Thinking about moving VERY LONG

[Ava]

I get so confused sometimes. I get ideas into my head and I wonder "should I do it? Is this even a good idea?"

My current job is moving 30 miles away next month. Even though we were offered relatively flexible scheduling, the commute is not good. It's 45 minutes door to door in good weather and no accidents. With rain, accidents, etc. it turns into a 1 hour ride from my condo. With snow it can be anything from 1 to 4 hours. I used to work at that location so I know how it is. Right now my commute is 15 minutes

I am relatively comfortable in my current role.

My manager has recently given me more autonomy in my work duties, which I love. The pay is not great but not bad, either. The benefits are OK. I am liked and treated well at my workplace.

I will be moving out of state as soon as I pass the Florida CPA exam, which I plan to take next year.

I could move to Florida tomorrow, but I'm TERRIFIED of becoming unemployed. I love to work, and I love to generate my own income. So I was thinking of staying around here until I pass all parts of the exam. If I move now, who knows how long it will take to find a job. I can support myself for a while, but not too long. I will be desperate and it will show at interviews. What if I cannot find work? I feel that having the CPA exam under my belt and being bilingual will make attractive to prospective employers down south.

I don't want the long commute I will be getting soon. Besides that, I am tired of the condo. The townhouse itself is nice but the city is horrible. Lots of unemployment, food stamps, section 8, etc. The neighborhood has been deteriorating in the last few years. People throw garbage on the street, go around the streets for hours in motor bikes they fix so they make a lot of noise, play loud music (I'm extremely sensitive to loud noises, specially bass and surround) and there is some drug activity going on, which has been increasing lately. I am embarrassed to say it, but I am living in the ghetto and I want out.

Everything indicates my condo would rent quickly and well. Almost half the units have been turned into rentals and they get tenants the same day. These units have garage, washer and dryer set-up, 1 1/2 baths, and are not expensive.

So I was thinking of renting out the condo and moving where my job is moving for now. It's a nicer part of the state, way closer to NYC (I love NYC), bigger city with more amenities, etc. It would give me the chance to try out a management company for the condo while I'm still in state and I would save myself the stress and the time suck of the long commute.

Above all, I've been working and going to school for years and I think it's time to live in a nice neighborhood. I'm not thinking anything fancy, just your regular neighborhood where people take care of their homes, don't play loud music, and have jobs.

Do you think this is a good idea? Am I missing something?

[Deleted]

Does the train line run from where you are to the town where job is moving? I would explore that option first. It is a less stressful commute in that area. 

How have prices for your condo development rebounded? I think I remember 2 years ago you thought you were underwater. Is it any better now where you could consider selling the condo so you can rent and move where you need to with more freedom?

Have you checked the apartment rent rates in the area your office is moving to? Make sure they are within your budget. The closer to the NYC area you get, the higher they go! 

[Ava]

Jun 17, 2015 23:34:49 GMT -5 @rockit said:

Does the train line run from where you are to the town where job is moving? I would explore that option first. It is a less stressful commute in that area. 

How have prices for your condo development rebounded? I think I remember 2 years ago you thought you were underwater. Is it any better now where you could consider selling the condo so you can rent and move where you need to with more freedom?

Have you checked the apartment rent rates in the area your office is moving to? Make sure they are within your budget. The closer to the NYC area you get, the higher they go! 

The train runs from here to that town, but there are only six trains a day. In order to spend 8 hours there, you have to be there 1 hour early and wait 1 hour after you leave to catch the train. Add to that the 1 hour ride each way and it's not worth it. It would take 4 hours to commute every day. By car is 2 hours round trip.

The condo is still under water. Quite so. I would rather sell than rent it out but it really isn't an option right now. I cannot afford the closing.

The town where the job is moving is closer to NYC but it is still a 90 minutes train ride away. So it's still far enough that prices are not affected that much. The price of renting in that area is higher than renting where I am now, but I could afford a small place. I don't need much room. I just need a small apartment in a well-managed complex that doesn't tolerate people littering or playing loud music, and where they accept cats.

[seriousthistime]

Does your current employer have any branches in Florida?  If you could transfer now to a position down there, especially with moving expenses paid for, that would be a good option.

