Aging Well: Smart housing & Legal Planning

 

 

AGING WELL: SMART HOUSING & LEGAL PLANNING

“How do I protect my independence, my home, and my family—without leaving a mess later?”

1. Housing options (stay vs downsize vs assisted)

2. How to pay for it (mortgage/HELOC/sale)

3. How to legally protect the plan (elder law/probate)

Sat January 10, 2026 11AM CT KWAM 990 AM & 107.9 FM & on the app at www.Mighty990.com/app 

Host: #JoGarner #MortgageExpert Mortgage Officer 901 482-0354

Co-Hosts: #DonnaRoach #HearthsideSeniorLiving 901 651-2503 and Attorney #VanceDaly elderlaw probate attorney 

Special appearance: LEAHANNEMORSE of ALL THINGS NEW Organizing and Moving Company 901 488-9733

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

seniorhousing downsizing estateplanning reversemortgage bridgeloans retirement familyplan

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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 January 10th, 2026 is: AGING WELL: SMART HOUSING & LEGAL PLANNING. Our focus: “How do I protect my independence, my home, and my family—without leaving a mess later?” 1. Housing options (stay vs downsize vs assisted) 2. How to pay for it (mortgage/HELOC/sale)3. How to legally protect the plan (elder law/probate.) Thank you to attorneys Shelley Rothman and Rob Draughon of Griffin, Clift Everton and Maschmeyer Law Firm for sponsoring this episode.  When you are ready to buy a home or refinance one, call Rob and Shelley for the title work and closing. 901 752-1133. 

Introducing Donna Roach of Hearthside Senior Living 

Back in the Real Estate Mortgage Shoppe studio we have Donna Roach of Hearthside Senior Assisted Living in Bartlett, TN where they listen to their residents, not only with their ears but with their hearts.   Donna, you have spent most of your career caring and helping people.   You are part of the WISH group of health professionals network and can help people make good decisions on how to help their loved ones who need assisted living at some level. Hearthside won a Memphis Most Community Award in 2025.   Take a moment and tell our listeners a little bit about yourself and what Hearthside Senior Living does for your clients. 

 

(Donna introduces Vance Daly)

Vance Daly, an attorney who knows elder law, estate planning and probate formed the law firm in 2016.   Daly • Kirk, PLLC, with the mission of doing things differently…by committing their practice to serving the Lord Jesus Christ by helping those in need…

 

 

(Jo) Whatever you do in life, it is probably going to cost you money.   The key is to find a way to live the life you want and pay the least out of pocket—or better yet—find a way to use OPM-other people’s money (legally of course.)

1. Traditional mortgage to buy a home or refinance to lower the payment. 
2. Traditional mortgage to refinance and pull cash out to cover a cost or fund your next life strategy.
3. Non-Traditional, outside-the-box mortgages for self-employed borrowers, investors and people with good credit but need alternative income verification. 
4. Home Equity Lines of Credit 
5. Renovation and Repair home purchase and refinance loans
6. Reverse Mortgages for people over the age of 62 who want to live long term in their home.  The reverse mortgage can send a lump sum of cash to the homeowner plus pay them a monthly income as long as they live in the home.   The reverse mortgage is not the best for everyone.  But, for people with not of lot of other assets to reallocate to income, the reverse mortgage can be a god-send for them Call me and we can discuss YOUR options     (901) 482-0354. 

 

Here are some stories from various published articles in 2025.  

The Masons’ Story (Bankrate):  Richard and Linda Mason shared their story of  getting a reverse mortgage. They said, “We had three clear goals in getting our reverse mortgage: paying our bills, gifting our children/grandchildren funds for college and having extra spending money/savings.” They plan to stay in their home long-term.

(ReverseMortgage.org published some stories about Brian, a 63-year-old financial planner, used one to “retire with confidence”.

Kim and Larry Payne used a reverse mortgage to facilitate their move from California to Idaho to live their dream life in retirement.

Anonymous Reddit Account: In a January 2026 (late 2025 context) Reddit post, there is a  story of a senior citizen consolidating $75k of debt, converting a cash-flow negative situation to a cash-flow positive one, allowing him to stay in his home after his wife passed away. 

Stay tuned to take a peek into how other loan programs can help you when you are making changes in your lifestyle.  Make your plan. Let’s work your plan. If the deal works for you today, let’s do it today.   Connect with me for your mortgage at www.JoGarner.com 

 

(Jo) Donna Roach of Hearthside Senior Living and attorney Vance Daly,  (Donna and Vance Daly talk about when to use a Power of Attorney.   Who needs to be the power of attorney and how the HOW to use a Power of Attorney.   What are the limitations of a power of attorney document?)

