I had a lot of interests as a kid. I loved all sorts of music then (still do), European sports cars, hand-built bicycles (I built a bike from pieces when I was 11), cool houses and beer cans.

Yes, I collected beer cans. When I was 10. I loved the colors and images on the labels. The hilarious photos on the “Olde Frothingslosh” cans. The gorgeous green metal flake on the Cloud Nine can. I still have a few special examples that I didn't trade for my first Harley Davidson. (Yep... I actually used beer cans as a down payment on a 1979 HD Sportster.)

But somewhere along the way, I got it in my head that I had to sacrifice my passions for pragmatism. Give up the dreams. Grow up. Get a real job. Shove money into a 401(k) and retire to somewhere sunny. “You’ll do it and you’ll like it, kid.”

I did it. I didn’t like it.

Here's what I know now.

Making ANY ONE of my childhood passions my life's obsession would have paved the way for all of the pragmatic issues of supporting a family, paying my bills, living with zeal and bringing joy into the world.

Had I chosen to live and breathe hand-built bicycles, I may have become the world's greatest bike builder. Instead, I gaze longingly at gorgeous bikes hanging in shops... wondering "what if..."

Had I chosen to grow my hair long and pick up a guitar when I wanted to, I might have become the rock star that some said I would never be. Instead, I'm a noodler after playing that darned instrument for more than 30 years.

Had I chosen to follow my obsession for European sports cars, who knows... I may now own the most exclusive Maserati, Ferrari and Lamborghini dealership in the US.

Funny thing, though. Even if I didn't become the next Eric Clapton or didn't end up building bikes for Lance Armstrong or selling cars to bajillionaires.... I would have been LIVING MY PASSION, resulting in happiness no huge commission check can replace.

Don't get me wrong. While I do have regrets, none of them are having me jump off a bridge. I simply am able to see how my choices then have affected my day today.

Nothing... and I mean NOTHING... can take the place of following my bliss.

I've tried. I've made and spent more money that I care to think about. I've slaved over projects that I despised. Worked for bosses I despise even more. All in the name of pragmatism.

Well fu*k that nonsense. Being Happy Comes First.

I now find myself more than half way through my life... broke, passionless and searching.

So what’s a guy to do?

How about starting at the beginning?

Pick up my guitar and play. Just like yesterday. Every day.

Obsess about cool houses. Make it a priority. Live and breathe Mid-Century Modern. Support my friends in their passion for all things Mod.

Take those beer cans out of that box in the closet and display them prominently in my house. Remember the joy that a $2 EMPTY can of beer brought.

And KNOW that beyond the shadow of a doubt, all of the practical things like bills and retirement and dental insurance will absolutely fall into place.

So what's life’s lesson?

Pick a passion. Today. ANY ONE. It really doesn’t freaking matter what it is. It could be fly fishing or drumming or making tie-dye t-shirts (I made a few thousand of them) or motorcycle racing or men’s suits or brooms or roller derby. It’s your life. It’s your passion. Live it. Breathe it. Stay in love with it. 

Just don’t give it up for ANYONE or ANYTHING.

You’ll be happier that you've ever dreamed and making a difference in the world in ways you can’t even fathom.

I promise.

RESPA is an acronym, standing for the Real Estate Settlement Procedures Act. It’s a consumer protection statute, first passed in 1971. It is about closing costs and settlement procedures. RESPA requires that consumers receive disclosures at various times in the transaction and outlaws kickbacks that increase the cost of settlement services. RESPA is a HUD consumer protection statute designed to help homebuyers be better shoppers in the home buying process, and is enforced by HUD.

RESPA covers things like the adequate disclosure by mortgage lenders to consumers of charges related to the origination of a loan, the requirement that the lender provide a Good Faith Estimate (GFE) of settlement costs, the disclosure of affiliated business arrangements to Buyers, etc.

There is also a section related to kickbacks, fee-splitting and unearned fees. Section 8 (not the Housing Choice Voucher Program) of RESPA prohibits anyone from giving or accepting a fee, kickback or any thing of value in exchange for referrals of settlement service business involving a federally related mortgage loan. In addition, RESPA prohibits fee splitting and receiving unearned fees for services not actually performed.

This week, the Metropolitan Indianapolis Board of REALTORS® sponsored an event downtown called the “Central Indiana Housing Summit.” It was a yearly gathering of REALTORS® from across the state at the Convention Center, and provides an opportunity to learn from expert economists, politicians, builders, developers and other REALTORS® about the general state of the Real Estate market in Central Indiana.

So here's the thing...A local mortgage company offered free rides on a shuttle bus to the Summit from the Glendale area. Local Real Estate Agents were invited to gather early and ride along, lessen the impact on the environment, avoiding the hassles of traffic, parking, etc.

Don’t get me wrong. I’m all for mass transit and carpooling. Anything we can do to lessen our carbon footprint makes me happy. But I’m also a bit of a real estate law wonk. My interest was piqued. I honestly didn't know if this was something that would get me crossways with HUD. Was this bus ride, as generous and well-intended as it was, a violation of Section 8 of RESPA?

I asked HUD by email about the bus. Amazingly, I received a phone call from Geri Hansen, Compliance Specialist at the Office of RESPA and Interstate Land Sales, US Department of Housing & Urban Development. I re-explained the scenario and her response was clear and unequivocal.

The free bus ride was a violation of Section 8. It would be viewed by HUD as an attempt by this mortgage lender to solicit referrals from Real Estate agents by giving them something of value. Plain and simple. And while the “value” of that thing may have been small to some individuals, it was, nonetheless, a thing of some value.

The response from my fellow REALTORS® was…well…mighty disturbing.

An employee of our local Board of REALTORS® said, “Joe, hate to tell you but there is no violation and I checked. So they were being good citizens, saving gas and the environment.”

I’m not sure whom she checked with, but when a Compliance Specialist at HUD says that it’s a violation, I’m going believe the HUD employee. I’m a bit disturbed, too, to think that a very decent and loyal employee of our local Board – one of my favorite humans on the planet, actually – is incorrect about this issue and her information is coming from within MIBOR. Yikes!

Another REALTOR® - someone who actually manages a large north side office and trains new agents – said in a very condescending way, “knock yourself out and file a complaint. One of my title reps sent me a Valentine’s Day card. I’m turning him in!”

An awfully flippant response to a violation of Federal Housing statute, don’t you think? And this person’s actually running an office and is responsible for millions of dollars in transactions every year?

Yet another agent who is on the Board of one of the MIBOR Divisions responded, “What are you serious??? A Bus ride to a free seminar on housing. I think that’s taking it to the extreme buy [sic] calling thing of value. That's ridiculous!! We are just trying to encourge [sic] folks to go to the housing summit. To call it an item of value is a complete strecth. [sic]”

Heavy sigh…

Should you care if the REALTOR® you hire follows or understands federal housing statute? If they don’t understand the law, but instead choose to overtly ignore it – or interpret it to their own liking – can they adequately represent your interests?

I believe that you should care about RESPA. I do.