Monthly Spending and Budget Report-February 2013

To those new in this blog, This is my personal finance journal where I track my monthly spending. My goal for 2013 is to spend 60% and invest 40% of our income in order for me (and hubby) to retire comfortably in our early 40s.

Do you remember how we lived on 38% of our income in January and thought it cant possibly get any better? It did. Its an artificial jump due to the income I received for my tiny online business.

Our February 2013 monthly spending and budget report:

INCOME	FEB'13	JAN'12	NOTES
Real Estate	13%	17%	This is nicely toned down. I love it. 25% wouldn't be bad.
Personal Income	72%	82%	This is a new category.
Interest/ Dividends	1%	1%	Our emergency fund has been reduced. Interest will be low. But we expect dividends to fill the gap..
Online Income	14%	0.3%	I will get three months worth this month. I received a fat cheque and deposited it in January.It takes about 6 weeks to be cleared, I was told.
Other	0%	0%

One thing that makes me unhappy is that the interest on my Emergency Fund is 4.65%, which is below the inflation rate. I took some money to the stocks in January.

SPENDING	FEB	JAN	NOTES
Real Estate	7%	13%	Wish this would stay his low a contribution to total income.
Transportation	1%	1%	We live closer to Mr's work and I hardly ever drive.
Online	1%	0%	Laptop was fixed
Internet/ Phones	1%	0.4%
Consumer	3%	10%	Mainly food and clothing
Credit Card, Cash & Fees	4%	6%	We used the Mr's credit card and paid it off over 50 days spread.
Giving	2%	10%	This should be at around 10-12%. It will even out during the scholarship payment months.
Life Insurance	1%	1%	Fixed
Net Income (Left to Invest)	80%	62%	We paid most of it to our homeloan and some to top my stocks. Our debt-free days are fast approaching. I no longer top my Just Invest (Nedbank) interest up.

We lived on 20% of our income in February (comparing to 38% in January). Our Net Worth grew so so well again. This growth is from various sources. The unit trusts did quite well and so did the general JSE. I wish we would do this well throughout the year to be sure to hit our goal of R1M net worth growth by year end.

TRACKING 2013 GOAL PROGRESS

1. MAIN GOAL: net worth growth by at least 25%.-- 7% so far.
2. BUDGETING: invest at least 40% of income.-- 71% so far.  
3. EMERGENCY FUND: 3 months worth of living expenses.-- DONE.
4. GIVING: give of more than 10% of income.--6% so far.
5. REAL ESTATE: Construct at least 4 flats/ increase the rental income by 30% .-- not yet.
6. MORTGAGE: Pay up our home .-- not yet.
7. STOCKS AND DIVIDENDS: Get at least R12,000 in dividends.-- not yet.
8. EXTRA INCOME: Online income to R8000 per month by December 2013.-- +/-R3500 January.

Read More

FULL TITLE VERSUS SECTIONAL TITLE

My personal preference on investing in full title versus sectional title schemes. Don't worry, this is not a long lecture on the Sectional Titles Act. Its just more and more rant by myself on how investing in a sectional title scheme can be a bummer. And the few property investments we have are townhouses and flats. Meaning, I have been in a slight irritation for a while. From other occupants blocking the garage of my tenants, to penalties for my tenant's barking dogs, to levies that are sometimes out of hand... you name it. But benefits are undoubtedly there. The huge one being pooled resources for odds and ends like security.

What irritates me the most is home owners not taking care of their investments. Some tend to just collect rental income and never participate in any of the decision making, nor monitor the dealings of their tenants. This obviously leads to various problems for other owners. Overcrowding of units is but one. In one block of flats the water usage is just beyond acceptable levels. And the trustees started panicking and throwing the decision making at us as suggested by the law.

Section 39(1) of the Sectional Titles Act, 1986:

“The functions and powers of the body corporate shall, subject to the provisions of this Act, the rules and any restriction imposed or direction given at a general meeting of the owners of sections, be performed and exercised by the trustees of the body corporate holding office in terms of the rules.” 

