Do you know how to prepare for the new Air-Conditioning law going into effect January 2025? Do you know how to negotiate to make sure you get a realtor to represent YOUR interest when you buy a home? We will talk about these “New Normal” changes on Real Estate Mortgage Shoppe today.

Subscribe and you can also get weekly Real Estate Mortgage Shoppe podcasts with show notes at

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

Co-Host: #MarkMcLaurine #RefrigerationUnlimited #memphishvac (901) 216-7782

Featured: #EdHill #MastersRoofing #memphisroof (901) 273-6594

LET’S GET STARTED…(Jo) (Good morning, Memphis! Welcome to our internet listeners and podcast listeners across the 50 states! . Today is April 27th, 2024. Call us in the studio while we are live at 901 535-9732.You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. You can connect with me at Our general topic: BE READY FOR THE NEW NORMAL-REAL ESTATE TO YOUR AC UNITS. Thank you to real estate attorneys Rob Draughon and Shelley Rothman of Griffin, Clift, Everton and Maschmeyer Law Firm in Memphis for sponsoring this episode of Real Estate Mortgage Shoppe. When you are ready to buy a home or refinance one, call attorneys Rob Draughon and Shelley Rothman at 901 752-1133 to take care of your closing.


Back in the studio we have Mark McLaurine, also known as the Heating and Air Conditioning Strategist. Mark you have done such expert work at my house in looking ahead to see trouble before it hits. There is no telling how much money you have saved me over the years by finding ways to repair my heating and air systems duct work and other stuff. And some of the other stuff you did and didn’t even charge me for it. Some of my friends and clients have said you did the same wonderful work for them too. Take a minute or so and tell our listeners a little bit about yourself and how you serve your clients at Refrigeration Unlimited. (Mark McLaurine introduces himself and talks about the services he offers and how he serves his clients)

Adapt Quickly to Change & Succeed

(Jo) My uncle had been successful in the corporate world, so after I graduated college, I asked him what was the secret to his success. He said, “The most important secret to success in any business is the ability to adapt quickly.” He said, “Things will never stop changing. Those who are quickest to adapt to the change and find ways to do things better because of the change will be at the top in their industry”

It seems like for the last four years we are constantly being asked to adjust to a new normal. For me I think the biggest adjustment was in 2020 finding ways to reach out to my customers and the world without ever leaving my home. My computer and the zoom program created a new normal in talking with customers, referring partners, friends and family face-to-face doing business and sharing pictures and documents .

  • On March 15th, 2024 was a big change for those of us in the real estate industry and the people who want to buy a home. The settlement National Association of Realtors made in their legal battle would resolve nearly all of the recent lawsuits, in exchange for NAR paying hundreds of millions of dollars and requiring brokers, agents, and MLSs to adopt new practices.

  • Today the realtors representing buyers will need to take some extra steps to see how his or her commission can be negotiated. As of this summer, realtors who list homes for sale on the Multiple Listing Service cannot advertise how much they will be willing to pay the realtor who is representing the buyer in the home purchase transaction. In the past it was easy to see what the full commission was and how much the buyer’s realtor would be paid.

  • The mortgage industry made some recent changes in their regulations to allow sellers to still help buyers pay for the realtor representing the buyer if they choose to do so. Sellers need buyers to buy their properties. The sellers are the ones with the cash when the home sells, so it is easier for sellers to help buyers with costs as long as the sellers get enough profit from the negotiated home price. Most buyers need help with paying closing costs because they are ones having to come up with money for the down payment.

Popular mortgage programs like FHA and conventional loans through Fannie Mae and Freddie Mac recently changed their rules allowing the seller to continue to pay the buyer’s real estate commission with it taking away from the concession limit sellers are allowed to pay for buyer’s closing costs. Sellers can still pay up to the same limits toward the buyer’s closing cost even if they are also paying the buyer’s realtor’s commission. So, we are experiencing a new normal in so many ways. We rise to the challenge of adapting to these new changes so we can continue to prosper and be happy.

Do you want to buy a home, but you are thinking the process is to daunting? I can help you find the right mortgage program and make the process easy for you. Do you need some assistance with the down payment? I can help. Do you think the higher interest rate will make the payment too high? We can explore some temporary and permanent rate buydowns to bring your mortgage payment lower. Once you own the house, if mortgage rates drop enough after you own the home, we can look at refinancing down to a lower rate.

Connect with me for your home purchase mortgage or cash out refinance at (901) 482-0354 (901) 482-0354.