 

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 Donna Roach of Hearthside Senior Living and attorney Vance Daly of Daly Kirk law firm.  Leah Anne Morse of All Things New Moving company will be sharing some tips about downsizing and moving when we come back after this break. 

 

 

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 

1. (Vance Daly) Riddle:   What gets louder as you get older—even if you don’t mean it to?
   (Donna Roach) Your “Dad jokes”… and sometimes your TV!
2. (Leah Anne) What’s something older people have that money can’t buy?
   (Vance Daly) Perspective—(Jo Garner ) and some really good stories.

 

Today on Real Estate Mortgage Shoppe, we are talking about AGING WELL: SMART HOUSING & LEGAL PLANNING

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

Donna Roach, Executive Director of Hearthside Senior Assisted Living in Bartlett, TN

Attorney Vance Daly of Daly Kirk Law Firm

TALKSHOPPE TIP

www.AllThingsNewWTN.com (901) 488-9733

Talk Shoppe is one of our major sponsors on Real Estate Mortgage Shoppe.  Talk Shoppe offers free networking and education to our local business 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 

Leah Anne Morse of All Things New has been accumulating several 5 star ratings and raving fans who talk about how she makes organizing and the moving experience a very positive one.  Leah Anne brings her trained team to help organize, downsize or move you and your stuff across the street or across the country. Leah Anne Morse , what is our Talk Shoppe Tip today? 

Leah Anne shares her tip:  

Start now with your preparation for one day when you need to make a life style change. It will costs you less if you are prepared when that day comes.  Leah Anne shares a personal story about her relative who did NOT have the necessary papers completed and signed and no communicated plans for the loved ones to follow.  Preparation will help you avoid a chaotic situation. 

 

TOPICS COVERED BY DONNA ROACH OF HEARTHSIDE SENIOR LIVING 

&   VANCE DALY, ESQUIRE 

You need an Aging Plan to make everything simple for yourself and family.  What are your plans for this year?

Downsizing

Moving to a senior community

Moving in with family

No plan and don’t know what to do if something happened

 

After all, aging can be challenging and sometimes scary if you feel older than your years or have health issues; an aging plan may make it a little less so. It also might give you more power over the future. You can’t control the future, of course, but you can prepare for it and have plans to make it easier to navigate.

Making a plan – it’s estate planning and more – hope for the best but plan for the worst.

 

Vance and I work a lot with people who are trying to get their life situated and not be a burden to family or others who might take care of them.

Downsizing is a good thing when you are older because it means less house to take care of, possibly moving to a one floor home so no risk of falling down stairs.

 

And if you need to move to a senior community, which one do you need?

 

But worst case is something happens and you are not prepared. Health issues such as stroke or heart attack or you are beginning to see a change in memory. Do you have your legal plan in place? What happens if you are now incapacitated and cannot make decisions?  I heard someone say that just because you are the spouse does not mean you have full decision rights.  Is that true?

 

• Vance – can you discuss the need to get a Power of Attorney done sooner rather than later and what a Power of Attorney means.  I know there are two kinds – financial and medical – so what does that mean?

 

(Vance discusses)

 

If someone is selling a home and then using that money to purchase a new home, Jo, is that where you would come in to help guide that process?

 

 

There are several things to think about when trying to determine where you will be even if not this year but further down the road.

What are your finances and where will your money need to be?

 

Some types of aid are based on how much money you have.  When you sell a house or have savings you need to know the best way to protect your finances.  I know there is a revocable trust and an irrevocable trust.

Possible question:  “Stay or Move?” Housing Choices for Aging Well?

• Vance what about having a trust and what is the difference in these two types.

 

Your aging plan can be in a notebook or a binder, divided among files on a computer or saved on your phone, and it can be as short or long as you want it. No one can act on your desired wishes if they are left searching through safety deposit boxes, desk drawers or old email accounts for important documents. It’s not just about having the plan. It’s about making sure the people who matter most have clear, secure and direct access to it. A friend of mine said she and her husband put all of their account information and passwords on a thumb drive and give it to their adult children.  They update the information every 3 months.

You can store your will, trust documents, insurance policies, asset lists, liabilities, account details and contact information for key advisors all in one place. The right platform will even provide automated reminders to keep your information current.

Vance do documents have to be the original or can they be something scanned to a file?  Where do you suggest keeping the originals?

But, most importantly, your aging plan isn’t something you do once and never look at again. Enders says that as your life changes, your aging plan, or at least your estate plan, must also change. “It’s a living document that should evolve with your life,” he says.

