Avoid Surprises: Smart Home Inspections and Smart Mortgage Decisions

Avoid Surprises: Smart Home Inspections and Smart Mortgage Decisions

Do you want to feel good about your real estate purchase or your mortgage decision? Today we are sharing ways to avoid negative surprises. Jon Roy is sharing the way the pre-listing home inspection can save both home buyers and sellers time, money and energy.

Host: #JoGarner #MortgageExpert (901) 482-0354

Co-Host: #JonRoy #pillartopostinspectors #memphishomeinspections

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

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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 August 8th, 2026 is: Avoid Surprises: Smart Home Inspections and Smart Mortgage Decisions 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 Jon Roy of Pillar to Post Home Inspection Company

(Jo) Jon Roy, owner of Pillar to Post Home Inspectors, a national home inspection franchise, who serves Shelby, Tipton, Fayette, multiple counties in East TN and North MS.

Welcome back to the Real Estate Mortgage Shoppe studio. You take a down-to-earth approach, helping first-time homebuyers clearly understand a home’s condition. Jon, you also can do a pre-listing inspection so the seller knows the condition of the property so that both the buyer and seller can move forward with confidence.

Jon Roy, take a minute or two and introduce yourself and tell our listeners about some of the services you offer your clients. (Jon has about 1.5 minutes to intro himself and talk about the services he offers his clients)

(Jo) INQUIRE, INSPECT AND INNOVATE

Are you preparing to get a mortgage on a home you are about to buy or refinance? If the mortgage company requires an appraisal on the house, it is good to inquire, inspect, and innovate before spending your money on the appraisal. For example, what needed repairs can you see with the home? Will the seller agree to pay for getting all the repairs completed? How much will you need to pay for the repairs?

Inquire

The home condition can create obstacles to getting the value needed or getting approval from the mortgage company’s underwriting department. For example, appraisers notate repairs that affect the structure, security, and sanitation of the home. Mortgage companies require these types of repairs to be completed before closing.

Inspect

Repairs that affect the structure include rotted wood; foundation problems; roof leaks or missing shingles; peeling paint (especially if the home was built prior to 1978); broken siding; electrical, plumbing, or heating problems; or issues with the air and duct systems.

Repairs affecting the security of the home include doors that do not operate correctly, broken locks, or open access to the house from outside. Repairs pertaining to the home’s sanitation include drainage problems, faulty water supply, septic issues; mold; and more.Most underwriters want the trouble areas corrected before closing, but there are some workarounds when items can be fixed after closing, too.

Innovate

When the repairs must be fixed before closing, the buyer and seller negotiate who will pay for which repairs. If the buyer pays, the mortgage company will have to verify in the borrower’s asset accounts that they have the funds to cover closing and repair costs. If the seller pays, then he or she cannot pay the buyer with a “repair allowance.” Most traditional mortgage programs no longer allow repair allowances or “carpet and paint allowances.”

In cases like this, the seller could put the money in escrow to be paid to the repair vendor after closing.

Should weather prevent the job’s completion before closing, the mortgage underwriting guidelines permit certain repair items to be completed after closing. These include landscaping and outdoor painting. In addition, in some locations, the mortgage company can allow the heating and air conditioning to be installed after closing to prevent them from being stolen before the new homeowners move into the property.

If you are dealing with a high dollar amount of repairs, we can explore a special Renovation and Repair mortgage program that will fund both the purchase and repairs on a home purchase or refinance.

If you are a real estate investor buying rental property, you can get a temporary hard money loan or private money to cover the purchase of the home and the cost of repairs. Once you purchase the rental property and complete the repairs, you can call me and we can pay off the expense hard money financing with a solid single digit fixed rate mortgage that can give you a positive cash flow on your investment. Ask me about the special DSCR investment mortgage.

(Jo) Jon Roy, owner of Pillar to Post Home Inspectors, talk about some ways we can avoid negative surprises with a home inspection. Let’s go ahead and get started before we go to ad break. Jon Roy starts launching into some of his 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 Jon Roy, owner of Pillar to Post Home Inspectors. Stay tuned.

2nd segment is after first break 8 minutes 50 seconds

( Waaka Waaka song in background ) COMIC QUERIES (you probably already know the

The time it takes you to answer these riddles is determined by how smart you are OR how much coffee you drank this morning…

(Jon) Riddle 1: I have keys but no locks. I have a space but no room. You can enter, but can’t go outside. What am I?