If not, what would be your plan for finding a job once you've got the CPA exam done? Can you set that plan in motion now?  I'm not in your professional field, but it seems to me there would be jobs for people who are still taking the CPA exam as well as jobs for people who have passed the exam. Seems to me the job search would be similar whether you're in the process compared to having already passed it. (The jobs might not be the same but the search would be similar.)  If you can find an employer now, maybe it would pay the cost for you to take the exam plus give you a bonus, or at least a raise, once you become Ava, C.P.A. 

I understand your dilemma with the train and having to spend an extra hour in the morning and in the evening in order to catch the train.  I guess that would translate into an extra two hours a day at your desk.  But if you do that, would you/could you use that time for studying for the CPA exam?  You could also use the train ride itself for study time. Seems to me that it would be 4 hours a day/20 hours a week of potential study time.  Or you might put some of that time toward the FL job search.  Is there wifi on the train? 

It doesn't get you out of your current living situation but if the neighborhood is as bad as you say, I wonder how likely it is that you would get decent tenants who would pay the rent and take good care of your condo. What's going on outside your condo is one thing.  It's quite another when it's going on inside your "investment." 

[giramomma]

Jun 18, 2015 7:32:11 GMT -5 seriousthistime said:

It doesn't get you out of your current living situation but if the neighborhood is as bad as you say, I wonder how likely it is that you would get decent tenants who would pay the rent and take good care of your condo. What's going on outside your condo is one thing.  It's quite another when it's going on inside your "investment." 

I'd be concerned about this as well...

[justme]

Can you see if you could do a 4 day workweek? An extra two hours a day waiting, if worked instead would be 10 hour days which would mean you'd get one day a week off.

[Shooby]

First, do you really want to be a landlord? I mean, that sounds good on paper. And, yeah a lot of people pull that off. But for some people it might not be worth the hassle factor. I wouldn't do it.  I think it would make sense to go ahead and list and sell your condo and then get some temp studio apt or something where your current job is. And, then when you pass your exam, then make your big move and hopefully your condo would have been sold and that will make the move quite easy.

[haapai]

When do the classes that you are taking end?  Are you taking them online or is the location of the school another thing that must be considered? 

Are there any restrictions on the number of units in your condo complex that can be turned into rentals?  Does the process of converting your unit into a rental require any sort of approval?  You've mentioned that units have rented almost as soon as they were advertised but this is a slightly different question.

A four hour daily commute, twenty days a month is a heck of a grind but it's also an excellent way to get some studying done.  My question is, what additional costs are associated with taking the train instead of driving the whole way and how do these costs compare with higher rents in the new city?  Twenty days a month of parking(?), snacks, and train fare adds up to quite a lot. 

[Ava]

Jun 18, 2015 7:32:11 GMT -5 seriousthistime said:

Does your current employer have any branches in Florida?  If you could transfer now to a position down there, especially with moving expenses paid for, that would be a good option.

If not, what would be your plan for finding a job once you've got the CPA exam done? Can you set that plan in motion now?  I'm not in your professional field, but it seems to me there would be jobs for people who are still taking the CPA exam as well as jobs for people who have passed the exam. Seems to me the job search would be similar whether you're in the process compared to having already passed it. (The jobs might not be the same but the search would be similar.)  If you can find an employer now, maybe it would pay the cost for you to take the exam plus give you a bonus, or at least a raise, once you become Ava, C.P.A. 

I understand your dilemma with the train and having to spend an extra hour in the morning and in the evening in order to catch the train.  I guess that would translate into an extra two hours a day at your desk.  But if you do that, would you/could you use that time for studying for the CPA exam?  You could also use the train ride itself for study time. Seems to me that it would be 4 hours a day/20 hours a week of potential study time.  Or you might put some of that time toward the FL job search.  Is there wifi on the train? 

It doesn't get you out of your current living situation but if the neighborhood is as bad as you say, I wonder how likely it is that you would get decent tenants who would pay the rent and take good care of your condo. What's going on outside your condo is one thing.  It's quite another when it's going on inside your "investment." 

No branches in Florida. This is a regional Northeast entity.

I don't really have a plan of how to land that first CPA job yet. But that doesn't worry me. Things generally come naturally when it's time for it. I've figured out more complex situations in the past.

I could start looking for a job right now, but I want to get all my education and CPA exams out of the way while I'm in familiar territory with a job that I already know how to do.

It would be very difficult for me to be in a new location,  with a new job, and studying for the CPA which is a very demanding test. I know my limitations and how much I can do.