This Section gives the members of the Body Corporate some powers to put some restrictions on the Trustees. This is especially handy on budgetary matters. So the admin company issues an email for us to vote for or against water being a responsibility of an individual owner, instead of the HOA. I must add that I'm one of a few owners with a garden and therefore my tenants could be using a tad bit more water than the rest of the people. Here is their suggestion:

"RH BODY CORPORATE – WATER USAGE TO BE BILLED AGAINST THE OWNERS ACCOUNT

The following has reference to the above mentioned and also to the instruction in terms of Section 39(1) placed on the Trustees at the Annual General Meeting held on the 21st of February 2013. Instruction was placed on the Trustees that they must implement the payments of water usages by each unit to be paid by the owner of the unit. The owners can then keep their tenants liable for this usage of water. The main reason for this instruction placed on the Trustees was to save money on the monthly Council Water Account, combat overcrowding of units and also to have a possible decrease in monthly levies. Water meters are already installed at the units, but some meters need maintenance... With reference to the above mentioned we need to have a majority vote from the owners to proceed."

The questions I'm beginning to ask myself are:
Is this whole real estate investing business worth it?
My response is always YES because I wouldn’t have managed the little I managed without property and the power of leverage. I started with NOTHING, zilch and “nothing” wouldn’t have helped me grow any other form of investment. If I were a trust baby with some small fortune stashed away by my parents and grandparents elsewhere, I may not have started with property. But at the moment, even with all the risks and hassles, I still choose to have a bit of real estate exposure in my portfolio. I think this started as a survival technique but is now some sort of passion. With the small growth I achieved over a decade plus, I feel I can enjoy looking at shaking my property portfolio by looking at options like commercial vs residential vs industrial or full title versus sectional title properties.

Should I invest in Sectional Title Schemes or just slide towards Full Title more?
My response depends on a number of variables. For starters, buying in a sectional title scheme can be money saving. That is if everyone in the Home Owners Association is responsible and the tragedy of the commons doesn't exist. Which is impossible. People like free-riding. In a perfect world, a sectional title would mean some risk diversification as one shares the risk with fellow home owners. But it also means increased risk from the decisions taken by other investors. And I have seen over the years, investors caring less and less about their property investments. Sectional title schemes that are well run and looked after seem to be the ones with the majority of occupants being the owners themselves. When the majority is tenants, owners tend to keep their distance from taking responsibility and taking decisions.

On the  other hand a multifamily investment within a full title property can be costly to buy or develop. I am a small investor in the mercies of the banks for the most part. But I am so fed up by the way landlords in some sectional title schemes behave. Failure to attend general meetings is the biggest problem. And that leads to them not filtering the decisions taken through to their tenants and failing to follow up on critical issues. This is the reason we decided to start looking at the multiple family properties that we can afford. We are looking at the student accommodation or accommodation for young professionals as investments of choice. I have identified a few possibilities already. We will also consider selling a couple of problematic townhouses/ flats soon.

That way we'll carry the full risk and deal with stuff as it happens. Its not going to be easy but life is never easy. Even with a property manager, I imagine that I will still stress. Theres security, dealing with the municipality, setting and implementing tenant rules, etc.

 Full title versus sectional title - Where would you rather invest?

Read More

MY LEVY INCREASES

Before I dwell on my increasing levies and property cost inflation, let me be a bit personal. My decision to keep track of both my and Mr’s financial comings and goings is proving to be a pain. That’s the reason my reports are almost always late. We have a very different way of handling administrative stuff. We never do the joint accounts and things like that that other couples do. But we know exactly where each other’s income goes, and it works like a dream. Except for when I have to track his transactions, like I do mine. In time I will get an easier way to do all this.

I’ve also been a bit scarce because of the plans I am working on for the medium term. An expansion of my tiny online business is in the cards. So is student or young professional accommodation. I just don’t have much to say about the latter, as it’s still early days. I will draft a separate blog post later today on these.

Today is a small rant day. Prices of everything are just climbing up high all of a sudden. I am in shock at how property costs are climbing up. And, especially because I can’t inflate the rental at the same pace percentage-wise. I take pride in charging slightly below going rates in rentals to retain my great tenants. So these hikes in property costs are pinching a bit deeper than the surface for me. But I’m not complaining, I have it far easier than most people. And I am grateful and try to pay it forward in many ways by making someone’s life easier through setting my tiny scholarship programme and charity work.

