A Fresh Start: Smart Moves for Your Home, Money and Lifestyle
A Fresh Start: Smart Moves for Your Home, Money and Lifestyle
Decide how you want to live next—then organize your belongings, your move and your finances around that goal. Here’s how…
Host: #JoGarner #MortgageExpert 901 482-0354
Co-Host: #LeahAnneMorse #AllThingsNew Moving Company 901 488-9733.
Featuring #ChristineWood #OpusElegantSeniorLiving 901 587-7100
Subscribe for Real Estate Mortgage Shoppe weekly podcasts with show notes at www.JoGarner com
#freshstart #mortgagerefinance #bestmortgage #downsizing #assistedliving
#afterdivorce #firsttimehomebuyer #organizingyourmove
1ST SEGMENT 12 MINUTES
LET’S GET STARTED…(Jo) (Good morning, Memphis! Welcome to our internet listeners and podcast listeners across the 50 states! . You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. You can connect with me at www.JoGarner.com. Our topic today August 29th, 2026 is: A Fresh Start: Smart Moves for Your Home, Money and Lifestyle. Decide how you want to live next—then organize your belongings, your move and your finances around that goal.
Introducing Leah Anne Morse of All Things New Moving Company
Leah Anne Morse of All Things New, it is always great having you back in the Real Estate Mortgage Shoppe studio. You and your organizing and moving teams are simply amazing. I have heard great things about your hard work, fair pricing and exceptional customer service for people who want to down size, up size, make life style changes or just organize their home. I have personally used All Things New twice and been in awe of the skilled workers and how they come in organized and get the job done completely and in such a short amount of time.
(Leah Anne ) All Things New is a transition and relocation service, and what makes us different is that we don’t just move people—we help them start their next chapter. A lot of the families we work with are helping a parent or loved one transition from a home they’ve lived in for many years into a senior living community. And that can be a very emotional experience. There’s downsizing, packing, deciding what to take, what to donate, and then figuring out how to make a new space feel comfortable and familiar. That’s where we come in. We help with the entire process—from organizing and packing, to moving, unpacking, and actually setting up the new space. We can take pictures of drawers and shelves before we pack, so we know exactly how things were arranged.
Then, when we unpack, we can put those things back in a familiar way. We place the furniture, organize the kitchen, put away clothing, and even hang pictures. Our goal is that when Mom or Dad walks through the door for the first time, they don’t feel like they’re walking into a strange new place. They see their favorite chair, their pictures, their things—and it feels like home. And we also help with the things that aren’t going to the new home. Maybe it’s furniture, clothing, kitchen items, or other belongings that need to be donated or removed. We help families make those decisions and take care of those details, too. Host: That sounds like it takes a lot of stress off the family. And I think that’s one of the biggest benefits of what we do. The family can focus on their loved one instead of spending days or weeks packing boxes and trying to figure out how everything is going to come together. We’re not just moving belongings. We’re moving memories, routines, and pieces of someone’s life into a new environment. And sometimes a move into senior living isn’t a move someone wanted to make. But it can become a positive new beginning when the transition is handled with care. That’s really the heart of All Things New: taking what could be an overwhelming experience and making it organized, personal, and peaceful—so families can spend less time worrying about the move and more time enjoying their loved one in their new home.
Where do you want to go today?
(Jo) Back in the 1990’s when the internet was in its infancy, the online tech giant Microsoft famously used the phrase as part of their slogan, “Where do you want to go today?” This iconic phrase cut through technical jargon and freed your mind to imagine wonderful possibilities.
Where do YOU want to go today? Have you taken some quiet time to ponder this question? Create a vision board and post pictures representing what you want your life to look like, feel like and what you want to be doing on a typical day. Imagine it in detail.
What does the life you want require you to invest in time and money? There is a solution to every challenge. You just have to think outside the box. For your fresh start, take one step at a time every day to get closer to the life you want.
If you want to buy a home or acquire rental properties, I can help you with a step-by-step plan to boost your credit scores, show more qualified income, and find funds to close.
Amelia Allison’s story-Be Frugal-Be Focused to live the adventurous life
Know your personal comfort level on a monthly house note. Don’t depend solely on the mortgage software to dictate your qualifying levels. You might be approved for a loan that puts you at a 50% debt-to-income level—leaving you eating beans and crackers with no room in your budget to travel, go out to eat or enjoy life. Amelia Allison’s story inspired me. Amelia (not her real name) left her parent’s home right after high school and launched into an adventurous life traveling around the country. Amelia planned ahead. She got financial aid for college. She wanted to see the world, so she signed up for school in a faraway area of the country, supporting herself by working part time job and sharing a home with fellow students at the college where she attended.
