Don't Let Fear Cost You Your Future- Smart Moves in Homeownership & Real Estate Investing

“Don’t Let Fear Cost You Your Future- Smart Moves in Homeownership & Real Estate Investing”

“Have you ever wanted to buy a home but worried you couldn’t afford it? Or maybe you already own a home, but you’re afraid to buy another because you don’t know what to do with the one you have. “Today, we’re talking about how to overcome those fears with practical solutions. We’ll explore how to buy smart, finance smart and how to protect your property investment.”

Host: #JoGarner #MortgageExpert (901) 482-0354
Co-Host: #PatGoldstein #midsouthRealtor Crye-Leike Realtors 901 606-2000
Co-Host: #DavidSehar #FiveStonePropertyManagement 901 734-7848
Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes www.JoGarner .com
#bestmortgage #affordablemortgage #homebuyer #homeseller #realestateinvestor #realestatepropertymanager

LET’S GET STARTED…(Jo) (Good morning, Memphis! Welcome to our internet listeners and podcast listeners across the 50 states! . Today is October 31^st, 2026. I’m your host, Jo Garner, Mortgage Loan Originator. You can connect with me at www.JoGarner.com. Our general topic “Don’t Let Fear Cost You Your Future: Smart Moves in Homeownership & Real Estate Investing.”

Today is our Halloween Show! But…there is nothing to fear.

Introducing Pat Goldstein, Realtor with Crye-Leike Realtors

Pat Goldstein, you have been a realtor in the Mid-South area for well over 30 years. She’s known as the “Gold Standard” and has won many awards, certifications and designations in the real estate industry. Pat, you are a great negotiator and have helped several of my mortgage clients to win their home buying offer and get to close on their home. Take a very moments to tell our listeners a little bit about yourself and what you do for your clients. (Pat Goldstein has about 45 seconds to intro herself and talk about the services she offers her clients )

Introducing David Sehar of FiveStone Property Management

Co-Founder, President and Principal Broker of FiveStone Property Management, a locally owned residential property management company serving Greater Memphis and DeSoto County. Raised in Memphis, David has more than a decade of experience in Memphis property management. (David Sehar has about 45 seconds to intro himself and talk about the services he offers his clients. )

(Jo) They say courage is not the absence of fear, but rather the triumph over it. Here’s a formula that has proven successful for making homeownership not so scary:

#1. Make a plan. Make a budget for home you want to buy and the life you want to live in that home. What is the maximum monthly house payment you can afford? How much money can you put down to purchase a home and still keep your emergency fund intact?

#2. Make a list of barriers you need to overcome. The most common barriers homebuyers might face are these:

Funds to Close. Frankie First-Time Home Buyer– Frankie is tired of paying rent and ready to forge his own better future. He has okay credit but not a lot of money to put down. Frankie qualifies for a fixed-rate government-backed loan with down payment assistance. Every time Frankie makes a mortgage payment he is building equity and wealth by owning his own home.
Not enough qualified income to be approved for the loan you need. Mr. Palmer had a successful business and a really good tax accountant. He didn’t show a lot of income on his tax return. After finally getting the seller to accept his offer on a house with the woods and pond that would give him the peace and relaxation he needed, he was hit with more stress- being turned down by his bank and his realtor’s lender. Mr. Palmer was starting to panic that he was going to miss out on a house that would make his life so much easier. He had heard us on the radio and called me. We started at the back of his tax return and moved forward, adding back expenses that he could document were paper expenses or once-in-a-lifetime expenses. He got qualified with great terms on a traditional loan. It was a happy day when he bought his house. But, it that had not worked, Mr. Palmer could have used one of several outside-the-box loans where his bank statements and not his tax returns could determine his real income.
Credit issues– So many people, like the Flannery’s in my book Choosing the Best Mortgage-The Quickest Way to the Life You Want, they thought their credit situation would never be resolved, keeping them from buying a home and enjoying some of the finer things in life with their family. If you are committed to work a set plan to improve your credit, YOU CAN DO IT and we can show you how others like Mr. and Ms. Flannery got to their celebration day.
Repair issues or title issues with the house. There are so many special loans and special work arounds to help you get over the barrier of repairs needed on the house you want to buy. Let’s discuss your situation and find the right solution. Don’t be discouraged.