February seemed to be the month full of such bad news. This is one of the letters I received:

“LEVIES
The Directors discussed the budget of the HOA in detail and presented it to the Annual General Meeting on 14 November 2012. The budget was approved by the meeting.
The levies as from 1 March 2013 will increase from R650.00 per month to R765.00 per month”

Did you notice that the levies increased by 18%. I just stopped myself from making a big fool of myself by complaining because in July last year we had the most exciting letter that:
“During the recent meeting of the Trustees, the budget of the HOA was discussed in detail. It gives great pleasure to announce that the Trustees resolved to decrease the levies from 1 July 2012 as follows… “ 

I went ahead and wrote about my shock here... Its true that what goes down will eventually go up. In real terms we had a reduction in levies as the current increase is a mere R115 in comparison to the R136 drop we enjoyed in the large part of the past financial year. Sometimes I feel these decisions are taken by people looking at their personal pockets…JOKING.

My point with all this yada-yada is that, when your property costs go down, don’t be short sighted about rental rates. Continue to evaluate the market to see the reasonable rental rates and increase (reduce) rentals accordingly. Don’t be like me and be merry, and think you will just look at it the following year. Then you get slapped by 18% increase in costs, which you can’t share with your tenant. In my defense though, my tenant agreed to pay a little more with the costly security measures I put in place last year. I wouldn’t increase again, even though my neighbours’ tenants pay a lot more. I like to retain a happy tenant and avoid a costly high tenant turnover.

Hope your passive income from investments is going great, or your debts are dying a fast death.

Read More

REAL COST OF CREDIT CARDS

A sad reality is that most holders don't even know what the real cost of credit cards are. Some have an idea but don't think much of the amount they pay to rent the card. I don't have a credit card because I don't have a real need for it. I have loyalty cards and consumer store cards that are interest free for 6 months and have no monthly fees. I feel a credit card is too expensive to own. I am talking about the monthly charges and not interest here. The Mr got a call from FNB offering him a credit card just the other day. Off course they mentioned the nice eBucks rewards, which are undoubtedly amazing. The quote came back with the detailed figures, lets take a look:

the real cost of credit cards

Monthly fee of R50 for his card,
R11.25 per month for an extra card for me,
Mr and my petrol card: R11.25 X 2,
Total charges per month R83.75
That's a hefty R1005 per year without a possible interest.
Say for interest sake you miss the payments of this fee and your bank charges you 20% per annum interest rate (it may be more than 20%).  In that case you would be billed R1092.57 after 12 months.

This is before you even swipe the thing. I know, most of people are thinking that R83 is nothing to write a blog post about. I also understand that those lovely people live in the "real" world of wasting money on a daily basis. R83 is a well put together meal on a table in an orphanage for all kids. It is also a good chunk of money if stashed in a unit trust or index fund. Lets say you decide to stash R83 per month in your index fund or in stocks and rake a good 12% per annum for 10 years. You will close with R19,093.21 in the 10 years period, with R9,133.21 of it earned in interest. That is if the monthly contribution is not increased yearly. This R9,133.21 is what your credit card is actually costing you in fees. Except, its higher because the fees go up annually. Shouldn't the real cost of credit cards in South Africa scare you? It probably should.

Off course the Mr said "Thanks but no thanks". He is with a free Virgin Money credit card. Any kind of a fee will interfere with our goals to give to the less privileged, pay up our mortgage, buy the next car cash, and grow our net worth. So mister credit card, thanks but no thanks we'll pass.

Read More

Monthly Spending and Budget Report-January 2013

To those new in this blog, I track my spending every month. My goal for 2013 is to spend 60% and invest 40% of our income in order for me (and hubby) to retire comfortably in our early 40s.

I am so excited about 2013. I now track the whole household spending. I also reduced our target to investing 40% of our income. I think we can do far better but we have a HUGE relocation that we need to embark on around mid year. Getting into the new house, painting, fixing, renovating, etc. 40 % is not bad too.
Do you remember how taxing December was, with close to R40k gobbled by my small online business?

Our January 2013 monthly spending and budget report:

INCOME	JAN'13	DEC'12	NOTES
Real Estate	17%	32%	This is nicely toned down. I love it. 25% wouldn't be bad.
Salary	82%	62%	This is a new category.
Interest/ Dividends	1%	5%	Our emergency fund has been reduced. Interest will be low. But we expect dividends to fill the gap..
Online Income	0.3%	0%	I will get three months worth this month. I received a fat cheque and deposited it in January.It takes about 6 weeks to be cleared, I was told.
Other	0%	0%

One thing that makes me unhappy is that the interest on my Emergency Fund is 4.65%, which is below the inflation rate. I took some money to the stocks in January.

