“We pay up to 2 1/2 points on our HELOCs,” he said. “We recently enhanced our HELOC to allow up to a $1 million HELOC, and 2.5% on a $1 million deal, that’s $25,000. You do four of those, that’s $100,000 a year.”
He noted that homeowners are sitting on approximately $35 trillion in home equity. Many of those homeowners are deciding to stay put and fix up what they own, which is becoming more necessary as housing stock continues to age.
Davis said more than 50% of equity originations are renovation loans, with close to $600 billion in renovation projects expected in 2026. The market extends well beyond primary residence owners, with 19 million investment properties whose owners are not willing to surrender sub-3% notes to fund rehabs or new deals.
“People are staying in their homes longer,” he said. “They can’t afford to trade up. They don’t want to give up that low rate. They’re tapping into their equity.”
Meeting borrower needs
For brokers who still aren’t offering second lien products, Davis said their customers are likely to just go elsewhere.
[2026.7 Update] This card previously had no foreign transaction fee (FTF). Robinhood has quietly updated its terms, and cards applied for on or after July 1, 2026 will carry a 3% FTF. Existing cardholders are not affected for now, although there is no guarantee that Robinhood will not quietly revise the terms again in the future.
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Features
Earn 5% cash back when you book travel through the Robinhood travel portal.
Earn 3% cash back on all categories! There’s no cap.
Metal card, 17g in weight.
No annual fee. Actually you need to be a Robinhood Gold member to apply for this card, so equivalently the annual fee comes from Robinhood Gold membership which is $5/month.
Disadvantages
It seems there is no sign-up bonus.
Certain transactions are not allowed. For example, attempting to use this card to pay estimated taxes (Form 1040-ES) will be declined outright.
It has a foreign transaction fee, so it’s not a good choice outside the US.
Summary
3% cash back on everything is very nice. It is suitable for lazy people who want a simple one card solution to the game. It even makes me worry whether this card is sustainable.
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June’s jobs report did not just miss expectations; it also complicated the story economists had been telling about a labor market that might be reaccelerating into summer. Payrolls rose by only 57,000, and both April and May were revised down by a combined 74,000 jobs, which means the recent pace of hiring looks weaker in retrospect than it did on the day those reports were first released. That matters because revisions can change the signal from a single month’s surprise into a broader pattern of slowing momentum.
In a statement sent to Fortune, Glassdoor Chief Economist Daniel Zhao said the report “put a damper on the fireworks” and left the labor market looking “more fizzle than sparkle,” arguing that the unemployment rate’s drop to 4.2% is less reassuring than it appears because it was driven by a fall in labor force participation to 61.5%, not by a surge in hiring.
LPL Financial Chief Economist Jeffrey Roach made a quick calculation and noted that it means an additional 2.5 million have dropped out of the labor force since last year. Zooming further out, it means that Americans not in the labor force rose to 105.8 million, “most likely due to folks giving up looking for work,” which he called a “concerning trend.” The bottom line for Roach, he wrote, is that firms are still adding to their payrolls, but hours worked are below pre-pandemic levels as firms cut back.
Glassdoor’s Zhao also noted that wage growth came in at 3.5% year-over-year, still solid enough to keep inflation concerns alive even as job creation cools.
The sector details reinforce that mixed picture. Zhao pointed out that leisure and hospitality lost 61,000 jobs in June, with accommodation, food services and related categories all declining, while only smaller pockets such as temporary help and some local government roles saw gains tied to event staffing. In other words, the report did not show broad-based strength; it showed a handful of offsets that were too small to reverse the bigger weakness.
Jamie Cox, Managing Partner for Harris Financial Group, counted himself skeptical: “These data are misleading and should be disregarded,” he argued. “There is zero chance leisure and hospitality posts a negative print in the midst of the World Cup.” He predicted revisions higher in the next few months.
Janus Henderson Investors’ Bradford Smith described payrolls as “lighter than expected” and noted that the June figure was the weakest since February. He added that the softer labor backdrop, combined with moderating oil-price inflation, likely leaves the Federal Reserve on hold for the next meeting.
Similarly, Chris Zaccarelli, Chief Investment Officer for Northlight Asset Management, called the report a “stark reversal” with “a lot less jobs created than expected,” while the exuberant prior months’ numbers were revised lower.
