, but it’s crucial to keep emotions out of it.  That’s why it’s important to really know the top of your budget, and hold to it.  You don’t want to get into a bidding war in the heat of the moment, only to have regrets later.

Selling in a Seller’s Market

This one’s a little easier.  As a seller, you’re in the position of power.  But that doesn’t mean you don’t have to do anything.  It’s still necessary to have the home in good, clean condition.  And just because the seller has the advantage, doesn’t mean you can ask a ridiculous price.  That could scare potential buyers and not even get them through the front door.  Alternatively, some prefer to price their home slightly below market value, in an effort to incite a bidding war, where emotional buyers may pay over market rate.  Once offers are submitted, it’s important to really consider the offers, and your situation.  The offer is about more than the money.  You need to consider the likelihood that the buyer will follow through, and that the time frames work for everyone.

Which Market are You In?

So how do you know when you’re in a buyer or sellers market?  The neighborhood gossip might not be enough.  A pretty easy way to get an idea, is to look at recent sales.  Are homes selling at, below or above asking price?  If below, it’s a good time to be a buyer.  If homes are going for over asking, it’s a good time to sell.  Now this is just a to get an idea, and isn’t really an accurate representation, but it can be helpful.  You can also look at current listings and see if there’s a trend of on-market homes lowering their asking prices.

Another way to tell, is to divide the total of number of homes on the market in the area that you’re looking, by the number of homes sold in the same area in the last month.  This number tells you how fast the homes are flying off the shelf.  If the number is larger than 7, you’re looking at a buyers market, where there are more homes for sale than potential new owners.  If the number is below 5, it’s a seller’s market with a shortage of inventory.

If you or anyone you know is looking to buy or sell, I’m your Realtor!  Please feel free to reach out with any questions.  You can call or text me at 617 528 8461 or email me at willy.charleton@nemoves.com

Healthy Homemade Marshmallows

This was an experimental recipe and did not exactly turn out as expected. I made marshmallows a few months ago, and they were great, however I couldn’t find the recipe again. I did remember they had whipped egg whites. In searching for a recipe this time around, nearly every one had corn syrup, which I wanted to stay away from. This is a relatively simple recipe and the marshmallows came out great. Here we go.

You will need:

2 Tablespoons Gelatin

4 Ounces of Water

1 Pound of Sugar

10 Ounces of Water

1 Tablespoon Maple Syrup

2 Egg Whites (and eventually 1 yolk, but we’ll get to that)

Start by combining the gelatin with four ounces of room temperature water. While that blooms, mix the pound of sugar and the 10 ounces of water on the stove. You’ll need a thermometer for this. Bring the mixture up to 240 degrees F and add maple syrup. Remove from heat and let the mixture cool off for a minute or two before adding gelatin. Add the gelatin, stirring to prevent clumping or skin. Leave to cool.

While that cools off, whip egg whites until firm. Set them aside. When the gelatin mixture is cool enough to touch, blend this really well. Once well combined, fold into egg whites.

I think this is where something went wrong. I carefully folded, but the gelatin/egg white mix was still clumpy. So I figured what the heck, and threw the whole thing in the mixer real quick. I poured this into a coconut oil greased glass baking dish to cool in the refrigerator. By the time I walked this over to the fridge, it had separated. Great.

I thought, well maybe if I just force it to mix, it’ll stick. So I poured it into the Vitamix and ran it on high for about 30 seconds. I poured it back in the dish and it took ~2 seconds before it began to separate. Gelatin on the bottom and fluffy egg whites on the top.

At this point, I figured I didn’t have anything to lose. I poured it back into the Vitamix but added an egg yolk. Egg yolks are a great source of lecithin, so I thought that would help bind everything together. And I was right!

Best Dog Parks in Boston

In this post, I will be highlighting the best dog parks in Boston.  Unfortunately, there aren’t that many.  While dogs are allowed in most green public spaces, these dog parks are all off leash.

Minnie in the Common at her Birthday Party in August.

Back Bay

The best dog park in Back Bay is the off leash area of Boston Common.  Depending where you are in Back Bay, it can be a walk, but it’s worth it.  Just take the Comm Ave mall, it’s beautiful.  There’s usually a good turn out, and there’s plenty of space.  The Starbucks right across the street is also something I enjoy.  The off leash area is to the left if you walk in at the corner of Charles and Beacon and walk toward the corner of Tremont and Boylston.