Amelia was frugal and focused. After graduating college she already knew she wanted to buy a home. But adventure still called her name. In order to travel and dive into life head first, she needed to figure out a way to get a second income without having to work a second job. Amelia’s answer was to purchase a four-plex—a home with four living units. Her plan was to live in one unit and let the rent coming in from the other three units more than pay her house note. As rents would be going up over time, her 30 year fixed rate mortgage would remain stable and low, creating more and more positive cash flow to fuel her excitement-seeking habits.
Here is how it worked for Amelia: She had a knowledgeable realtor who knew the home market and the right professionals—the lender (me) and a good home inspector, title company, insurance professional and trustworthy handyman. I got her approved for a government, low fixed interest rate, low down payment loan program. With a little help from the seller on the closing costs, Amelia and I went treasure hunting for down payment funds to get her into the property without disturbing her emergency fund. I have to admit, hearing Amelia talk about her plans made me yearn to step back in time for just a little while- to be in my 20’s again. Ameila had her whole exciting life ahead of her and she knew what she wanted and how she was going to get there.
Stay tuned for some more stories of some of my hall of fame mortgage clients who, like you, wanted to live a life that brought happiness to them and those around them. Later in the show you will meet Joseph Jeffords who had to make a fresh start following a divorce. He was in a legal fight to be with his children and needed to downsize with little down payment.
You will meet some older clients who took creative financing routes to find their happiness.
(Jo) Leah Anne Morse of All Things New Moving company share with us some of your wisdom on how to begin with a fresh start in life. (Leah Anne starts launching into some of her topics until break. (about 3 minutes)
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 When we come back, we will be hearing more from Leah Anne Morse of All Things New Moving Company. Christine Wood of Opus Elegant Senior Living will also be joining us when we come back after this break. Stay tuned.
2nd segment is after first break 8 minutes 50 seconds
( Waaka Waaka song in background ) COMIC QUERIES (you probably already know the
(Jo )
Riddle: What makes a fresh start every morning but always ends up in hot water?
(Leah Anne) Answer: Your coffee!
(Leah Anne) Riddle #2 I am guaranteed to make a completely fresh start every single day,. Yet the very first thing most people do when they hear me, groan, or aggressively hit me. What am I?
(jo)Answer:
An alarm clock!
(Jo) Today on Real Estate Mortgage Shoppe, we are talking about A Fresh Start: Smart Moves for Your Home, Money and Lifestyle. 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
Leah Anne Morse of All Things New Moving Company 901 488-9733
2ND SEGMENT 8MINUTES 50 SECONDS
TALKSHOPPE TIP
Talk Shoppe is one of our major sponsors on Real Estate Mortgage Shoppe. Talk Shoppe offers free networking and education to our local business, real estate and health and wellness community. If you join the Talk Shoppe Sponsor team, you can get a wide variety of marketing venues at a below-market price. www.TalkShoppe.com
It’s time to talk shop with Talk Shoppe’s Tip. Talk Shoppe is a marketing company offering free education and networking to anyone interested in real estate or in business or health and wellness. Talk Shoppe is made possible by the financial support of its sponsors. For more about Talk Shoppe, go to www.TalkShoppe.com (shoppe) For our Talk Shoppe Tip today we have Talk Shoppe sponsor Christine Wood of Opus Elegant Senior Living to give us some guidance on making a transition to the comforts of assisted living. Christine, everyone I have spoken to who has visited Opus Elegant Senior Living says you have made it a truly elegant place to live and enjoy life. Christine Wood of Opus Elegant Senior Living, what is your Talk Shoppe Tip today?
(Christine Wood gives his 1-min or so tip)
TOPICS COVERED BY LEAH ANNE MORSE OF ALL THINGS NEW MOVING AND TRANSITIONS
(901) 488-9733
(“Once you have an idea of where you’re going, it becomes easier to decide what needs to go with you.)
If you’re thinking about downsizing and moving, what is the best way to start the process?
Question:
If you’ve begun to ask questions about where to move, you can start with your family. Are they in town or do they live far away?
What is the weather like (if they’re out of town) where they live?
Question:
Is a senior living community a good fit or do you prefer a smaller home first?
Question:
What do you treasure most in your home?
What furniture would you prefer to take?
What furniture works best in smaller spaces?
Do you still enjoy cooking or is that a thing of the past??
🤣🤣🤣
Question :
How do you pare down things in your kitchen?
What about the things you can’t take?
Should you do an estate sale or an auction?
.
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 to ask the trivia question) What superstar R&B singer and musician in the 1970’s made a fresh start from the heart, walking away from performing R&B music in the 1980’s to sing gospel and spiritual songs instead?
(Jo) Hint #1: The spiritual rebirth of this famous person is one of the most dramatic and shocking turnarounds in music history. It was sparked by a horrific, late-night domestic tragedy in Memphis that forced the reigning king of romantic soul to abandon secular pop stardom to seek God’s will and the church pulpit.