Taken together, the reactions suggest a labor market that is still expanding, but only modestly, and one that is giving policymakers less reason to worry about overheating. That makes the holiday-week backdrop look less like a policy turning point and more like a slow, uneven summer drift.
Most federal student loan borrowers should NOT consolidate their student loans, and doing so could even set them back on the path to loan forgiveness. The only exception is borrowers seeking to get out of loan default.
For most borrowers after July 1, 2026, consolidating federal student loans no longer offers a real upside — and it can quietly erase progress you’ve already earned towards loan forgiveness. The one situation where it still helps is getting out of default.
Consolidation used to be a helpful tool for many borrowers. It turned old FFEL loans into Direct Loans, unlocked income-driven repayment and Public Service Loan Forgiveness (PSLF), and let borrowers capture the one-time IDR account adjustment. Those windows have closed. The adjustment is over, FFEL cleanup deadlines have passed, and the menu of repayment plans is shrinking — so the cost-benefit math has flipped for most people.
There is no real requirement for any borrower to consolidate their loans at this point in time, and except for defaulted student loan borrowers, doing so may be more harmful than helpful.
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What’s Changed?
First, all of the Biden-era waivers to make consolidation helpful have expired. Second, starting July 1, 2026, a slate of new repayment plan and loan options went into effect.
If you consolidate your student loans now (and anyone who has after June 30, 2024), your progress toward IDR forgiveness resets to zero. For PSLF, consolidation takes a weighted average of the qualifying payment counts on your old loans, which can drag your count below your highest-counting loan.
For Parent PLUS Loan borrowers, consolidation used to offer a pathway to income-driven repayment plans. However, for all new Parent PLUS Loans (including those consolidated after July 1), there will be NO access to income driven repayment.
And finally, major repayment plan access change if you consolidate. Any consolidation loan disbursed on or after July 1, 2026 strips access to every repayment plan except the new Repayment Assistance Plan (RAP) or a tiered standard plan.
Consolidating now doesn’t just fail to help — it can lock you out of options you have today.
More Costs Borrowers Forget
Consolidation doesn’t really change your interest rate. The new rate is the weighted average of your existing rates, rounded up to the nearest one-eighth of a percent. You don’t save money by consolidating, and it could even cost you the tiniest bit more.
Two other costs hide in the fine print. Any unpaid interest capitalizes onto your principal, so you start paying interest on a bigger balance. And a longer repayment term (sometimes stretching from 10 years to 20 or more) lowers the monthly payment while raising total interest paid over the life of the loan.
What Student Loan Consolidation Does Help With: Getting Out Of Default
If you’re in default, consolidation remains a legitimate option to get out of student loan debt.
There are three ways out of default: pay in full, rehabilitate, or consolidate.
Consolidation is the fastest — it can resolve default in weeks rather than the nine on-time payments rehabilitation requires.
The trade-off: consolidation leaves the default on your credit report for up to seven years, while rehabilitation removes it.
How This Connects
The College Investor has long flagged that consolidation is widely oversold. Our coverage of student loan rehabilitation walks through why borrowers exiting default should weigh rehab’s credit-repair benefit against consolidation’s speed. And as we noted in Why Some Borrowers Must Consolidate Before June 2026, the narrow “must consolidate” cases (certain FFEL and Parent PLUS holders protecting IDR and PSLF access) were tied to deadlines that have now passed.
Going forward, treat consolidation as a default-recovery tool and nothing else.
If you’re current on your loans and chasing loan forgiveness, consolidating is more likely to set you back than move you ahead. Confirm your own situation with your servicer or at StudentAid.gov before signing anything.
In 2010, Mark Andol opened a retail shop in Elma, New York, with a strict rule: If a product wasn’t made in the United States, it didn’t go on the shelves. Even the hangers and packaging glue had to be American-made. For Andol, “Made in USA” meant more than a label; it was a moral imperative—a response to the factory closures and offshoring he believed had hollowed out his community. His store used slogans like “China is a long drive to work!” and “For Country, Soldier, American worker, and Our Children of Tomorrow.”