SPENDING	JAN	DEC	NOTES
Real Estate	13%	12%
Transportation	1%	-%
Online	0%	65%
Internet/ Phones	0.4%	1%
Consumer	10%	2%	We had one of those expensive mini holidays.
Withdrawals&Fees	6%	0%
Giving	10%	18%	This should be at around 10-12%.
RA, Unit Trusts, Investments	3%	5%	Fixed for unit trusts and the rest of small investments. Some of which I regret.
Net Income (Left to Invest)	62%	-2%	Great start, 62% not spent!!! We paid all of it to our homeloan. Our debt-free days are fast approaching. I no longer top my Just Invest (Nedbank) interest up.

We lived on 38% of our income in January (comparing to 102% in December). Our Net Worth grew by about R105K in January. I wish this was sustainable. The unit trusts did quite well and so did the general JSE. If R105K was our average, we would be sure to hit our R1M net worth growth by year end.

TRACKING 2013 GOAL PROGRESS

1. MAIN GOAL: net worth grown by at least 25%.-- 2% January.
2. BUDGETING: invest at least 40% of income.-- 62% January.  
3. EMERGENCY FUND: 3 months worth of living expenses.-- DONE.
4. GIVING: give of more than 10% of income.--DONE.
5. REAL ESTATE: Construct at least 4 flats/ increase the rental income by 30% .-- not yet.
6. MORTGAGE: Pay up our home .-- not yet.
7. STOCKS AND DIVIDENDS: Get at least R12,000 in dividends.-- not yet.
8. EXTRA INCOME: Online income to R8000 per month by December 2013.-- +/-R4500 January.

Read More

FOCUS ON WHAT YOU CAN CONTROL

The key to achieving personal finance goals is keeping the focus on what you can control. A cloud of temptation to set a bar high and getting a burnout along the way lingers on many newbies. Its not bad  being excited about taking charge of our finances, as long as we bear our limitations in mind.

Focus on What you can Control - image

In my previous post I documented My main goal this year as growing our net worth by 25%. I cant control anything about this goal as is. However, I can break it down into smaller parts that I can measure. The first and most important control piece is LIVING BELOW MY MEANS. I can fully control my expenditure and that's where my focus should be.

Most people shiver at the mention of the word "BUDGET". I, myself never sit down and plan my expenditure prior to the actual shopping trips. I am too lazy to do that. I track every cent I spend though. I no longer find that tedious. Keyword is "no longer" because it was not always easy to track and record every cent I spend. I no longer find it overwhelming, as I simplified my expenditure tracking system over the years. I also do this the old fashion excel spreadsheet way. I avoid withdrawing and using cash so as to keep the records in my internet banking statement. That way I don't have to keep individual receipts.

When I do withdraw, I never bother to record what I used cash for. I usually have some of that cash roll over to the following month when I actually do withdraw. I then use it for buying an odd burger, juice, tea, etc. My expenditure tracking system keeps me on my toes. I know that whatever I spend on is finally making its way to my spreadsheet and seeing it in black and white is always sure to raise my brow. When I do get to have bad months, like school fees months,  I am sure to have a much better spend month next. Its always in my head to improve after a bad month. In December I had to spend a lot of money to help boost my online business. It felt so bad to spend 102% of my income. This was followed by our holiday in January. And holiday months are usually the worst. But my December's overspend was singing a loud hum in my mind that I passed all the bold red "SALE" signs in the malls and focused on stationery shops. Budgeting can only make you better at this.

See how the BUDGET ties into our main goal of growing the net worth by at least 25 percent?
We will strive to live on at most 60% of our combined income. 40% will be invested to make more money. I know, 60% sounds high (or is it just me). All expenses on the rental properties, like rates, taxes, management and maintenance are part of our expenditure. I should look at keeping that separate in order to account for my own residential property separately. I might just do that. This 60:40 goal is easier to measure than the huge goal of building on net worth. Always remember to focus on what you can control and measure whilst you keep your overall goal in mind. That huge goal is just a driver to help you intensify on what you are measuring.