#3. Start small and take regular baby steps toward your goal. Stephanie Step-Up If you can’t afford the big house that you want today, buy a smaller home to sell later as a first-step and use the profit toward getting your bigger forever home. Or, keep the smaller home as a rental property and use the income to help you afford the larger note on your bigger dream home.

#4. Involve someone you trust for encouragement and to keep you on track.

#5. Ask for support. Find a reputable realtor, lender and other professionals to guide you around pitfalls. Let’s work together to get you what you need and make the mortgage process EASY. Jo Garner, Mortgage Loan Officer 901 482-0354 www.JoGarner.com

(Jo) Pat Goldstein, Realtor of Crye-Leike Realtors, you are helping clients buy and sell homes every day. What are some of the most common fears your clients have about buying a home? What is your advice to these clients to help them overcome that fear with some smart moves? (Pat has about 3 minutes until break to launch her topics)

TOPICS BY PAT GOLDSTEIN, REALTOR WITH CRYE-LEIKE REALTORS IN TN & MS

What are your top tips for homebuyers who are trying buy a home?
What are your top tips for home sellers?
Share with us a story about a customer who decided to rent their current home when they bought their new home.
Talk about the system of having homebuyers make a list of the things they absolutely have to have in a house day one when they buy a house. List the top things they do NOT want in a house day one. Defining the things the homebuyer needs and absolutely does not want gives the home buyer confidence when they buy a home.

OUTRO: You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. What do YOU want to accomplish with YOUR mortgage? I can make the mortgage process EASY for you with the right mortgage. Connect with me at JoGarner.com . We will be hearing more from Pat Goldstein, Realtor at Crye-Leike Realtors Also, we will be talking with David Sehar of Five Stone Property Management . Stay tuned.

2nd segment is after first break 8 minutes 50 seconds

( Waaka Waaka song in background ) COMIC QUERIES (you probably already know the answer, but we will ask anyway

(Jo) Riddle#1 Why did the skeleton stay home from the Halloween party?
(David ) Answer: He had no body to go with

(Pat) Riddle # 2: “What tool can you use to fix a broken Jack-o-lantern?

(jo) A pumpkin patch

(Jo) Today on Real Estate Mortgage Shoppe we are talking “Don’t Let Fear Cost You Your Future: Smart Moves in Homeownership & Real Estate Investing”

I’m your host, Jo Garner, Mortgage Loan Originator . For your home purchase or a mortgage refinance you can brag about,. We can find the right mortgage product and make the mortgage process EASY on a traditional mortgage, on special programs and outside-of-the-box mortgage programs too. Connect with me at JoGarner.com

Pat Goldstein, Realtor with Crye-Leike Realtors 901 606-2000
David Sehar, FiveStone Property Management (901) 734-7848

TOPICS COVERED BY DAVID SEHAR OF FIVE STONE PROPERTY MANAGEMENT COMPANY
(901) 734-7848

Topic 1: Moving but not ready to sell? Renting out your home the right way

A lot of Memphis rental owners never planned to be landlords. They got relocated for work, inherited a family home, or listed a house that didn’t sell at the price they wanted. Renting can be a smart way to hold onto an appreciating asset and let a tenant help pay down the mortgage, but it’s a business decision, not just a backup plan.

It starts with the right rent. Pricing shouldn’t be a guess. A good number comes from real local comparables and someone who knows the neighborhood, not just an online estimate. From there, ask the practical questions: Does the rent cover the mortgage, taxes, insurance and a cushion for repairs? Is the house rent-ready? And do you really want to manage it yourself from another city?

**Topic 2: Evaluating your property manager: six questions every owner should ask**

Many long-time Memphis investors have been through several management companies and ended up with the one they dislike the least, not the one that actually adds value. Whether you’re hiring a manager for the first time or wondering about the one you have, these six questions bring clarity:

How do you set the rent? Ask to see the comparables behind the number. A sound process is repeatable and backed by local knowledge, not just an AI tool.
How is maintenance handled? In-house staff or outside vendors, what markup applies, and can you see itemized invoices?
What is your actual average days vacant over the past 12 months, and how do you measure it? Move-out to move-in is a very different number than move-out to lease signed.
What happens with an after-hours emergency? Is there someone on call who can act, or a service that just takes a message?
How will you communicate with me? Look for proactive updates on issues, the market and renewal strategy, not just a statement once a month.
Are the promises matching the results? Compare what you were told during the sales pitch with your experience today. The simplest test: would you hire them again tomorrow?