American Express has added a valuable new dining benefit for Centurion Card members. Eligible Consumer and Business Centurion cardholders can now receive up to $1,000 in annual statement credits for qualifying purchases made through participating Resy restaurants and experiences.
The new benefit is one of the richest dining credits offered on any premium credit card. However, this card comes with a $5,000 annual fee, and a $10,000 initiation fee.
Benefit Details
After enrolling through American Express, eligible Centurion cardholders can receive:
Up to $250 in statement credits each calendar quarter
$1,000 in total statement credits per calendar year
This credit is available to both Basic and Additional Consumer and Business Centurion Card Members. Unused quarterly credits do not roll over, so you’ll need to use up to $250 each quarter to maximize the full annual benefit.
A restaurant needs to be part or Resy, and soon be marked as eligible for the credit. But you do not need to book through Resy to get the credit.
Resy Credits for Amex Cardholders
Several American Express credit cards offer statement credits for dining at U.S. Resy restaurants (enrollment required). That includes:
Banks have rallied during the past few months, lifting the KBW Nasdaq Bank Index, which tracks the largest U.S. bank stocks, more than 12% so far this year.
But there is one often overlooked sector of the banking industry that has outperformed considerably: custody banks. These are not like traditional banks that lend to consumers and businesses. They hold and service huge amounts of institutional assets — such as mutual funds, pensions, exchange-traded funds (ETFs), stocks and other investments, real estate, cash, hedge funds, endowments, and 401(k)s — all from large institutions.
They collect fees on these assets for servicing and holding them — and those fees rise as the asset totals increase.
Image source: Getty Images.
In addition, custody banks hold clients’ uninvested cash and pay a low deposit rate. But they aggregate cash and reinvest it in liquid, higher-yielding short-term instruments, profiting off the difference.
They also make money through securities lending, where they loan idle stocks and bonds from their clients to third parties — like brokers or hedge funds — to settle short sales or other trades. In exchange, the borrower provides collateral, typically bonds or cash, which the custody bank then invests and splits the return with the borrower.
Today’s Change
(0.54%) $0.91
Current Price
$169.67
Key Data Points
Market Cap
$47B
Day’s Range
$168.02 – $172.31
52wk Range
$101.98 – $175.46
Volume
3
Avg Vol
2.2M
Dividend Yield
2.43%
In addition to custody services, all banks have asset management arms with a roster of ETFs, funds, and separate accounts. State Street(STT +0.54%), one of the largest custody banks, runs the SPDR funds through its asset management arm.
It is a very sturdy, all-weather business dominated by a few major players. Right now, the leading custody banks, State Street, BNY Mellon(BNY +0.97%), and Northern Trust(NTRS +1.01%), are firing on all cylinders.
Custody banks near all-time highs
The top custody banks are all significantly outperforming other bank stocks and hovering near all-time highs. State Street is up 32% this year, while BNY Mellon has gained 26%, and Northern Trust has rallied 29%.
BNY Mellon is the largest custodian bank, overseeing some $59 trillion in client assets. It also manages $2 trillion in assets. In the first quarter, BNY Mellon reported record revenue of $5.4 billion, up 13% year over year. Fee income rose 12% year over year to $3.8 billion, while net interest income jumped 18% to $1.4 billion. Further, net income spiked 36% to $1.6 billion, while earnings rose 42% to $2.24 per share.
Today’s Change
(0.97%) $1.41
Current Price
$146.02
Key Data Points
Market Cap
$100B
Day’s Range
$144.19 – $147.45
52wk Range
$91.96 – $148.50
Volume
8.8
Avg Vol
3.9M
Dividend Yield
1.45%
What sparked the surge in revenue despite a rocky first quarter? A few factors benefited BNY Mellon and custody banks that did not apply to traditional consumer banks.
BNY Mellon attracted more deposits and client assets, as more of its large clients made a flight to safety during a volatile quarter. They sought the safety of parking their cash and gaining interest. This helped BNY Mellon increase assets under custody (AUC), which boosted fee income. Custody assets rose 12%, and average deposits surged 13% year over year.
In addition, BNY Mellon saw a spike in trading and foreign exchange income because, during volatile markets, the number of transactions by pensions and funds increase to rebalance and make changes to their portfolios. Further, the high interest rates on short-term bonds and investments in which BNY Mellon invested its assets helped raise spreads and net interest income.