(Jo) Mark McLaurine launches into his topics until 9:15 break He can start talking about the new regulations effective in July that will do away with the Freon we use in our air conditioners to cool our homes, offices and cars. Mark can start his topic and we will need to stop at the 9:15am break and resume after break)

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 When we come back we will be hearing more from Mark McLaurine of Refrigeration Unlimited and Ed Hill of Masters Roofing has a tip for us too. See you back in just a moment.

2nd segment 9:18 am – 9:30 am

2nd segment is after 9:15 break from about 9:18Am to 9:30 AM brea

It’s time to talk shop with Talk Shoppe’s Business Tip For Real Estate Professionals. 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 (shoppe) For our Talk Shoppe Business Tip today we have Talk Shoppe sponsor Ed Hill of Masters Roofing in Bartlett. My neighbors are still talking about what an excellent roof Ed’s company put on my house. Other people have been bragging about you too, Ed. You say Masters Roofing installs a roof like no other. Others have said it too and I believe it. Ed Hill of Masters Roofing, what is your Talk Shoppe Business Tip for Real Estate Pros?

TIP: Following a storm, don’t wire the “roofer” that knocks on your door uninvited. Check out roofing company’s online reviews and their rating with the Better Business Bureau. Make sure their license and insurance is current. Or, just call Ed Hill of Masters Roofing (901) 273-6594

(Ed Hill of Masters Roofing, how is the best way for us to contact you? 901 273-6594 )



It started with a dream in 2005 and by 2007 It became a reality. With my refrigeration degree from a local trade school and the EPA license I sought there, I was ready to start my journey in HVAC. little did I know, It takes competent, efficient and eager to help customers succeed 5 years of hard work in the field and extracurricular training event outside of the daily “live and learn thru your mistakes” experiences to master this craft. I was bound and determined after I had transitioned from a family business adventure to learning and setting my goal to become “the best service technician in the field I could be for my employer and my customer base also”. This is what made a difference. In the early days I proudly worked at Top Quality Service till 2011. In the meantime, I was dreaming up Refrigeration Unlimited.


As I worked in the field, I noticed many opportunities that were not being explored or practiced when I was servicing broken or even maintained equipment. There is a procedure that I created to examine, follow and teach my service technician now from. This procedure helps eliminate the need for return visits due to “missed opportunities” in the field that should have been addressed in the beginning of the season that the equipment was being called to operate for. What I experienced from this is if I addressed these common occurrences in a orderly manner, three quarters to one hundred percent of these customers in the beginning of the season, never had a need for a return visit. The equipment whether newer in design or older but relative maintained by its owner- ceased to break down during that period while greater than two thirds of repairs during that particular season were from those that never had preventive service preformed on their equipment in the beginning of the season or equipment that was flat out abused due to no maintenance practices. With this n mind I sat down in the off season, compiled my data and findings from the field and created a document that outlined “the 5 things that will take an AC unit out of service” and published this information as a handout to my clientele.


Lack of airflow due to restrictions or lack of knowledge by design

Condensation drain issues

Electrical overloads and part failures due to age or neglect

Enviromental concerns-Life happens!

Loss of pressure in the Refrigeration Cycle


I developed a program where its best to lead by example. This is my step-by-step procedure outlined.

1. AIRFLOW ISSUE (we replace filters for our clients on each and every preventive maintenance call. With repeat customers we log type and brands. Filters have different MERV ratings. an 11 is great but my all-time favorite are the sponge design with a charcoal matting. These are custom designed with a year supply to each customer. We offer special programs of monthly and quarterly filter services for commercial, businesses and residential for the too busy executive, the elderly or disabled. We also access and repair ductwork issues when necessary.

2. CONDENSATION ISSUES this preventive service is critical in nature. Drain stoppages are common and avoidable in the ac world. I have developed the ability to “fool proof an AC drain system with a series of overflow sensors that detect rising condensation water to prevent water getting outside of drainpipes, pans and equipment that should not get wet such as furnaces and filters insulations, flooring and ceilings.

3.ELECTRICAL PROBLEMS and EQUIPMENT FAIKLURES Is a fact that an Air conditioning system especially an older one (fifteen years or greater) are electricity energy guzzlers. With this in mind, poorly maintained or aged systems due to the amperage and size of the wiring due to the length of time the amperage is needed, causes motor and part failures that we spend countless hours brining equipment back online. Equipment now falls into three categories as can be repaired, shouldn’t be repaired due to neglect beyond the ability to repair and obsolescence of the part or equipment related to dangerous situations.