**Topic 3: Protecting your investment: screening, maintenance and keeping good tenants**

The most profitable rental is usually not the fanciest one. It’s the one where a good tenant stays for years. Every move-out means vacant days, turnover repairs and marketing costs, so keeping good residents happy is one of the best ways to protect your return.

We’ll talk about consistent tenant screening on credit, background and rental history, staying on top of maintenance before small problems become big ones, using trusted long-term vendors, and why treating tenants well and protecting owners are not competing goals. When owners and tenants are both taken care of, everybody wins.

3^RD SEGMENT 12 minutes

( Small Victories song by Allen McCool playing in background)

For Did You Know today…(see if you can guess the answer before we do)

(Jo) Name this famous historic location in Memphis, TN

(David) Hint #1: What if I told you there’s a place in Memphis where broken things actually represent something beautiful?

During the devastating yellow fever epidemics of the 1800s, thousands of Memphians died. But in one historic place, families found ways to express something stronger than fear.

(Jo) Hint# 2: They carved weeping willows to symbolize sorrow, urns to represent mortality, and broken columns to honor lives cut short.

They also carved hands pointing toward heaven, representing faith and heavenly reward, and anchors symbolizing HOPE.

These weren’t just decorations. They were messages carved in stone so that, even when life feels frightening, you can choose to hold on to hope. Guess where this place is?

(Pat Goldstein) Answer: The historic Elmwood Cemetery

(Jo) Today on Real Estate Mortgage Shoppe we are talking “Don’t Let Fear Cost You Your Future: Smart Moves in Homeownership & Real Estate Investing”

Pat Goldstein, Realtor with Crye-Leike Realtors 901 606-2000
David Sehar, FiveStone Property Management (901) 734-7848

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

Today is October 31^st 2026 and the real estate market is showing slower sales but our mortgage office is seeing more buyers coming in than we have seen in a while. Mortgage has slid downward in the last couple of weeks. On 30-year $300K loan, the payment today is $50/month less than if you locked your interest two weeks ago.

WAYS TO OVERCOME FEAR WHEN MAKING REAL ESTATE DECISIONS

Let’s go back to the first part of the show when we talked about steps to take to triumph over fear to break through the barriers to your real estate plans.

You have to take time out to go through your bank activity, credit card activity and assess your income and how to make changes in your spending that will still give you joy in life but make room for a home that will give you happiness and build wealth for you. Know your what you can comfortably pay per month and how much you can pay down at closing and keep your rainy day fund in place.

Remember Stephanie Step Up we talked about earlier? Stephanie represents several of my hall of fame clients over the years. Her biggest fear was that she would buy the wrong house. Her second biggest fear was that she would get in over her head financially. Pat Goldstein’s idea about making a priority list of things you NEED day one in a home and the list of things you DO NOT want in a home day one was a tool that gave Stephanie Step Up and others like her the confidence they needed to move forward. This tool works for first-time homebuyers AND move up buyers and investors too.

For Stephanie, the fear of buying the wrong house faded because she already knew before she walked in a house what she would and would not accept.

Stephanie had worked with someone she trusted on establishing her budget. Remember she had a fear of getting over her head financially. Oh, and a fear of being stuck and not being able to move.

That is why, to Stephanie Step Up’s credit, she decided she could not afford the bigger house that had EVERYTHING she wanted right now. But, she could buy something smaller and less expensive that had things she could manage until she could later buy the bigger home. She could be creative and make the smaller kitchen work. With a few little modifications she could make one of the bedrooms double as an office and in-home exercise area. You get the idea.

But here is another brilliant move Stephanie made so that she would never have to feel stuck. With the help of her realtor she settled on a neighborhood that over several years had gone up in value. If she really wanted to move, Stephanie felt confident that she could sell her small home and make a profit even a little profit would be better than none.