I’m using BNY Mellon as an example, but the other major custody banks had similar results.
Today’s Change
(1.01%) $1.76
Current Price
$175.60
Key Data Points
Market Cap
$32B
Day’s Range
$173.00 – $177.66
52wk Range
$118.99 – $178.70
Volume
728.6K
Avg Vol
1.1M
Dividend Yield
1.82%
These custody banks will release their Q2 earnings in the coming weeks. BNY Mellon reports earnings on July 15, followed by State Street on July 16 and Northern on July 22.
All three stocks are buys heading into earnings because they are relatively cheap, are stable businesses as the dominant players among a small group of competitors that collect fees no matter the market environment, and aren’t as reliant on net interest income. But with the S&P 500(^GSPC 0.22%) rising almost 15% in Q2, these custody banks should see AUC and revenue surge to perhaps new records.
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Be careful what you wish for when you nominate someone to accomplish a specific task.
It’s no secret that President Donald Trump selected Kevin Warsh as Fed chair to cut rates, something he hoped would lead to lower mortgage rates as well.
But thus far, Kevin Warsh has done more harm than good, remarking today that “prices are too high” during a trip to Portugal.
That sent bond yields flying higher, pouring cold water on a recovery from their recent run-up related to the conflict in the Middle East.
The question is will this be a theme, or is Warsh still going to be the accommodative Fed chair Trump was looking for.
New Fed Chair Kevin Warsh Says ‘Prices Are Too High’
We know the Fed doesn’t set mortgage rates. It’s more concerned with short-term rates and directly sets its federal funds rates as such.
However, Fed rate expectations can influence longer rates such as 10-year bond yields and 30-year mortgage rates.
So if the Fed signals that it’s in hiking mode, you might see longer bond yields and mortgage rates rise in anticipation.
Conversely, if the Fed is showing signs of dovishness and possible cuts, you might see mortgage rates front-run that chatter and move lower.
We actually saw this play out last year when the fed signaled the hikes were over and the cuts were coming.
The 30-year fixed mortgage was around 7% and fell all the way to about 6% by September, just as the first cut actually took place.
Then mortgage rates jumped on the news and everyone was confused. Ultimately, other things happened, like an unexpected hot jobs report.
Followed by the expectation Trump would win a second term, and that his policies would be inflationary.
Warsh Was Hired to Be Mortgage Rate-Friendly
So there’s only so much impact the Fed can make, but new chair Kevin Warsh was hired with the express purpose he’d be interest rate-friendly.
Trump has made it no secret he wants lower mortgage rates. He campaigned on it and has repeated it many times since.
He’s said he will get mortgage rates back to 3% (or even lower!), yet that promise has failed to materialize.
And now his pick to do that, Kevin Warsh, is saying stuff that isn’t mortgage rate friendly.
That “prices are too high,” which tells us he thinks inflation is still a threat, and that rate HIKES are the possible answer, not cuts.
That will be the last thing Trump wants to hear, assuming his goal to lower mortgage rates remains a focus.
Will Warsh Get Us Lower Mortgage Rates Eventually?
But Warsh is also a crafty fellow who has been hinting at changing things up and playing ball with the Trump administration.
In the same interview today in Portugal, he noted that “My hope, my aspiration, is that nine-12 months from now we’re going to be using new technologies to understand what’s happening in the real economy in a contemporaneous real time way that positions us as central makers to make better decisions.”
I’ve heard that Warsh wants to look at economic data differently than the old guard at the Fed.
He also believes AI productivity gains will lead to less inflation, which will usher in rate cuts.
The question though is even if this is all somehow true, does it get worse before it gets better?
Do home buyers and existing homeowners looking to refinance their mortgages have to wait for that to happen? And if so, for how long?
As always, it appears to be a bumpy road with twists and turns and no straight shot to relief, no matter who is in charge.
Buckle up.
Before creating this site, I worked as an account executive for a wholesale mortgage lender in Los Angeles. My hands-on experience in the early 2000s inspired me to begin writing about mortgages 20 years ago to help prospective (and existing) home buyers better navigate the home loan process. Follow me on X for hot takes.
“My goal is not to buy one property. My goal is to build a machine that continuously funds future acquisitions.”