(Jo) Hint #2: He started the Full Gospel Tabernacle Church in Memphis which is mentioned in the song “Walking in Memphis.” He later performed some of his R&B songs on tours, but remained true to his heart, preaching the gospel in the church he founded. Who is this iconic Memphis music superstar?
Christine Wood give the answer : AL GREEN
(Jo) Today on Real Estate Mortgage Shoppe, we are talking about A Fresh Start: Smart Moves for Your Home, Money and Lifestyle. 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
Leah Anne Morse of All Things New Moving Company 901 488-9733
Christine Wood of Opus Elegant Senior Living (901) 587-7100
TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER
- What monthly housing budget leaves room for travel, hobbies and other priorities?
- How should buyers compare the complete cost of their current home with a smaller home—including taxes, insurance, association fees and maintenance?
- What questions should homeowners ask about buying before selling versus selling first?
- If considering a mortgage, when should they discuss income documentation and financing options with their lender?
- How do homeowners estimate available proceeds after mortgage payoff and selling expenses?
- What moving, temporary housing and setup costs belong in the transition budget?
Why discuss cash reserves and down-payment choices before committing sale proceeds to the next home?
- expenses?
- What moving, temporary housing and setup costs belong in the transition budget?
- Why discuss cash reserves and down-payment choices before committing sale proceeds to the next home?
“What needs to happen before the moving truck gets a firm reservation?”
Discuss coordinating lender, closing, possession and moving dates; confirming when the buyer can actually enter the home; and budgeting for a possible gap between homes.
New reverse mortgage story What if….
Fresh start story vision board where do you want to go today? ( credit, money in the bank , stable job
- Joseph Jeffords Story – “I love my kids. I want a house that I can make a home where they will love to come spend time with their dad.”
Avatar picture of Joseph Jeffords & his children
The one thing Joseph Jeffords loved more than life were his two elementary school age sons, Jimmy and Jack. Joseph tried everything to keep his family together, but his wife wanted a divorce and she wanted full custody of their two sons.
Joseph was heartbroken and financially hurting too. His credit was messed up from some jointly held bills that the martial dissolution agreement said was his wife’s responsibility to pay. She didn’t. The creditors came after Joseph anyway. Nothing seemed fair.
Joseph worked two jobs, paid more legal fees and fought to keep custody of his children. Nothing seemed to work. But, he sought wise advice from some reputable professionals, and after several attempts, the agreement allowed his boys to stay with him every other weekend and alternating holidays.
It took Joseph about a year to get his credit cleaned up and a little emergency savings put back. When he came to get preapproved for his mortgage he said, “ I love my kids. I want a house that I can make a home where they will love to come spend time with their dad.”
Joseph put a good realtor on his team and got his home with a low, affordable payment and very little down payment. The low house payment made the treehouse and other fun times with his children affordable. The
low money down left him with his emergency fund and a lot of peace of mind.
Leah Anne Morse of All Things New and Christine Wood of Opus Elegant Senior Living, you guys work a lot of with more seasoned clients who are looking to retire and down size to a simpler life.
REAP REWARDS IN RETIREMENT WITH THE IMPROVED REVERSE MORTGAGE PROGRAMS.
I have several stories of my retired and older clients and some brilliant moves they made later in life to bring great freedom and happiness.
The new and improved government HECM Reverse Mortgage Line of Credit is increasingly popular for people who own their home and do not owe much or none at all on the mortgage. These are people who also plan to remain in their home for many years to come. Their dream? They want money to repair or improve their home, pay off higher interest loans and have NO MORTGAGE PAYMENT so they can spend their retirement income enjoying life. The Reverse Mortgage can be used to buy a home too.
When you are over 62 years old and you are dreaming of adventures and good times you want to enjoy in your retirement, imagine your life WITHOUT A MORTGAGE PAYMENT. Picture in your mind have funds to draw on for paying bills, taking vacations, doing home improvements and other adventures on your bucket list.
Contact me today and we can put together some Reverse Mortgage scenarios for you to explore.
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
4th Segment 8 minutes and 50 seconds
(THE SONG UpBeat Inspirations PLAYING IN BACKGROUND ) INSIGHTS & INSPIRATION Jo shares this story
Multiple Fresh Starts to Reach Mega-Fame
In 1954, a young Air Force veteran arrived in Memphis, hoping to build a better life for his family.
He tried selling appliances door to door. That didn’t work out. He studied broadcasting, hoping his deep voice might open another door.
Meanwhile, he played music with two mechanics—and pursued an audition with producer Sam Phillips.
His gospel songs didn’t bring the breakthrough he wanted. Another disappointment. Another reason to quit.