If the housing market one day was really tough and had a healthy rental market too. She could move and rent her small home to tenants and make a profit that way.

As her lender, I suggested that Stephanie use a government-backed FHA loan to fund her home. The down payment was small, leaving her emergency fund intact. The payments were affordable. And, the FHA was assumable. That meant if Stephanie want to later sell her home but mortgage rates were higher in the marketplace, she could advertise that a buyer could pay her the equity she had built in the house, qualify with the mortgage company and assume or take over her mortgage payments. She had three possible profitable exit strategies for one day so that she would never have to feel stuck.

What do your fear the most about buying a home—your primary residence or a rental property?

Whether you are buying a primary residence, a second home or investment property, I can help you find the right mortgage product and make the process EASY.

Are you afraid you don’t have enough money to close? Let’s go treasure hunting. There are several 100% financing opportunities, down payment assistance programs for first-time homebuyers and people who aren’t first timers.

Are you afraid you don’t have enough income to qualify to purchase a home? You never want to buy more than you can afford. But is your income increasing? We can look at special programs where you can enjoy an interest rate 2 points below market that adjust for a couple of years. The government FHA loan has a loan with a rate that starts a whole point less and stays low for the first 5 years with tight safety nets after that. On a $400k loan you could enjoy a payment about $300 less per month.

Are you self- employed like Mr. Palmer’s story earlier in the show? You have a successful business but legally write off a lot of expenses so you don’t show a lot of net income on your tax returns.

Like we did for Mr. Palmer, there still may be way for you to qualify for a low down payment, affordable mortgage. We can also explore the outside of the box mortgage programs that find income on bank statements but don’t rely on tax returns.

Are you afraid to buy another home because you don’t want to give up your low fixed rate mortgage on your old home? What if I told you there is more than one way to still get a very low payment on the new home even if you don’t sell your old home right away? I see my clients do it often. To achieve this ask me about the recast mortgage feature. Ask me about assumable loans and more.

Do you want to build wealth for yourself over time by owning real estate investment properties but you don’t know how to be a landlord? There are reputable property managers you can use who will show you the ropes and guide you around pitfalls.

I believe you can accomplish ANYTHING in life if you buy enough real estate right and take care of it. Work on paying off the mortgages and one day those homes will take care of you.

MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, LET’S DO IT TODAY. I can make the mortgage process easy. Connect with me at www.JoGarner.com You can email me at Jo@JoGarner.com or call me at (901) 482-0354

4^th Segment 8 minutes and 50 seconds

(THE SONG UpBeat Inspirations PLAYING IN BACKGROUND ) INSIGHTS & INSPIRATIONS

Push Past Fear and Live By Faith

In 1947, a young World War II veteran stepped onto a baseball field where many people wanted him to fail.

He faced racist insults, threats, and even physical intimidation. But there was one extraordinary condition: He had to endure the hatred WITHOUT fighting back!

Imagine the courage that took!

Drawing strength from his faith in God, he refused to let fear or anger control his future.

Instead, he answered hatred with extraordinary talent, becoming Rookie of the Year, Most Valuable Player, and a World Series champion!

He didn’t just break baseball’s color barrier. He had a part in bringing positive change to the world. He opened doors for generations to come.

Who was this baseball superstar? His name was Jackie Robinson!

Do you want to buy a home and build wealth for you and your family, but you are afraid of making a mistake? Tell me your story and let me be your lender. Let’s find the answers you are seeking. Let’s look for positive ways to make your dream attainable and affordable so that you will have bragging rights for years to come. Call or text me at 901 482-0354 or go to JoGarner.com

(Jo) Today on Real Estate Mortgage Shoppe we are talking “Don’t Let Fear Cost You Your Future: Smart Moves in Homeownership & Real Estate Investing”

Pat Goldstein, Realtor with Crye-Leike Realtors 901 606-2000
David Sehar, FiveStone Property Management (901) 734-7848

REAL ESTATE TIP OF THE WEEK

PAT GOLDSTEIN’S TIP: ( about 45 SECONDS)
DAVID SEHAR’S TIP (about 45 SECONDS)