The train has no wifi; the units are OLD and neglected in this branch. It's like they want it to fail. They even tried to reduce the already limited frequency and people complained so it didn't happen.

Even with wifi, I don't want that commute. It's a killer. I already did it for two years, I know what it's like.

I don't know what quality of tenants I would get. As far as I can see, all the folks who rent these units are low income but have jobs. The drug activity, section 8, loud music, etc. is happening around us, it's not inside the condo complex. Well, loud music happens here, but not the drugs, littering, etc. It's just happening in our street and surrounding ones.

[Ava]

Jun 18, 2015 7:53:33 GMT -5 justme said:

Can you see if you could do a 4 day workweek? An extra two hours a day waiting, if worked instead would be 10 hour days which would mean you'd get one day a week off.

That would be great but it's not happening.

We have been offered "limited" flexibility which means we can make our own schedule but have to be there 8 hours Monday through Friday.

My manager told me he may get permission for us to work from home when it snows, but he's still working on that.

[Ava]

Jun 18, 2015 7:56:21 GMT -5 Shooby said:

First, do you really want to be a landlord? I mean, that sounds good on paper. And, yeah a lot of people pull that off. But for some people it might not be worth the hassle factor. I wouldn't do it.  I think it would make sense to go ahead and list and sell your condo and then get some temp studio apt or something where your current job is. And, then when you pass your exam, then make your big move and hopefully your condo would have been sold and that will make the move quite easy.

No, I don't want to be a landlord.

I just cannot sell the condo because it's severely underwater.

All this region is very economically depressed and it hasn't recovered. There are no professional jobs nearby. You have to drive 45 minutes to an hour for work if you want something decent. Real estate has not recovered here.

My condo lost a lot of value and I would have to bring tens of thousands of dollars to a closing. We are easily talking 35K, which I do not have.

My idea is to try out a management agency while I'm still in state, so I can assess them. I don't want to deal directly with tenants. I will rather pay a commission.

[Ava]

Jun 18, 2015 8:36:25 GMT -5 haapai said:

When do the classes that you are taking end?  Are you taking them online or is the location of the school another thing that must be considered? 

Are there any restrictions on the number of units in your condo complex that can be turned into rentals?  Does the process of converting your unit into a rental require any sort of approval?  You've mentioned that units have rented almost as soon as they were advertised but this is a slightly different question.

A four hour daily commute, twenty days a month is a heck of a grind but it's also an excellent way to get some studying done.  My question is, what additional costs are associated with taking the train instead of driving the whole way and how do these costs compare with higher rents in the new city?  Twenty days a month of parking(?), snacks, and train fare adds up to quite a lot. 

Classes end December 18, just on time for my vacations back home

There are no restrictions about renting units. They thought about changing the rules so a buyer would have to occupy their unit for three years before renting it out. They never got around to doing it. I've been here 7 years, anyway.

That commute would be a killer no matter how you slice it. Been there, done that. I worked at that location for two years before transferring near home. I was desperate in the end, looking every day in the internal job board for a job opening here.

We get free parking here and will get free parking at the new location.

In driving costs I am currently saving $200 working near home than when I worked at the location I'm moving back to.

The train ride is cheaper but a huge time suck. I still need to drive my car 15 minutes each way to the train station and then ride 1 hour each way, plus having to get there 1 hour earlier and waiting 1 hour after work to catch the next train.

That's an insane amount of time and I am not going to do it. I rather drive.

Rentals in the new city are more expensive but I would save in gas and wear and tear. Most big rental complex offer heat and hot water. Heat is a huge cost here in winter. Many of them have pools that open during summer.

I am 99% sure I'll rent out the condo, move to the new city, and keep my job while I finish the classes and pass the CPA.

[Ombud]

Jun 18, 2015 23:24:03 GMT -5 Ava said:

I would have to bring tens of thousands of dollars to a closing. We are easily talking 35K, which I do not have

Do people still short sell or foreclose? It'd be a lot less to pay the tax according to the 1099C then to cover the shortage. After all you've already got a ding on your credit report

[GRG a/k/a goldenrulegirl]

Jun 19, 2015 1:31:47 GMT -5 Ombud said:

Jun 18, 2015 23:24:03 GMT -5 Ava said:

I would have to bring tens of thousands of dollars to a closing. We are easily talking 35K, which I do not have

Do people still short sell or foreclose? It'd be a lot less to pay the tax according to the 1099C then to cover the shortage. After all you've already got a ding on your credit report

Ava, IF you consider either of the above options, make sure you know for certain BEFOREHAND whether your CPA licensing will be impacted. The ethics portion of the certification may look (still) look poorly on
foreclosures and such.