(Jo) ANSWER: A keyboard!

1. 
   (Jo) Riddle #2: Mary’s mother had four children; April, May, and June were the first three. What’s the name of the fourth child?

(Jon) ANSWER: Mary

(Jo) Today on Real Estate Mortgage Shoppe, we are talking about Avoid Surprises: Smart Home Inspections and Smart Mortgage Decisions

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

Jon Roy, owner of Pillar to Post Home Inspectors 901 413-3943

2^ND SEGMENT 8 MINUTES 50 SECONDS

TALKSHOPPE TIP

TOPICS COVERED BY JON ROY, OWNER OF PILLAR TO POST HOME INSPECTORS

CALLER: BRAD BEAL, REALTOR WITH CRYE-LEIKE 901-305-2635

Market Ready Inspection

What It Is

A Market Ready Inspection is a pre-listing home inspection that helps Agents and their sellers make informed decisions about the home before it goes on the market

How It Benefits the Agent

Agents like it because it helps sellers make informed repair decisions before listing, reduces surprises during negotiations, and can help the listing sell faster and for more money.

Why Some agents don’t like an MRI – disclosures – exposes problems too early – may make a home look worse on paper. IF the problems exist…they still exist. May not be for every situation but its definitely underrated and under used

• If there is a condition of the home that needs attention – A Market Ready inspection can allow the seller to repair at the best possible rate through bids – otherwise a buyer may want to negotiate with credit and expect the worst-case scenario of bids
  • Ie. For every $1000 of perceived defect a buyer will ask for $3000 -$5000 off the selling price – this is how Market Ready Inspection can help a home sell for more money
• A MR Inspection can help a home receive stronger offers
  • Transparency
  • Buyers aren’t stepping into a Mystery Box
  • Buyers can offer more confidently
  • Buyers may compete a little more aggressively because the transaction will be more straightforward – no surprises in a short amount of time
• Which repairs should be completed before buyers even see the home?
  • The cheap and easy ones – caulk, paint or touch up, sealing cracks and penetrations. Electrical box covers and receptacle covers, HVAC filters dirty
  • Big equipment like HVAC and Water Heaters should be performing well
  • Any moisture related issues – source of leaks, dripping faucets, running toilets
    • Roof replacement or foundation repairs can be costly but will be cheaper on the front end with time for bids than on the backend when the buyer inflates the cost for credit
  • Windows operational
  • Gutter extensions / clogged gutters
  • TIP – keep all repair paperwork and receipts
    • Since the buyer will often still have their own inspection on the home – a Market Ready will just make that report shorter – shorter the better.
• REMEMBER – for every $1000 spent in repairs eliminates $3-5K in requested credit
• Pillar To Post Market Ready Inspections (how ours is unique)
  • With our MRI, a seller can receive a 360 tour of the home and measured floor plans – both used for marketing and can eliminate the not-so-serious buyers.
    • Also, the Home Manual comes in to play and can be offered to the buyer – digitally – we include for all the equipment in the home –the manufacturing dates, clear model and serial numbers, user manuals, links to “how to” videos on You Tube, links to order small parts for DIY repair, and any recall notifications.
  • The report even features a “Home Highlights” page pointing out all the great things about the home.
    • Location benefits – interstate access or shopping access, or countryside isolation, schools…
    • Special features – wet bar, outside cooking area, security doors, decks, new renovations…
    • Special rooms – bonus room, sunroom, butler pantry…
  • EXAMPLES
    • Testimony by Brad Beall
    • Germantown 1972 build – original owner passed – no upgrades but took care of the property fairly well –
      • Still had velvet textured wallpaper, shag carpeting, avocado stove top and ovens
        • The agent used the 360 tour and floor plans to market the home and the buyer (an investor) used the report as a checklist for what needed to be done apart from aesthetic upgrades – sold in a week
      • We did an almost $900k home in Germantown recently – under contract in about a day – the seller was able to fix unknown issues and give the appropriate amount of touchups prior to it ever going on the market making it stand out
  • CALL ME AND MENTION JO GARNER AND I’LL GIVE $100 OFF ANY INSPECTION – LET’S GET JO’S EARS A BURNIN’

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)

(Jon ) QUESTION: What is the name of this retail titan headquartered in Memphis, TN and operating 7,000 stores across the US and Mexico and Brazil?