Jo Garner’s tip :

Even if you are not ready to buy a home yet, if it is in your plan, let’s go ahead and start putting some financing scenarios together to support your plans. Connect with me at www.JoGarner.com (901) 482-0354

ANNOUNCEMENTS:

Talk Shoppe equips with education, engages by offering connection opportunities between business people and empowers businesses in a supportive community. Talk Shoppe meets every Wednesday 9A-10A CT at Breadie’s Café; inside One City Church 120 N East Yates Rd Memphis, TN. One City Church is committed to proving love works in Memphis and beyond. (Thank you to Breadie’s Café for being Talk Shoppe’s location sponsor. Breadie’s is more than a coffee shop or bakery. Breadie’s Café is creating a true “third place” for Memphis: the place you want to be when you’re not at home or work….)

Talk Shoppe on Wednesday November 4th, 2026 9AM CT “NAVIGATING THE TAX LANDSCAPE IN 2026” Brandie Spicer of Howling Wolf Bookkeeping.

Congratulations to these generous Talk Shoppe sponsors who contribute and volunteer to make Talk Shoppe’s free education and networking available to our business, real estate and health and wellness community. Here are the Talk Shoppe sponsors who have won awards from the Commercial Appeal Memphis Most People’s Choice awards.

Chuck Bohannon, Santa Claus
Tim Flesner/Genell Holloway Home Helpers
Jo Garner, Supreme Mortgage Lending
Jo Garner Real Estate Mortgage Shoppe on KWAM radio
Valerie Smith, Redeemers Structural Solutions
Leah Anne & Taylor Morse, All Things New Organizing and Moving Company
Mark McLaurine of Refrigeration Unlimited (Heating and Air Conditioning repair/replacement)
Shelley Rothman and Rob Draughon, Attorneys GCEM Law Firm
Pat Goldstein, Realtor with Crye-Leike Realtors
Ed Hill, Masters Roofing
Donna Roach, Heathside Senior Living

MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, DO IT TODAY.

Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes at www.JoGarner.com

SPECIAL NOTE: REAL ESTATE MORTGAGE SHOPPE DOES NOT ENDORSE 100% OF THE CONTENT ON THIS EPISODE. REAL ESTATE MORTGAGE SHOPPE RECOMMENDS THAT YOU CONSULT WITH A FINANCIAL, LEGAL OR OTHER CERTIFIED, LICENSED PROFESSIONAL BEFORE ACTING OR INVESTING ON ANYTHING YOU HEAR OR SEE FROM THE CONTENT ON THIS SHOW OR BLOG POSTS. THE INFORMATION WE SHARE ON REAL ESTATE MORTGAGE SHOPPE IS GENERAL IN NATURE MEANT FOR GENERAL EDUCATIONAL PURPOSES ONLY, AND NOT AN OFFER TO LEND. EXAMPLES GIVEN FOR ILLUSTRATION PURPOSES ON REAL ESTATE MORTGAGE SHOPPE AND MOST ARE BASED ON TRUE STORIES BUT WE USE FICTIONAL CHARACTERS AND DO NOT DIRECTLY REFLECT REAL PEOPLE OR EXACT DETAILS IN ANY OF THE SITUATIONS. JO GARNER IS A LICENSED MORTGAGE LOAN ORIGINATOR. (EQUAL HOUSING OPPORTUNITY)

(The Auditory version of this disclosure is played during the show)

QUOTE CORNER: “I’ll stop wearing black when they make a darker color.” —Wednesday Addams, The Addams Family

REJOINDERS:

Allen McCool, Appraiser with Stephenson and Associates 901 763-2100
Jennifer Hart, Director of the City of Memphis Down Payment Assistance Program
Rob Draughon and Shelley Rothman of GCEM Law Firm 901 752-1133

Transitional Music: First Segment “WAAKA WAAKA” (PD) for Comic Queries; “Small Victories” by Allen McCool allenmccool.com for Did You Know segment; “New Heights ” by Allen McCool www.allenmccool.com

INTRO AND OUTRO THEME MUSIC “Building Value” By Allen McCool www.allenmccool.com

PICK UP YOUR COPY OF “CHOOSING THE BEST MORTGAGE-THE QUICKEST WAY TO THE LIFE YOU WANT” by: JO GARNER

An essential guide for real estate professionals and their customers.