[Shooby]

Jun 18, 2015 23:24:03 GMT -5 Ava said:

Jun 18, 2015 7:56:21 GMT -5 Shooby said:

First, do you really want to be a landlord? I mean, that sounds good on paper. And, yeah a lot of people pull that off. But for some people it might not be worth the hassle factor. I wouldn't do it.  I think it would make sense to go ahead and list and sell your condo and then get some temp studio apt or something where your current job is. And, then when you pass your exam, then make your big move and hopefully your condo would have been sold and that will make the move quite easy.

No, I don't want to be a landlord.

I just cannot sell the condo because it's severely underwater.

All this region is very economically depressed and it hasn't recovered. There are no professional jobs nearby. You have to drive 45 minutes to an hour for work if you want something decent. Real estate has not recovered here.

My condo lost a lot of value and I would have to bring tens of thousands of dollars to a closing. We are easily talking 35K, which I do not have.

My idea is to try out a management agency while I'm still in state, so I can assess them. I don't want to deal directly with tenants. I will rather pay a commission.

  OK.  I understand what you are saying.  But, if that is the case, then are you really in the position to try to pay for and maintain 2 households?  What if you have trouble finding a renter, or they are bad renters?  Bad renters can do $$$$ damage in very short order.  There will be upkeep and expenses of the condo.  And, if this is an economically depressed area, then aren't things just going to get worse in the future?   Holding onto it longer may be even harder to sell.

  How long until you finish school and are in a position to move?  I would probably just suck up the commute.  Yeah, it's annoying but you can do anything for a temporary period of time.  Then, I would sell it outright and if you lose some money , you lose some money.  Keeping it may be throwing more good money after bad.  Sometimes you just have to cut your losses and move on.   But, you could try renting it and just see how that goes and if that isn't for you, then you can sell it then.

[Ombud]

Jun 19, 2015 5:49:36 GMT -5 GRG a/k/a goldenrulegirl said:

Jun 19, 2015 1:31:47 GMT -5 Ombud said:

Do people still short sell or foreclose? It'd be a lot less to pay the tax according to the 1099C then to cover the shortage. After all you've already got a ding on your credit report

Ava, IF you consider either of the above options, make sure you know for certain BEFOREHAND whether your CPA licensing will be impacted. The ethics portion of the certification may look (still) look poorly on foreclosures and such.

I said that bc she already has a failure to pay showing on her credit report but says it's okay in her field for that (just not in mine - taxes). It was tongue in cheek --

[seriousthistime]

It used to be that it was difficult to get a mortgage to buy a condo or townhouse where more than a certain percentage of the units were rentals.

Ava, I don't know how many units there are in your complex, or whether the association's by-laws set a limit on the number of units that can be rented, but these are things you might want to check on.  If there's a limit that has not yet been reached, that could be a reason for you to move ASAP and rent out your place before the complex reaches that limit.  The mortgage issue could be a problem in the long term.  You might have to hold onto the place for a long time even if the market improves.  

But those are just side thoughts.  Seems to me you've already made up your mind to rent your place out and move closer to work.    

[chapeau]

I think you might be overestimating how much time you'll spend commuting. If your manager lets you flex your arrival/departure times a little bit, and you have to be there 8 hours a day, I'm getting 3 hours for the commute. You leave the house at 7 and arrive at the new office at 8:15, meaning you can leave at 4:15, right? Even if there is no train until 5 p.m., you're still home by 6, for a total of an 11 hour work day. Which is lousy, but still a bit better than a 12-hour day

[swamp]

Deed in lieu of foreclosure?

[Ava]

Jun 19, 2015 5:49:36 GMT -5 GRG a/k/a goldenrulegirl said:

Jun 19, 2015 1:31:47 GMT -5 Ombud said:

Do people still short sell or foreclose? It'd be a lot less to pay the tax according to the 1099C then to cover the shortage. After all you've already got a ding on your credit report

Ava, IF you consider either of the above options, make sure you know for certain BEFOREHAND whether your CPA licensing will be impacted. The ethics portion of the certification may look (still) look poorly on
foreclosures and such.