(Jon) Hint #1: In the 1970’s auto parts manufacturers strictly protected their relationships with local mechanics and jobbers. When this company tried to buy inventory, manufacturers forced them into standard retail contracts with high wholesale pricing and strict territory limits. This meant the company could not get the deep discounts needed to sell more and increase profits.

(Jon) Hint #2: To break out of this trap, this company’s leadership executed a brilliant contractual pivot. They stopped trying to negotiate standard retail-buyer contracts and instead, leveraged their growing capital to act as their own Warehouse Distributor (WD). This attention to detail in the contracts completely changed the economics of DIY auto repair. They could suddenly sell parts to the public at prices previously reserved only for commercial garages.

What is the name of this Memphis company?

(Jo) ANSWER: Autozone founded by Pitt Hyde in 1979 as Auto Shack

(Jo) Today on Real Estate Mortgage Shoppe, we are talking about Avoid Surprises: Smart Home Inspections and Smart Mortgage Decisions

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

Jon Roy, owner of Pillar to Post Home Inspectors 901 413-3943

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

How do I deal with home repairs if I have no equity in my house?

1. If the repairs are due to storm damage, sudden burst of pipes or something that a homeowner’s insurance policy would cover, I would suggest you call your insurance agent. Call your local agent first though instead of the 1-800 number because the agent can advise you, based on your policy, whether it is worth making a claim and risking your insurance costs going up.
2. Next question is: “Do you have a home warranty policy?” The home warranty might pay for some of the repairs for just a small service fee.
3. Some of my mortgage clients own other homes with quite a bit of equity in them. If there is not enough equity in the home that needs repair, we have refinanced one of the other properties to get enough cash to take care of the repairs on the other house. There are closing costs involved with refinancing a first mortgage. Call me and we can compare the terms.
4. Borrowing against a retirement fund or other investment is another option.
5. Family gifts are nice.

I have a few more rabbits to pull out of the hat if the options I have already shared will not work for you. Call me directly after this show at (901) 482-0354 or connect at www.JoGarner.com . Subscribe to get the weekly

Top Three Rules for Avoiding Negative Surprises When Deciding On A Mortgage

#1 Rule Call me first before running out and paying off a lot of debt or making a major purchase. I am your mortgage coach and we need to work together so that you can be preapproved for your mortgage before writing an offer to buy a home. Having money in the bank gives you a better chance for being preapproved more than paid off debts.

#2 Rule Determine your true income vs what your true debts and obligations are costing you. Only when you know this will you know the maximum house payment you can comfortably afford.

Get your last 3 to 6 months bank statements and credit card statements in front of you

(your paper statements or your online account information.) Now, start counting up what

you actually get for income going into your asset accounts and what you actually spend

on bills and other stuff you may or may not need. What bills come due only once or

twice a year? (Car tags, club memberships, car insurance etc)

What can you do without? What can you substitute with something that costs less

money? After writing out your true income and your true expenditures, what is the

maximum house payment that is comfortable for you?

What is the maximum down payment that is comfortable for you?

#3 Rule Explore more than one loan program with an experienced mortgage officer. If you are short on funds to close, ask your mortgage officer about down payment assistance programs. Check to see if you can borrow against your retirement fund. Can you get a gift from a family member? Ask about 100% loan programs. Find out how much a seller is allowed to pay toward your closing costs and negotiate them to pay some costs if you can.

Is the payment too high for your budget? If you income is steadily going up, you might look into an adjustable rate mortgage with good safety caps that restrict how much the interest rate can go up or down each year. A popular program is the FHA government-backed adjustable rate program. Recently I gave a customer a quote with a rate in the high 5’s. A $400,000 at that rate saved this lady over $150/month compared to the fixed rate loan. This adjustable rate will be fixed for the next five years. After that, the rate can’t move up or down more than 1 point each year. The rate can never go higher than 5 points above the starting rate.

Do you not want to have a payment at all? If you are over 62 years old and plan to live in the house the rest of your life. We can look at the Reverse Mortgage home purchase loan or refinance. You never have to make a payment until you move out of the house for six months to a year.