The South End

Peter’s Park dog park in Washington Square park is one of Minnie’s regular hangouts.  The South End is a hotspot for dogs, so there are usually plenty of people there for her to bother for treats.  And they usually bring their dogs too.  There’s seating in the sun and in the shade.  There’s water.  There’s a separate section for small dogs.  The only downside is that it’s lll gravel.  No grass.

The North End

Minnie’s friend Cydeny used to live in the North End, so we used to meet at Ruff North End for playdates.  It’s got sod, which Minnie much prefers to stones.  Some small obstacles get ignored by Minnie, but they’re there.  The turnout is usually pretty good.

Let me know if I missed any.  Minnie and I are usually in the Common, so look for us there.

How to Analyze a Rental Property

Investing in real estate is a great way to make money.  In fact, over the last 200 years, more than 90% of millionaires were created through investments in real estate.  Like Mark Twain said, they aren’t making it anymore.  There are two ways investing in real estate can make you money.  

The first is through equity.  Real estate is tangible, and shelter is a need.  There will always be demand.  Because of this, real estate is generally protected against inflation.  That’s not to say that some areas lose desirability, but on the whole, prices rise.  

The second way real estate generates money is through cashflow.  If you own a rental property, the point is to rent it out.  Your tenant will pay you whatever the market rate is to occupy the space.  

Generally, investors primarily look at cashflow.  While building equity is great, it usually takes a lot longer.  Especially if you’ve financed the property.  In this post, I’m going to break down how to thoroughly consider cashflow of a potential rental property.

First off, you need to know what the income will be.  That’s going to be how much you collect in rent plus any other potential income, for example, if you have coin-operated laundry in the basement.  You’re also going to need to know your monthly expenses.  If you’re buying a property that’s already used as a rental, this information should be easy to find.  If not, your Realtor (me) can help you determine the expenses.

You’ll need to know how much your monthly mortgage payment will be.  This is going to be determined by how much you’re putting down, interest rate and term of the loan.  You’ll also need to know how much your taxes will be, if there’s an home owner’s association and how much the monthly fee is.  Insurance is something you’re going to want to have.  Maintenance and capital expenses are also things you’ll need to plan for.  Maintenance is going to be unexpected repairs, like fixing a broken dishwasher.  Capital expnses are going to be major projects that you’re saving for, like a new roof, or if you know in the next 12 years you’ll need a new oil burner.  Generally, plan to put away 10% of the rent for maintenance and capital expenses each.  If the property under consideration has multiple units, you may need to factor utilities.  Tenants are only required to pay for utilities that are individually metered.  It’s not uncommon for water or heat to not be individually metered.  Also consider that your property may not get rented immediately.

Now that you know the rent, and the expenses, add them all up.  Remember, the expenses are negative numbers, and the rent is positive.  The result is how much cash is left over every month.

While you need to know the cashflow before moving forward with an income property, there are other metrics to consider.  Knowing your expenses and rent, we can also calculate the cash-on-cash return on investment and the Capitalization Rate (cap rate).

The cash on cash ROI is your annual return divided by your initial cost.  Your initial cost is going to be down payment, closing costs and any other expenses required before you can start collecting rent from your tenant.  Essentially, it’s what percentage of your initial cost your recouping yearly. 

The capitalization rate can be helpful when you don’t have all the information.  While you’ll need to have an idea of the cashflow, you don’t need to know your monthly mortgage payment.  For cap rate, take the cashflow without mortgage payment, and divide that by your initial investment.  It’s very similar to cash-on-cash ROI.  For this, your mortgage payment isn’t important because you’re building equity.  You’re paying the mortgage, but get more ownership of the property in return.

If you know even less information, but want to get an idea if a property is profitable, you can divide the total cost of the property by the rent.  This can be helpful when you’re looking at a number of properties and want to compare them.  This is called the gross rent multiplier, and the lower this number is the better.  If you’re comparing two properties, and one has a multiplier of 250 and the other 100, the property with at 100 will probably cashflow better.

Real estate, when done correctly, can be a great investment.  It’s a good way to protect your principal from inflation, while also generating cash flow.  When determining these metrics, over estimate your expenses.  Having a little extra money is a nice surprise, while finding out you have negative cashflow is not.

If you’re ready to buy an investment property, and therefore, become a millionaire, give me a call!  I’d be happy to help get you set up.  Feel free to reach out with any questions or if you’d like the spreadsheet.  You can call or text me at 617 528 8461 or email me at willy.charleton@nemoves.com.