Foreclosure would be a last resort kind of decision. I am not even thinking about that. Like I said, half the units are rentals and the owners have kept them for a long time, at least for the 7 years I've been here.

[Ava]

Jun 19, 2015 7:01:40 GMT -5 Shooby said:

Jun 18, 2015 23:24:03 GMT -5 Ava said:

No, I don't want to be a landlord.

I just cannot sell the condo because it's severely underwater.

All this region is very economically depressed and it hasn't recovered. There are no professional jobs nearby. You have to drive 45 minutes to an hour for work if you want something decent. Real estate has not recovered here.

My condo lost a lot of value and I would have to bring tens of thousands of dollars to a closing. We are easily talking 35K, which I do not have.

My idea is to try out a management agency while I'm still in state, so I can assess them. I don't want to deal directly with tenants. I will rather pay a commission.

  OK.  I understand what you are saying.  But, if that is the case, then are you really in the position to try to pay for and maintain 2 households?  What if you have trouble finding a renter, or they are bad renters?  Bad renters can do $$$$ damage in very short order.  There will be upkeep and expenses of the condo.  And, if this is an economically depressed area, then aren't things just going to get worse in the future?   Holding onto it longer may be even harder to sell.

  How long until you finish school and are in a position to move?  I would probably just suck up the commute.  Yeah, it's annoying but you can do anything for a temporary period of time.  Then, I would sell it outright and if you lose some money , you lose some money.  Keeping it may be throwing more good money after bad.  Sometimes you just have to cut your losses and move on.   But, you could try renting it and just see how that goes and if that isn't for you, then you can sell it then.

I'll give it my best shot, it's all I can do.

Selling it is not a realistic idea considering how underwater it is.

It will be many years until it gets out of that situation.

My idea is to find a management company. I've contacted one already. They would screen the tenants and take care of collecting the rent, etc. I would like to try the management company out while I'm still in state so I can assess them.

[Ava]

Jun 19, 2015 12:30:26 GMT -5 seriousthistime said:

It used to be that it was difficult to g,et a mortgage to buy a condo or townhouse where more than a certain percentage of the units were rentals.

Ava, I don't know how many units there are in your complex, or whether the association's by-laws set a limit on the number of units that can be rented, but these are things you might want to check on.  If there's a limit that has not yet been reached, that could be a reason for you to move ASAP and rent out your place before the complex reaches that limit.  The mortgage issue could be a problem in the long term.  You might have to hold onto the place for a long time even if the market improves.  

But those are just side thoughts.  Seems to me you've already made up your mind to rent your place out and move closer to work.    

Yes, it's very difficult to get a mortgage for a condo if a lot of the units are rentals. It's too late to reverse that now, about half the units are rentals, have been for a while.

I am pretty sure I'll have to hold on to this condo for a long time. That's all right. It happens, I'm sure I'm not the only one who's been through something like this.

Yes, I am pretty much set on moving closer to work. It's not just the convenience of being close, it's also the desire I have to live in a place that will offer me a better quality of life. I want out of this area, only having my job nearby kept me here. Now that's going away and I am ready to leave, too.

I have a contractor right now doing some needed work in the condo. He'll be done next week and then I'm going to call the management agency so they can start advertising it for rent.

[Ava]

Jun 19, 2015 14:42:33 GMT -5 chapeau said:

I think you might be overestimating how much time you'll spend commuting. If your manager lets you flex your arrival/departure times a little bit, and you have to be there 8 hours a day, I'm getting 3 hours for the commute. You leave the house at 7 and arrive at the new office at 8:15, meaning you can leave at 4:15, right? Even if there is no train until 5 p.m., you're still home by 6, for a total of an 11 hour work day. Which is lousy, but still a bit better than a 12-hour day

Actually, if I avoid rush hour it would be a 45 minute commute each way. It's not that bad, but I really don't want to do it.

I mean, if I had kids in school, a partner that needs to stay in this area, then yes. But nothing is keeping me here. It's just me and the beautiful lady in my profile picture (my fur baby).

What's the point of commuting 45 minutes two times a day just to stay in the condo for an extra year?

The condo will be still be underwater one year from now. I will still have to rent it out.