2013 is still as young as dawn. Its time to make a clean start. If you have some debt, focus on paying it up, one credit card at a time. Its easier than you think. It may be overwhelming at first but you get to find your rhythm. And when you do, there's no stopping you.

I wish you well this year. Whatever your goal. Just focus on what you can control.

Read More

2013 GOALS

The 2013 Goals I am documenting this year will only be personal finance ones. I know its towards the end of January, but I wish you well this year. I am planning to set achievable goals this year. My 2012 goals were not very realistic, but I didn't do that bad either, I think.

PERSONAL FINANCE GOALS

MAIN GOAL:  2012 saw our net worth growing faster than I ever thought possible. This is all thanks to diversification. When interest rates were going down, the JSE covered up. In 2013 I plan to have our net worth grow by at least 25%. To achieve this, the following sub-goals will have be achieved:

1. BUDGETING: Live on at most 60% of my income and invest at least 40% of income.  
2. EMERGENCY FUND: 2012 ended on 130% of target (12 months) emergency fund. I am reducing that to 3 months worth of living expenses in the money market account. I will use the rest to acquire more stocks. 
3. GIVING: Maintain giving of more than 10% of income.
4. REAL ESTATE: Construct at least 4 flats in the small town property I am buying. Increase the rental income by 30% after the new flats are constructed.
5. REAL ESTATE: Pay up our home. Its the only debt we have.
6. STOCKS AND DIVIDENDS: Get at least R12,000 in dividends. Average earnings of R1000 per month. in dividends. Double the stocks we have.
7. EXTRA INCOME: Take online income to R8000 per month by December 2013.

2013 is the year I may actually hold a job again. I will give it a try. On one hand I am excited by that and on the other hand frightened. I enjoyed taking care of my family. Whatever I choose to do will have some positive impact. Going to work will fast track my investments whilst being at home may grow my online income and keep my calmness. I need the calmness a lot more. But I may stick to a permanent retirement in my early 40s. We'll see.

Read More

2012 FINAL Goal Review

Its 2012 Final Goal Review time. A little late but done. Our big holiday took most of my January but I was determined to do my "ALL year review". I still cant believe January is approaching its end too.
My overall goal was to live on less than 50% of my income and save/ invest the rest. I had all my finance tracking twisted. But I managed to keep the focus whilst tweeking my system. I also made a mistake of keeping part of my income out of the tracking. On average I saved and invested close to 30% of my income. Hubby invested and saved more.

PERSONAL FINANCE GOAL REVIEW

1. Online income to R5000 per month by December 2012. I reached R4500 by the end of the year online. I will give myself this goal because I worked hard. DONE
2. Maintain at least 12 months expenses worth of an Emergency Fund. DONE
3. Spend an average of 50% of my net income or less. I spent 70%.  FAIL
4. Maintain giving of more than 10% of income DONE
5. Buy a new rental property. Still in progress. DONE
6. Remodel the duplex that we have put off the market. Prepare that property for rent by the end of 2012, when we no longer need to use it. Remodel the bathroom in a two bedroom property. FAIL
7. Push for 70% equity on our home by December. Ended the year at 77% DONE
8. Get retirement accounts to 45% of the target. DONE
9. Get stocks to 55% of the current target. This is the most important personal finance goal for me. All my wealth growing energies are on this in 2012. DONE

2012 HEALTH GOAL REVIEW
I got a bit sick end 2011. I was diagnosed with PCOS which may have caused some insulin resistance. I put on a lot of weight in a short space of time. I have to put my treadmill, stationary bike, zumba, and tons of DVDs into good use. I am so embarrassed to mention them all by name. (LOST 12kg, 13kg 15kg in 2012)

2012 FAMILY GOAL REVIEW

1. Holiday in the Mediteranean Europe outside my home country with hubby. We went with the kids.
2. Spend great amount of time with my family. I spent the past two years in two cities/ countries. My properties kept me busy in one city whilst my business was in the other city.Looking forward to having more time with my family.DONE
3. Visit my parents for at least 2 weeks. FAIL

CAREER GOALS
Get training in some media form. This can be online. It can be anything from writing to publishing, production to public relations. Informal training. DONE

HOBBIES, ETC

1. Read at least one book per month. I have to make time for this. I already have a good number of books that are not read. DONE
2. Finish all my unfinished home and craft projects. I have lots of material. I don't even need to buy new stuff. FAIL
3. Do charity work as much as I can. DONE

Have fun whilst doing it all.