Here is an example of how this customer nailed a smart mortgage program

Rent vs Buy—Lindsey’s Smart Solutions (Multiple Future Exit Strategies)

Lindsey has just graduated college with a business degree and has landed a pretty good job right here in town. She feels pretty certain she is staying in the area for the next 3 years or more, but what if she has the opportunity to be transferred with a promotion? She is grinding and pacing over whether to buy a home or rent. She keeps putting off making a decision because she doesn’t want to regret making a bad choice.

Lindsey and her mother called a realtor that had been referred to them by close friends. Reba the realtor met with Lindsey and her mom and really listened to what was important to Lindsey. Lindsey had given me, her mortgage officer, permission to talk with Reba. I sent over the mortgage preapproval information so that Reba the Realtor would know the right price range and mortgage parameters.

Reba selected some houses that would be in an acceptable price range and had amenities of the greatest interest to Lindsey. Reba and Lindsey and Lindsey’s mom went shopping for the perfect house.

I made sure the mortgage terms also fit Lindsey’s comfort level on a house payment and move-in costs too. We chose a low fixed rate government mortgage that had an assumability clause that would allow someone later to assume the loan from Lindsey if the market was tough at the time she needed to sell. Reba showed her homes in stable neighborhoods that had some increase in value, just to make sure Lindsey would have room to make a profit should her career cause her to have to transfer to a different city.

Even though Lindsey was excited when she found the perfect house, she sat down and asked herself the questions that successful people ask when they make big decisions. Here are some of the facts that let Lindsey know without a doubt that she was making the right decision to buy the house instead of trying to rent:

The homes in the neighborhood where Lindsey wanted to buy had rent rates of about $1,300/month and rising about 5% per year. The total house payment on a government FHA loan was going to be around $935/month including taxes and insurance and FHA mortgage insurance.

Lindsey consulted with a tax accountant, her realtor and me, her mortgage officer. If she bought the house, she would be:

Paying LESS by not having to pay the higher rent rates.

She would avoid the steadily rising rents in the area at 5% or more each year in rent hikes.

1. Her mother gave her a gift for the down payment and some of the closing costs and ask the seller to pay the rest.
2. Even if she did end up having to transfer out of the city with her new job, she had at least three exit strategies to avoid getting stuck with the house

-First she could get Reba to sell the house.

– Second, even if she couldn’t sell outright, if the mortgage rates had gone up by then, she might attract a buyer who could qualify with her mortgage company and be allowed to just assume the mortgage obligation with the lender’s permission

-Third, with the rent rates going up so fast, she could get a property manager to rent the home to reputable tenants and manage the property for her, hopefully at a nice profit.

When Lindsey went to close on her house that day, Reba the realtor and I were there to celebrate with her. Lindsey, announced with a confident smile, “I know that I know that this is the right decision. Let’s do this!”

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 Jo shares this story

The Brilliant Pivot

In 1955 the owner of a small recording studio found himself holding a contract for a rising 20-year old star named Elvis Presley. To move this star onto the national stage would have bankrupted the recording studio owner.

This studio owner reviewed his contract position and made a brilliant pivot. He negotiated the sale of Elvis’ contract to RCA Victor and demanded $35,000 plus $5,000 to over back royalties. (A lot of money in 1955.) By altering that single contractual arrangement, Sam Phillips of Sun Records secured the funds to launch the national careers of other iconic Sun Records artists, including Johnny Cash, Carl Perkins, and Jerry Lee Lewis. This brilliant move with these contracts made Sam Phillips a multi-millionaire.

To avoid negative surprises and make some brilliant pivots of your own when it comes to buying real estate, pay attention to details in the contract. Think outside the box and follow the advice of your experienced realtor and mortgage loan officer. Getting a home inspection can give you vital information to negotiate your home purchase deal

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 Avoid Surprises: Smart Home Inspections and Smart Mortgage Decisions

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

Jon Roy, owner of Pillar to Post Home Inspectors 901 413-3943

Mark McLaurine of Refrigeration Unlimited 901 216-8872

REAL ESTATE TIP OF THE WEEK

Jon Roy’s tip (about a 1 minute tip) When you order an inspection, ask plenty of questions. If possible, attend the inspection so that you fully understand what is on the inspection report. If you call him and mention the name “Jo Garner,” he will knock off $100 from your inspection cost.