Why would I wait?

I want to enjoy my life and make myself as comfortable as I can. I want to live in a nicer neighborhood with a short commute.

I am not being negative with all the comments and suggestions I've received. All the ideas have been through my head already, and the point of the thread was to see if I was missing something. By sharing it with you guys I realized I've made the right decision for me at this moment.

I want to hold on to my current job for now. I like it, I know how to do it, I am now enjoying an 8 hour workday, and I have a lot of autonomy. Pay could be a little better, but we all think that, don't we? It's a good job to keep while I finish the two classes I need and pass the CPA.

[Ava]

Jun 19, 2015 14:50:19 GMT -5 swamp said:

Deed in lieu of foreclosure?

Hopefully, I will never have to get to the point of making that decision

I'm confident the condo will rent well.

[Peace77]

Jun 19, 2015 1:31:47 GMT -5 Ombud said:

Jun 18, 2015 23:24:03 GMT -5 Ava said:

I would have to bring tens of thousands of dollars to a closing. We are easily talking 35K, which I do not have

Do people still short sell or foreclose? It'd be a lot less to pay the tax according to the 1099C then to cover the shortage. After all you've already got a ding on your credit report

She could get rid of the ding on her credit report.  She can't get rid of a foreclosure.

Since all finance sector employers check credit reports, the solution is to stay with the current employer forever.

[Ombud]

I WAS SARCASTIC

[haapai]

The phrase that I was searching for and not finding was "train parking".  It's an important element of the cost of a "sitting commute" and an easy one to miss. 

I can see that a series of steps need to be completed in order to move back to your home state. 

I can see how renting out the condo is a vital step but I have no sense of what it will do to you financially.  I assume that renting it will not generate positive cash flow but I have no idea how bad the numbers are. 

Renting out the condo and renting a more expensive apartment in the new city might leave you treading water financially and unable to continue accumulating the cash that you will need to make the leap back to your home state. 

[Ava]

The condo should break even and maybe generate a tiny cash flow, as long as it is rented, nobody destroys it, tenant pays rent, etc.

Wow! I went to see apartments this weekend. What an eye opener.

The ones I felt comfortable with rent-wise were either little shoeboxes or in bad parts of town. I cannot live in a small shoebox with my cat and her litterbox. I can't subject my cat to such a confined space. She needs some room and some access to fresh air.

You have to spend close to 1K to find something moderately good. That's approximately 43% of take home pay. Not going to happen.

I guess I'll choose a work schedule that avoids rush hour and stay put at the condo as long as I live in this state.

No wonder the condo units here rent the same day they come on the market. These are big, comfortable units with plenty of windows and a balcony. And with garage. And cheap.

Seeing what's out there made me appreciate what I have.

[haapai]

I'm sorry to hear that things have become less complicated. 

I'll try to spin it anyways.  Would it help any to mention that you no longer have to look for a place that accepts cats and converts to month to month after a year?  Does it help to know that you won't have to deal with the hassle or expense of buying yourself out of lease when you make the big leap back home?  Aren't you glad that your furbie is litter-box trained instead of canine? 

Feeling any better? 

Now get off your butt and figure out how much taking the train would cost you so you don't have to regret not considering it.  Isn't it amazing how pricing something out removes self-doubt and confusion? 

[Ava]

Jun 22, 2015 23:20:45 GMT -5 haapai said:

I'm sorry to hear that things have become less complicated. 

I'll try to spin it anyways.  Would it help any to mention that you no longer have to look for a place that accepts cats and converts to month to month after a year?  Does it help to know that you won't have to deal with the hassle or expense of buying yourself out of lease when you make the big leap back home?  Aren't you glad that your furbie is litter-box trained instead of canine? 

Feeling any better? 

Now get off your butt and figure out how much taking the train would cost you so you don't have to regret not considering it.  Isn't it amazing how pricing something out removes self-doubt and confusion? 

I agree with everything you said except the train. I used to work at that location before, and it's not worth it time-wise. It makes for a really long day. For a snow day it's fine, it would help. But other than that, I rather find a schedule that beats rush hour and I'm way better off driving.

And just for the record, Florida is not "home". I want to get there for personal reasons, but I've never lived in Florida so far. In fact, I'll be visiting Miami for the first time in August (and I can't wait to be there). I hope it becomes "home" soon, though