All of the things we discussed is just the tip of the iceberg but it is a good start planning for the future.  If you are going into a senior community knowing your legal documents are in place and your money is where it needs to be will help you determine financial stability while in the community.  We haven’t even touched on getting a will done, how to choose a senior community or who pays for what in those communities.

 

• Other possible questions         “What’s the #1 mistake families make when planning for later life?”

 

 

3^RD SEGMENT 12 minutes

 

 

(Leah Anne) What huge Memphis building—once a Sears retail store and catalog distribution center—sat empty for more than 20 years before being “downsized and reimagined” into a thriving mixed-use community with apartments, shops, and services?

(Jo Garner ) The building originally opened to the public in 1927, and it reopened after renovation in 2017. What is the name of this building in Memphis, TN today?

(Vance Daly)   Answer:  Crosstown Concourse (formerly Sears Crosstown).

 

•  
• Today on Real Estate Mortgage Shoppe, we are talking about AGING WELL: SMART HOUSING & LEGAL PLANNING
•  
• 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
• Donna Roach, Executive Director of Hearthside Senior Assisted Living in Bartlett, TN
• Attorney Vance Daly of DalyKirk Law Firm
• Leah Anne Morse of All Things New Moving Company 

 

 

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

 

 

Mortgage warning points for older homeowners

 

Topical points:

• Don’t co-sign for adult children without advice
• Watch for scams targeting seniors (deed theft / “investors”)
• Register your address with your county’s property records office to notify you if there are any changes to ownership filed on your home.  (Register your address exactly the way it appears on your tax assessor site.) Some counties have this alert feature and some do not have a system yet.   Consider using a title fraud alert paid service. 
• Keep property taxes/insurance under control
• If you have a mortgage, make sure the payments are made on time. 
• Consult with your financial adviser to decide which financing tool you 

want to use for your plans. If you are making your lifestyle changes in

less than a year, go ahead and get your financing in place while your credit is strong.

 

 Common decisions older mortgage customers are making

MR. AND MS. LANCASTER-BUYING HOME NEEDING REHAB-203K

Mr. and Ms. Lancaster (not their real names) found a house in the country and close to other family.  It had a perfect layout for enjoying their retirement with a bonus room for entertaining their grandchildren when they came to visit.    The property was priced well below the other homes, making it very affordable to the Lancaster’s on their income. It was truly a needle in a haystack

 

The flaw in the arrangement was that there was rotted wood that needed to be replaced and painted.  There were some fixes that needed to be made to the electrical systems.    The Lancasters were in a Catch-22.   The mortgage company would not allow them to close on the home until the repairs were done. But they couldn’t make the repairs until they owned the house. 

 

The solution?   An FHA 203K Renovation and Repair loan.  Even with the price they paid for the home and the cost of the repairs, the home was worth quite a bit more than they had to spend.    The Lancasters had quite a celebration day at closing and bragging rights when they went home to their new digs. 

 

Do I down size to a home that is easier to maintain and all on one level? 

 

Do I have my adult children move in with me to care for me? What modifications would need to be made to the house?  Home Equity Loan or Cash out Refinance or Renovation and Repair Loan to fund modifications to the home to make living arrangements work for the other family members living under one roof. 

Do I move in with my adult children or an assisted living or other facility?  

Jo Garner’s personal family story

When my sister and I had to helping my mother decide how fund her move to assisted living, here is what we did?  

Mother was dealing with symptoms of Parkinsons and another related illness.   She knew she would not be able to live on her own any time soon. She owned her home free and clear, so she helped us have an estate sale so that we could rent her home to tenants with minimal furnishings.   We used income from her long-term care insurance and tenant rental income to fund her stay in an assisted living facility. 

Later, we bought a tiny house to put at my sister’s house so we could save money by caring for Mother ourselves with help from an outside agency.  Mother liked having her “own home,” and the money we saved gave us more to spend on personal services she needed to make her latter days more pleasant.   Mother is no longer with us, but my sister and I are happy that we could use her resources in a way that made her life better. 

 

 

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 & INSPIRATION

“The Folder” (1-minute story)

A woman named Mrs. Evelyn had a simple habit.
Every year, she updated one folder.

Inside were copies of important papers—insurance, bank information, the deed, a list of doctors and medications, and a note titled: “If something happens to me…”

Her family teased her about it.

“Mom,” they’d laugh, “you’re so organized!”

Mrs. Evelyn would just smile and say, “I’m doing this for love.”

Years later, she had a sudden health emergency and couldn’t speak for herself for a while. The family rushed to help—but this time, there was no confusion, no arguments, no frantic searching through drawers.

They opened the folder.

And within minutes they had what they needed—contacts, instructions, and clarity. Instead of chaos, there was peace.