The investor: Osama, Detroit. BRRRR. Zero to nearly 30 units in just over a year.
The agent: Julia, FIRE Realty Team, Detroit
Osama came to real estate from the side of the screen most of us know too well: watching other investors do the thing and quietly wondering why he was only watching. Why can’t I do this too?
That question, he says, is the whole origin story: “There was no amount of podcasts, books, YouTube videos, or courses that could replace taking action.”
Osama graduated from a top program. He was, by his own read, plenty capable. The gap was never the resume. “The difference was they started, and I didn’t,” he says. (If you’re still in the watching phase, it’s worth noting: 12 months ago, so was he.)
Osama’s Detroit buy box is intentionally narrow: single-family homes around $120,000 and under, in the city’s stronger pockets, where you can still buy cheap, rent well, and force value through a renovation. Then the part most people skip: Before he writes an offer, he runs the refinance first. Can he rehab it, place a quality tenant, refinance, pull most or all of his capital back out, and roll straight into the next one?
This sets up a search that nearly fooled him. Two of his three options were east-side colonials with after-repair values pushing $200,000. The third was a west-side bungalow with an ARV closer to $145,000.
On paper, they weren’t even close. But Osama has learned to distrust the paper. “ARV alone does not pay the bills,” he says.
The move here is worth stealing: Run the refinance, not the comp. Equity you can’t pull back out is just a number you quote at parties.
His agent has a read on him too. “I would call Osama a strategic risk-taker,” Julia says. “A lot of investors never get skin in the game because they are too paralyzed by the risk and work involved. The most successful real estate investors are the ones in the arena rolling with the punches.”
Here are the three he weighed.
Option 1: Morningside colonial, east side
A 1,600-square-foot colonial in Morningside on Detroit’s east side, the kind of solid two-story that makes the math look easy at first glance.Projected after-repair value landed near $200,000, which is what grabbed him.
The catch lived on the rent side, and the refinance behind it, where the numbers came in softer than the equity suggested. He’s also been the victim of more than one furnace theft on the east side, which colors how he now weighs the area.
Price: $90,000
Option 2
Morningside colonial, round two
Another Morningside colonial: 1,500 square feet, with a projected ARV near $200,000.
On the surface, a near twin of the first, and a deal plenty of investors would sign on the equity alone. Dig in, and the refinance would not have returned as much of his capital as he wanted to recycle into the next buy.
A good deal. Just not a good-enough machine.
Price: $80,000
Option 3: West-side bungalow
A 1,300-square-foot bungalow on the west side and, on paper, the weakest of the three. Projected ARV was only around $145,000, well under the east-side colonials. But the west-side rental market was producing meaningfully higher rents, which is the number that actually feeds a BRRRR.
Listed at $105,000, with room to move. The lowest equity ceiling and the strongest cash flow. The whole question, in one house.
Price: $105,000
What He Bought
Osama picked the west-side bungalow. The one with the lowest ARV, the highest list price, and the worst-looking spread of the three. Most investors would have grabbed an east-side colonial and the $200,000 equity headline. He went the other way, on purpose.
The reason is the whole point of how he buys. “The only thing that is real at the end of the day is the money that ends up in your pocket,” Osama says. “Equity is great, but if you cannot access it, if it does not help you grow, or if it does not comfortably cover your debt and leave something left over, then it is not accomplishing much.”
The east-side colonials had a prettier ARV. The west-side rents had a better refinance, and that refinance is what hands him back the capital to buy the next one.
Then Osama made the numbers better. The bungalow was listed at $105,000. Osama negotiated the seller down to $80,000, a $25,000 cut before a single repair. That meant a lower basis, stronger rents, and a cleaner refinance. “Once I reran the numbers, the decision became easy,” he says.
The full BRRRR ran exactly as drawn up. He bought at $80,000, renovated, placed a strong tenant, refinanced, recovered his capital, and rolled it forward. “The two east-side properties would have made money,” he says. “The west-side property made more money. That is the difference.”
That is the part worth sitting with if you’re weighing your own deal. “I do not buy properties to say I own them,” Osama says. “I buy properties to create profit, generate cash flow, and build momentum. Every successful BRRRR is not just another rental. It is the down payment on the next opportunity.”