Read More

Monthly Spending and Budget Report-December 2012

To those new in this blog, I track my spending every month. My goal for 2012 was to spend 50% of my income in order for me (and hubby) to retire comfortably in early 40s. My December 2012 monthly spending and budget report is a bit late. I had an "end of the year" burn out and no blogging time. November was a great month. I spent only 46% of my income.

December has been taxing. I poured more than R30k into my small online business. It was actually close to R40,000 of my savings. I think I had to, to grow my online income for 2013. So naturally I overspent this month.

My December 2012 monthly spending and budget report:

INCOME	DEC'12	NOV'12	NOTES
Real Estate	32%	59%	Too high for my liking.
Hubby Allowance	62%	33%	I included the money from savings here which went to boost the online business.
Once Off	0%	1%	Interest free loan payment by my friend.
Online Income	0%	0%	I will get three months worth this month. I did. I finally receive a fat cheque this month. I only deposited it in January.
Extra	5%	8%	Interest on my Emergency Fund. Plus dividends, AGAIN. I so love Dividends. I wont lie about it.

One thing that makes me unhappy is that the interest on my Emergency Fund is 4.65%, which is below the inflation rate. I took some money to the stocks in January.

SPENDING	DEC	NOV	NOTES
Real Estate	12%	18%
RA & Unit Trusts	5%	7%	Fixed for my life insurance and the rest of small investments. Some of which I regret.
Online	65%	0%	A necessary and profitable expenditure I think.
Internet/ Phones	1%	2%
Consumer	2%	2%	Back to normal
Withdrawals&Fees	0%	0%
Giving	18%	16%	This doesnt seem to want to habour at around 10-12%.
To Invest	-2%	54%	-2% is DISMAL!!! I paid nothing to  my homeloan, but the Mr did. Like every month I didn't top my Just Invest (Nedbank) interest up. My Car Fund stroke stock picking is coming alright.

I lived on 102% of my income in December (comparing to 46% in November). Our Net Worth grew by just above R157K in December.
2012 was not a high achievement year if I may be honest. But I made lots of progress. My passive income grew. My intentions were to grow the dividend income, which didnt go as planned. The next post will be on what I achieved in 2012. I am so proud of myself because I never spent recklessly. Other than a few small holidays, we were good.
HAPPY 2013!!!

Read More

Monthly Spending and Budget Report-November 2012

To those new in this blog, I track my spending every month. My goal is to spend 50% of my income in order for me (and hubby) to retire comfortably in early 40s. My November 2012 monthly spending and budget report is very late. October was a travel month for our family. Then the geyser (water heater) in one rental unit acted up leaving our income with a huge hole.

November has been much better. Every bad month is followed by a careful spending month. Thats why I love this reporting exercise. It keeps me on my toes

My November 2012 monthly spending and budget report:

INCOME	NOV'12	OCT'12	NOTES
Real Estate	59%	45%	Too high for my liking.
Hubby Allowance	33%	52%	What hubby gives to me.
Once Off	1%	0%	Interest free loan payment by my friend.
Online Income	0%	0%	I will get three months worth this month. I didn't. I finally received a fat cheque in December.
Extra	8%	4%	Interest on my Emergency Fund. Plus dividends, AGAIN. I so love Dividends. I wont lie about it.

One thing that makes me unhappy is that the interest on my Emergency Fund is 4.65%, which is below the inflation rate. I will be reducing that money this month, for better financial gain.

ITEM	NOV	OCT	NOTES
Real Estate	18%	24%
RA & Unit Trusts	7%	6%	Fixed for my life insurance and the rest of small investments. Some of which I regret.
Online	0%	7%	Yep.
Internet/ Phones	2%	2%
Consumer	2%	16%	Back to normal
Withdrawals&Fees	0%	4%
Giving	16%	16%	This doesnt seem to want to habour at around 10-12%.
To Invest	54%	26%	54% is GREAT!!! I paid nothing to  my homeloan, but the Mr did. Like every month I topped up my Just Invest (Nedbank) interest to a round R5000. then I started a Car Fund stroke stock picking.

I lived on 46% of my income in November (comparing to 74% in October). Our Net Worth grew by just above R21K in November.

Read More