When Mrs. Evelyn recovered, her daughter hugged her and whispered,
“Mom… that folder didn’t just save time. It saved us.”

Mrs. Evelyn replied, “That’s why we make wise decisions early—so the people we love don’t have to carry heavy burdens later.”

What steps do YOU need to take today so that the people you love will appreciate you for being clear, concise and making things easier for them?  It may be caring for you if you fall ill. Maybe it is things you need to do to keep your business running and bills paid if you need it.  Take the steps today.  One step at a time but make those steps starting today. 

 

• Today on Real Estate Mortgage Shoppe, we are talking about AGING WELL: SMART HOUSING & LEGAL PLANNING
•  
• 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
• Donna Roach, Executive Director of Hearthside Senior Assisted Living in Bartlett, TN
• Attorney Vance Daly of DalyKirk Law Firm
• Leah Anne Morse of All Things New Moving Company 

 

REAL ESTATE TIP OF THE WEEK 

Leah Anne Morse shares a tip:  When her grandmother passed away, Leah Anne and her mother agonized going through her grandmother’s things, trying to decide what to keep and what to do with other things.   When 

Donna Roach and/or Vance Daly share one tip (about 1.5 minutes)

Donna suggested that you consult with professionals like herself in comparing different types of assisted living options.   Independent, assisted or Memory Care and more.  All of the communities are different.  Get your legal documents in place and scanned into a computer or thumb drive.    

Call Donna at 901 651-2503

Attorney Vance Daly talked about the importance of having the ORIGINAL will from your loved one.   Make sure you know where the ORIGINAL will is stored. 662 298-1915

 

Jo Garner’s tip :   

 

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:   

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 Independent Planning Group’s conference room 110 at Clark Tower 5100 Poplar Ave 1^st floor Memphis, TN

(Thank you Ben Hunter 901 660-2912 outstanding Financial Professional at Independent Planning Group for being Talk Shoppe’s location sponsor)

Talk Shoppe on Wednesday January 14th, 2026 9AM “Artificial lntelligence Without The Hype” Zach Roberts of ZRCreations, Digital Marketing Agency

Talk Shoppe says thank you to the generous sponsors who make the free education and networking possible to our local business community.

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:  “It wasn’t raining when Noah build the ark”  Anonymous

 

 

ACKNOWLEDGMENTS AND CREDITS

REJOINDERS:  

1. Lynn and Troy McDonald of Erin McDonald Insurance Agency (Home and Auto) 901 849-7101
2. Pat Goldstein, Realtor with Crye-Leike in Tennessee and North Mississippi  901 606-2000
3. Mark Loden of MKL Personal Budgeting Service, Germantown, TN
5. Transitional Music: First Segment    “WAAKA WAAKA” (PD) for Comic Queries;    “Brighter Tomorrows” by Stocktunes 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

 

 

The philosophy of Hearthside Senior Living evolved from a rich heritage of caring FOR people and caring ABOUT people. For over 50 years, the Foster family has provided a unique combination of health care for seniors, along with heartfelt hospitality.We strive to bring the spirit of your own home to our assisted living community, where there is freedom within the security of loving guidance and compassion. This unique lifestyle is the key to the “Spirit of Hearthside Senior Living”, where we listen not only with our ears, but with our hearts.Hearthside Senior Living, a retirement community with assisted living licensure, was designed with your health, independence and happiness in mind. You’ll find our surroundings are gracious and encourage relaxation, reflection, wellness, and fine living.

 

ABOUT VANCE DALY, ESQUIRE 

(662) 298-1925 https://www.dalykirk.com 

 

Vance Daly is a business attorney working in Hernando, Mississippi. Vance Daly assists clients with Business Litigation, Civil Litigation: Plaintiff, Real Estate: Business and General Litigation, and Estate Planning. Vance Daly works as an attorney at Daly • Kirk, PLLC. He graduated from The University of Mississippi School of Law in 2003. He began his legal practice in 2003 after passing the bar exam.

 

As one of a small number of attorneys selected to Rising Stars, Vance Daly gained this recognition through professional achievement, peer recognition, and other distinguishing criteria. Licensed in both Mississippi (2003) and Tennessee (2009), Vance focuses his practice on construction and business litigation, construction law, liens, collection and payment disputes, business formation, corporate litigation, contract drafting and litigation, Estate Planning, will drafting, healthcare directives, powers of attorney, general litigation, personal injury and adoption.  He is also a certified guardian ad litem serving children placed in the custody of our State’s foster care system.

He graduated from The University of Mississippi School of Law in 2003. He began his legal practice in 2003 after passing the bar exam.

 

 

 

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.