On Amazon and Barnes and Noble

______________________________________________________________________________

ABOUT PAT GOLDSTEIN, REALTOR AT CRYE-LEIKE REALTORS

(901) 606-2000

2006 MAAR Realtor Associate of the Year 2005 MAAR Presidential Award Recipient TAR Leadership Graduate Member National Association of Realtors

Life Member of the Multi-Million Dollar Club. Toastmasters Division Governor CBS (Certified Builder Specialist)
CRA (Certified Relocation Associate)
CRS (Certified Residential Specialist)
GREEN (Green Agent)
GRI (Graduate, Realtors Institute)
MMDC (Crye-Leike Multi-Million Dollar Club)
SRES (Seniors Real Estate Specialist)
SRS (Seller Representative Specialist)
Vice-President (Circle of Excellence)

ABOUT DAVID SEHAR, FIVESTONE PROPERTY MANAGEMENT COMPANY

Office: (901) 554-8222
Cell: (901) 734-7848
david@5stonepm.com
www.5stonepm.com

David Sehar is the Co-Founder, President and Principal Broker of FiveStone Property Management, a locally owned residential property management company serving Greater Memphis and DeSoto County.

Raised in Memphis, David has more than a decade of experience in Memphis property management. He got his start at a small, family-owned firm, then spent years on the institutional side of the business learning how large operators run on data and systems. FiveStone combines both: personal, hands-on service backed by enterprise-level systems.

David stays in the day-to-day operations and makes sure every owner can reach him directly. He lives in Olive Branch with his wife and their four daughters.

ABOUT JO GARNER-MORTGAGE LOAN OFFICER:

www.JoGarner.com (901) 482 0354 jo@jogarner.com X @jogarner NMLS# 757308 (currently working with Everitt Financial dba Supreme Lending)

ONLINE LOAN APPLICATION : https://jogarner.supremelendingLO.com

“Whatever YOUR personal priorities are, my job is to help you get the mortgage terms that will give you bragging rights when you talk about it and help you score on hitting your goals .”

As a mortgage loan officer, my job is to help you get to the benefits you want from your financing terms. What is most important to you? I can help you find the financing terms that will help you get to what you want. What is your comfort level on a house payment? How much are you comfortable paying down,? What type of financing do you need to get the house you want to buy or refinance?

Different clients have different priorities in life—some are buying their first home with very little down payment funds. Some are recovering from medical challenges, divorces or preparing to send children to college and some are embarking on a long term goal of buying properties to build rental income.”

Jo Garner is a mortgage officer with extensive knowledge in helping her clients find the right mortgage program and making the refinance or home purchase mortgage process EASY. She offers conventional, FHA, VA or other loan programs for primary residences, second homes and investment properties.

Jo can help you look at rent vs buy, when it makes sense to refinance, how to get the best deal on your home purchase financing.

Jo Garner has been in the real estate/financing business for over 30 years. She grew up in West Tennessee and got her start in real estate in Portland, Maine where she first began her real estate career.

She received her real estate education from the University of Southern Maine and was personally mentored in San Diego, California by Robert G. Allen, author of Nothing Down, Creating *Wealth and The Challenge.

On moving back to West Tennessee in 1987, she went into business buying and selling discounted owner-financed notes secured on real estate. In 1990 Jo went to work for a residential mortgage company and has been a mortgage loan officer for over 30 years.

n addition to her work in the mortgage field, Jo Garner is the primary sponsor and founder of Talk Shoppe in Memphis. www.TalkShoppe.com Jo Garner also host the radio show Real Estate Mortgage Shoppe airing on the Mighty 990 AM, 107.9 KWAM & streaming on the app https://mighty990.com/app with podcasts and show notes published on www.JoGarner.com Pick up Jo Garner’s book on Amazon or Barnes Noble “Choosing the Best Mortgage-The Quickest Way to the Life You Want”

Don’t Let Fear Cost You Your Future- Smart Moves in Homeownership & Real Estate Investing

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