• Jo Garner’s tip

More Wisdom On How To Avoid Negative Surprises On Your Mortgage

• • When the mortgage officer asked for your supporting documents, get them scanned or uploaded within 24 to 48 hours.
  • Don’t change jobs and don’t change the way you are paid on your job until after the mortgage is closed and funded.
  • Don’t move money around from one account to another. Make sure you can show a paper trail for any large deposits showing up in your bank.
  • Don’t open any new credit. Don’t even allow anyone to do a credit inquiry. New credit or credit inquiries can delay your loan closing or worse.
  • Don’t ever give wiring instructions to anyone who has called you on the phone, emailed you or texted you. Hackers are on the prowl and would like to steal the money you are using to close on your real estate transaction. Artificial Intelligence tools today can make it seem like you are talking to your realtor, the title company or your mortgage officer. Hackers can spoof phone numbers too. Call the number for the title company that is appearing on your signed home purchase contract for wiring instructions or go physically to the title office for wiring instructions.

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’s new location sponsor starting at the end of August 2026 will be One City Church at 120 N East Yates Rd in Memphis. One City Church is committed to proving love works in Memphis and beyond.

Talk Shoppe on Wednesday August 12th, 2026 9AM central for “Be Prepared to Weather the Storm” Ron Childers , WMCTV Chief Meteorologist.

Talk Shoppe says thank you to Zach Roberts of ZR Creations, Digital Marketing company. Connect with Zach at zach@zrcreations.com

Talk Shoppe thanks Tiffany Thornburg Moore of Empowered with Purpose Solutions for your medi-care and other health benefits. Are you wanting to make SMART decisions choosing your health benefits or Medicare plan? Contact Tiffany Thornburg Moore of Empowered with Purpose Solutions at 901-643-5400.

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 "Intelligence without ambition is a bird without wings." — Walter H. Cottingham
• Common sense is genius dressed in working clothes.” Ralph Waldo Emerson

ACKNOWLEDGMENTS AND CREDITS

REJOINS:

1. Brandie Spicer of Howling Wolf Bookkeeping www.howlingwolfbooks.com
2. Ed Hill of Masters Roofing 901 273-6594
3. Troy and Lynn McDonald of Erin McDonald Insurance Agency 901 849-7101

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 JON ROY, OWNER OF PILLAR TO POST INSPECTORS

901 413-3943

(901) 413-3943

Jon Roy is the owner of Pillar To Post Home Inspectors, a nationally recognized home inspection franchise serving multiple counties in East TN and North MS. A Memphis native, Jon is a licensed Tennessee home inspector who completed extensive training through AHIT and Pillar To Post and follows the ASHI Standards of Practice.

Jon Roy is the owner of Pillar To Post Home Inspectors, a national home inspection franchise, and serves Shelby, Tipton, Fayette, Hardeman, and McNairy counties in Tennessee. A Memphis native, Jon brings well over 20 years of experience as a General Manager with Huey’s, where attention to detail, honesty, and clear communication were essential to daily operations and leadership.

Jon completed comprehensive training through AHIT and Pillar To Post, holds a Tennessee home inspector license, and follows the ASHI Standards of Practice. Known for his down-to-earth approach, Jon helps first-time homebuyers clearly understand a home’s condition — without pressure or fear — so they can move forward with confidence.

Jon Roy is the owner of Pillar To Post Home Inspectors, a nationally recognized home inspection franchise serving Shelby, Tipton, Fayette, Hardeman, and McNairy counties here in West Tennessee.

Before becoming a home inspector, Jon spent well over 20 years as a General Manager with Huey’s, one of Memphis’s most well-known restaurant brands. That experience shaped his people-first approach, emphasizing attention to detail, clear communication, accountability, and doing things the right way — skills that translate directly into the inspection process.

Jon made a deliberate career pivot into home inspection after completing extensive professional training, including AHIT coursework, state licensing, two months of classroom-style training with Pillar To Post instructors, and numerous practice inspections. He follows the ASHI Standards of Practice, ensuring every inspection is thorough, consistent, and focused on what truly matters to the buyer.

Known for being down-to-earth and honest about his findings, Jon communicates clearly and without jargon. His goal isn’t to scare buyers — it’s to help them feel reassured and confident in their home ownership decisions, especially first-time buyers who worry about unknowingly purchasing a “money pit.”

With deep Memphis roots, Jon takes pride in helping families make informed, confident decisions about one of the biggest investments they’ll ever make.

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”