Instead, he changed direction. A song called “Hey Porter” helped open the door to a recording career.
Sometimes a fresh start isn’t one big leap. It’s finding the courage to try again when your first plans fall apart. The “Man in Black”-Johnny Cash did not give up on reaching the life that would bring him and others happiness. Even after several fresh starts he experienced global stardom in the country music world. Johnny Cash became a music legend.
What does a life that brings you happiness look like? I believe owning real estate can eventually get you just about anywhere you want to go in life if you buy it right, get the right financing and take care of it.
Let’s talk about what you can accomplish with your mortgage. I can help you find the right mortgage and make the process easy. Connect with me at (901) 482-0354 or JoGarner.com
(Jo) Today on Real Estate Mortgage Shoppe, we are talking about A Fresh Start: Smart Moves for Your Home, Money and Lifestyle. 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
Leah Anne Morse of All Things Moving Company 901 488-9733
Christine Wood of Opus Elegant Senior Living (901) 587-7100
REAL ESTATE TIP OF THE WEEK
Leah Anne Morse’s Tip (about 1 minute) How much of the organizing, moving and restarting for your new life do you want to handle on your own? Which projects of the down sizing or other move would help if you had a professional complete it ?
All Things New Moving Company can take on the organizing and moving projects that you don’t want to have to do.
Christine Wood’s Tip (about 1 minute) Are you thinking about downsizing to an independent living or assisted living situation?
Opus Elegant Senior Living offers many options for people who want to live in a cottage, an apartment, independent living, assisted living or memory care. It is easy to transition from one lifestyle to the next and never have to leave the elegance of Opus Senior Living.
Jo Garner’s tip : Do you want to buy a home or acquire rental properties? Do you want to use financing on your home to revamp your finances to save you more money? An ounce of preparation can create a pound of benefits.
I can help you with a step-by-step process to boost your credit scores, your qualified income and funds to close.
You don’t have to be ready to make the fresh start yet. But, lets evaluate how to get quickest to the life you want with your financing.
What do YOU want to accomplish with YOUR mortgage? I have the knowledge and experience. Let’s look at traditional mortgage products, alternative mortgage products and even combinations of products. I can help you get you what you need and make the mortgage process EASY. Jo Garner, Mortgage Loan Officer 901 482-0354 www.JoGarner.com
ANNOUNCEMENTS:
Thank you to one of our major sponsors. 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 One City Church 120 N East Yates Rd Memphis, TN.
(Thank you Talk Shoppe’s location sponsor, One City Church 120 N East Yates Rd Memphis, TN. One City Church is where people are committed to proving love works in Memphis and beyond.)
This Wednesday September 2nd 2026 9AM CT Jim Cowgill of Thrivent Insurance will present “Will Taxes Affect Your Retirement? The Five Phases of an IRA”
Talk Shoppe says thank you to the generous sponsors who make the free education and networking possible to our local business community. A great way to say thank you to some of these sponsors is to vote for them on the Memphis Most People’s Choice Award. Google Memphis Most contest 2026 to find the link. (it will be on our blog post for today’s show too.
Click this link to get started
https://commercialappeal.gannettcontests.com/2026-Memphis-Most-Communitys-Choice-Awards
August 17th through August 31st is the Voting Days. So pull together everyone you know to vote everyday when the contest opens.
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Home Care |
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Santa Claus -Chuck Bohannan listed as “Santa Claus-Chuck Bohannan (Ho, Ho On The Go)” |
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All Things New -Leah Anne Morse |
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Hearthside Senior Living |
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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)
- QUOTE CORNER “You’ll never do a whole lot unless you’re brave enough to try” Dolly Parton
- Those of us on Real Estate Mortgage Shoppe say thank you to Dolly Parton for sharing her life, her love and generosity to others. We honor Dolly Parton on her passing this week. She was a wonderful example of how to honor God, live life in truth and give love and help to make the world a better place for others.
ACKNOWLEDGMENTS AND CREDITS
REJOINS:
- John Luddy, Senior Manager of Reverse Mortgage Department Supreme Lending Hartford, CT (contact Jo Garner, Licensed Mortgage Officer 901 482-0354)
- Lynn Doyle of Owl Be There Memphis, TN : Helping Seniors Moving and Making Life Changes (901) 609-8884
- Tim Flesner, Mid-South Home Helpers (non medical home assistance) 901 414-9696
Transitional Music: First Segment “WAAKA WAAKA” (PD) for Comic Queries; “Small Victories” ” by Allen McCool ( www.allenmccool.com )for Did You Know segment; “Upbeat Inspiration” by Ikoliksaj for Insights and Inspiration segment.
INTRO AND OUTRO THEME MUSIC “Country Roads” by Sergie Pavkin
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 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.
In 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”