A Balanced 3 Timepiece Collection

Watches for men are like purses for women.  I know some men that would argue with me, but they’re wrong.  Let me prove it to you,  They both serve a purpose.  The original watch was made so the wearer could tell time.  The original purse was worn so the wearer could carry stuff.  And they’ve both turned into primarily overpriced status symbols. And ways for the wearer to show their personality.  

Now that that’s that, I love watches.  So many different watches built with so many different intentions over so many years, it’s crazy.  Literally crazy.

Like me, there are probably a multitude of timepieces that have caught your eye over the years.  But you can’t have them all.  Well, maybe not all at once.  For most, a 3 watch collection is feasible.  A dress watch, an everyday watch, and then a complication.

Here is a three piece collection that I’ve put together.  All of these watches are about $10,000.

#1. Breguet Classic 5157 with Roman Numerals

This is the showcase piece.  The real family heirloom.  And you’re going to say “but that watch is more than $10,000,” and you’d be right.  But not if you get it used.  The Breguet Classique 5157 starts just under $20,000 new, but I’ve seen some very nice used examples for as low as $9000.  This is a classic, timeless watch that could try easily become a family heirloom.  The attention detail and history of the company alone makes this watch stand out.  

#2. Grand Seiko Heritage Collection SLGH003

Grand Seiko doesn’t get the credit it deserves.  This is a soon to be classic timepiece.  It’s got heritage, and quality but is still a little under the radar.  This watch is a high beat, which means that it oscillates faster than 28,800 A/h.  In this case, 30,000 A/h.  A faster beating watch can be read with better precision.  That is, the hand “sweeps” more.  It also has a power reserve of 80 hours, which is twice as long as most.  That means you could leave it for a long weekend and come home and it would still be ticking really fast.  Personally, I love the deep blue dial.  This watch new is about $9700.

#3. Jaeger LeCoultre Polaris Chronograph

If you’re going to collect watches, you have to get a chronograph.  And as far as chronographs go, this is a great option.  It’s a tribute to a classic, but with modern features.  The Polaris Chronograph features a tachymeter, for tracking speeds and a stop watch with a minute dial up to 30 and an hour dial up to 12.  It’s a sturdy, sporty watch.  I say that as someone who’s only seen it through glass. This will run about $10,700.

That is one example of a balanced three timepiece collection.  And no one said your collection has to be static either.  Here today, gone tomorrow with something new on the way.  What do you think?

What Do I Eat?

I’ve always been into food and nutrition and over the years have tried a variety of things.  I also happen to have a passion for delicious food.  This blog started as a food blog.

As a result, I’m frequently plagued with the questions “what are you eating these days?”  The funny thing is, is that I’ve always pretty much eaten the same thing: almost everything, except flesh.

I wake up and I make a little smoothie.  Some orange juice, coconut oil, honey, collagen and casein.  Blended up.  I sip on that while I make something for breakfast, usually pancakes or French toast.  I’ll also drink down 1 whole egg and 3 yolks raw.  

On my way to the office, I’ll get a double espresso with 3 sugars.

For a snack, I might have some parmigiana regiano with honey or berries, depending on the season.  Or some milk and honey.

I’ll come home for lunch and to take Minnie for a walk.  I typically have white rice cooked in either bone broth or bone broth based butternut squash soup.  I’ll have this with more parmigiana regiano.

Another double espresso 3 sugars on the way back to the office.

While I prepare dinner, I like to snack on a carrot salad.  Shredded carrot, ACV, coconut oil and salt.

I love potatoes.  In a variety of ways.  I like to cube them up and bake them with garlic, rosemary, thyme, sage and ghee.  Melt cheddar cheese on top.  Serve with a few soft boiled eggs and a cup of garlic-ginger bone broth. The best. That’s my favorite dinner.

For dessert/late night snack I love root beer floats.  You just really can’t go wrong with one.  The perfect send off for some hearty ZZZs.

So that’s what I eat in a typical day.  I was raised a vegetarian but just recently started branching out.  This summer I introduced fish and have enjoyed all different kinds.  Oysters have been good.  I’m a huge bone broth fan now.  I tried steak once, but I’m on the fence.  I tried chicken once too.

Note: before you try this diet, be aware I recently gained 45 pounds. But as per Realtor rules, I have to use the same headshot for at least 30 years.