Case Study: Student Loans, Side Hustles, and Real Estate—One Borrower’s Path to $100K Net Worth

When Brianna Simmons graduated from college at 25, she carried a degree in communications, a passion for entrepreneurship, and $62,000 in federal student loans. She also carried a dream—owning a home before she turned 30 and building a six-figure net worth before she turned 35. At the time, those goals felt like fantasy. Her Middle Credit Score® was 602, her entry-level marketing job paid $42,000 a year, and her rent consumed nearly half her income. She had no emergency fund, no investments, and a growing anxiety that she would never get ahead. Still, Brianna had something working in her favor: a willingness to outwork her financial limitations. That mindset would drive a journey that spanned five years, multiple side hustles, and one bold real estate move that changed everything.

Brianna’s first step toward financial transformation didn’t begin with a budget or a credit repair company—it began with a YouTube video on how interest accrues on federal student loans. Watching her balance climb despite making minimum payments, she realized that the longer she waited to act, the harder it would be to gain traction. Determined to regain control, she made a list of everything she owed, what her interest rates were, and when payments were due. She discovered that just over half of her loans were unsubsidized, meaning interest was piling up every day. That same night, she signed up for a credit monitoring service and pulled her full reports. “It was like looking at a financial mirror for the first time,” she recalled. What she saw wasn’t pretty—but it was honest. And that was the start of her comeback.

She created a side hustle schedule around her 9-to-5 job. On weeknights, she edited resumes and ran LinkedIn profile consultations. On weekends, she worked as a brand ambassador at live events and street teams for marketing firms. She tracked every dollar using a color-coded spreadsheet: green for income, yellow for essentials, red for debt payments. She cut spending to the bone, canceled subscriptions, and committed to cooking every meal at home. Within three months, she had paid off one credit card entirely and brought her utilization rate below 20%. Her Middle Credit Score® jumped to 655. That gain allowed her to refinance her car loan, freeing up an extra $86 per month that she immediately redirected toward her smallest student loan. With each small win, Brianna’s confidence grew—and so did her financial discipline.

By the time she turned 28, Brianna’s Middle Credit Score® had reached 702. Her student loan balance had dropped to $39,000, her emergency fund had grown to $6,000, and she had contributed consistently to a Roth IRA and her employer’s 401(k), taking full advantage of the match. But it was her next move that would change her financial life. With her credit score now solid and two years of side hustle income to document, she applied for an FHA loan through a first-time homebuyer program. She qualified with just 3.5% down and purchased a small duplex just outside Houston. She lived in one unit and rented the other. The rental income covered 80% of her mortgage. Suddenly, Brianna wasn’t just paying bills—she was building equity, earning passive income, and seeing her net worth climb month after month.

Homeownership shifted her wealth trajectory in ways that budgeting alone couldn’t. She learned about depreciation, maintenance reserves, tax deductions, and rental strategies. She also learned the importance of protecting her credit—not just for purchases, but for opportunities. She kept her utilization below 10%, made every payment early, and kept a tight spreadsheet tracking her personal and property-related expenses. She reviewed her net worth quarterly, watching it climb from negative territory to $32,000, then $68,000. By 31, she reached her original goal: a net worth of $100,000. Her Middle Credit Score® was 746, her duplex had appreciated, and her Roth IRA balance was nearing $15,000. What began as a battle to escape student debt had become a blueprint for generational wealth.

In Part 2 of this case study, we’ll walk through Brianna’s exact steps—including how she managed loan repayment while investing, the credit moves that increased her score without adding risk, and the full breakdown of her real estate strategy. Her story proves that six-figure wealth isn’t reserved for high earners—it’s possible with knowledge, hustle, and a commitment to long-term financial literacy.

Step-by-Step Breakdown

This breakdown follows Brianna Simmons, who transitioned from being a debt-burdened college graduate to building a net worth of over $100,000 by age 31. Through disciplined credit management, side hustle income, and a strategic real estate purchase, she raised her Middle Credit Score® from 602 to 746, paid down over $20,000 in student loans, and built equity as a first-time homeowner.

📘 Step 1: List All Debts, Prioritize, and Create a Payment Flow

Initial Debt Breakdown (Age 25):

💳 Step 2: Improve Middle Credit Score® from 602 → 746

Tactics Brianna Used to Raise Her Score:

✅ Score progression:

💵 Step 3: Use Side Hustle Income Strategically

Weekly Side Hustle Time Allocation:

Total Avg Monthly Side Income: $1,200–$1,500
Annual Side Income: ~$16,000–$18,000

📌 Used all side hustle income for:

• Extra debt payments
• Emergency fund
• Down payment savings
• Investing

📊 Step 4: Budget Framework for Debt, Savings, and Real Estate Goals

Zero-Based Budget Sample (Age 27):

📌 “Every dollar had a job,” she said. “Even fun money was accounted for.”

🏡 Step 5: Real Estate Game-Changer – Buying the Duplex

At Age 28:

• Qualified for FHA loan with 3.5% down
• Used first-time buyer grant + her savings for total down payment
• Purchased duplex: $215,000 in Houston suburb
• Rented 1 unit for $1,100/month
• Lived in other unit, mortgage payment: $1,350/month
• Net housing cost after rent income: $250/month!

📌 Equity Gain in Year 1:

• Appreciation: ~$10,000
• Principal Paid: ~$4,000
• Total Equity: ~$14,000

🧠 Step 6: Build and Track Net Worth Quarterly

Net Worth Tracker Snapshot (Yearly):

📌 Brianna reviewed this every quarter and adjusted accordingly.

📈 Step 7: Start Investing Early—Even with Student Loans

Investment Approach:

By Age 31:

🧾 Step 8: Credit Maintenance and Wealth Protection

• Set credit alerts for inquiries or missed payments
• Paid credit cards down weekly to keep utilization under 10%
• Made extra mortgage principal payments quarterly
• Reviewed credit reports every 4 months (1 bureau at a time)
• Built a $2,000 repair reserve for duplex emergencies

✅ Middle Credit Score® remained between 740–752 since purchase.

📅 Brianna’s 24-Month Financial Growth Plan (Condensed Timeline)

🧭 Final Framework: “Student Debt to Six Figures”

1. List every debt by rate—not just balance
2. Create a calendar-based payment plan + budget automation
3. Leverage side hustle income to build opportunity—not lifestyle
4. Start investing before you’re 100% ready
5. Track net worth quarterly—not just savings
6. Use real estate strategically—live in your investment
7. Maintain credit as an asset—it controls your costs

✅ Brianna’s story shows how student loan borrowers can build real wealth by aligning their financial behavior with long-term credit strategy, savings discipline, and strategic homeownership.

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