4. ENVIROMENTAL CONCERNS-Life happens, trees and plants bloom in the spring, produce pollen, lawn care professionals use hi power blowers that mulch dust and leaves clog up condenser coils trapped by its outer grille coverings, insects and rodents seek shelter in the electrical compartment area and tree limbs and branches seem to find their way into the condenser fan blade area and last  but not least, two of the worst trees and plant, shrub or bush for an AC outdoor unit is a cottonwood tree (due to the fuzz they make) and a crêpe myrtle plant (due to the black sap they produce) both that clog the condenser coils and can kill the Compressor!  These are all problems of normal occurrence we have experienced doing maintenance or AC OUT service situations. My final maintenance step in a spring checkup is to give that outdoor condensing unit a bath.

5. REFRIGERATION ISSUES Most individuals that own an ac system have either (r22 or a generic substitute) or since year 2000 (410-A) as a comfort cooling freon in their ac system. Another low-pressure refrigerant may include 407C. No matter which one you run on, they all in time will develop equipment and or fabricated joints in refrigeration copper failures not limited to man made errors such as (roofers with hi powered pneumatic nail guns, vandalism, poor brazing techniques or inferior joint compounds for hi pressure refrigerants like 410-a


Jo ours like yours is a regulated industry. Mine by the EPA and DOE (department of energy). Jan 1, 2025 will be the first refrigerant change in air conditioning in over 25 years. The move is to A2L refrigerants. refrigerants with low global warming potential and 0 ozone depletion also claims to have favorable performance and operating efferences to equipment sold now thru the end of the year. My recommendation is that individuals that have leaky refrigerant systems that are beyond their personal warranty periods should replace the ac system now rather than later. It is also my understanding that a complete equipment change resulting in also the systems forced air mechanism would be required whereas of now it simply requires replacement of the systems dehumidification system (evaporator coil) only or both its condensing unit rated for energy consumption purposes at minimum seasonal energy efficacies rating of 15.


By phone at (9012167782) 7 days a week and by email at ( and visit us online at ( and live weekly thru the GERMANTOWN BNI CHAPTER that meets Wednesday mornings 7:00 A.M. to 8:30 A.M. at The Great Hall 1900 Germantown Rd. Germantown, TN 38138 and at TALK SHOPPE NETWORKING GROUP that meets at Concord Business College 5100 Poplar Ave Memphis, TN 38137 on Wednesday mornings 9 A.M. to 10:00 A.M.

We proudly service all brands but we only stock and install TRANE AC and heating and CARRIER AC and heating products along with air quality products by IWAVE (plasma system virus, smoke and odor prevention with bacteria elimination generators) and TOPTECH UV (mold and mildew prevention)

Mark McLaurine


Refrigeration Unlimited LLC

TN 71277

3rd SEGMENT 9:35 AM-9:45AM)



Remember the advice I shared earlier that my Uncle Ray gave me? The secret to succeeding in business is to be able to adapt to changes quickly? The best wisdom I have learned in my over 30 years of being a mortgage officer is getting a front row seat to see how successful people deal with changes in their finances.

Here are three common patterns people followed who built wealth and happiness over the course of time. These are the people who put themselves in a position to be able to adapt quickly to changes.

  1. They made a plan and worked daily toward the vision of what happiness looked like to them.

  2. They spent less than they earned. These people regularly invested a portion of their income in things like stocks, bonds and real estate that generally went up in value and created a growing passive income for them.

  3. They invested in giving a regular tithe to their church or donations to favorite charities, and they invested quality time with their loved ones.

To sum up the three successful habits: #1. Plan, #2. Invest, #3.Give.

You may be thinking, “it is too late for me. I’m too old.” A wise person said, “ The best time to plant a tree was 30 years ago. The second best time to plant a tree is RIGHT NOW.” It’s not too late to start building on your financial foundation.

Here are some other mortgage customer scenarios that may sound familiar to you

Byron had been renting for years after he got out on his own. Every year it seemed his landlord would raise the rent on his apartment and Byron felt he could never get ahead. His friends who owned their houses did not have to worry about their payments going up Byron was ready to buy his own house with a fixed interest rate payment to build stability and some wealth for himself instead of his landlord.

When Janie Lynn’s mother who was in her late 80’s broke her hip, Janie Lynn suddenly found herself living in a new normal. She wanted her mother, over going through rehab, to come live with her so she could care for her at home instead of paying thousands of dollars per month for her to live in a care facility. It was time for us to explore her mortgage options to sell her mother’s home and buy a bigger home for the both of them or get a renovation mortgage to modify her home or her mom’s home so they could both live together there.

Sid Stenner Takes Clever Steps to Safeguard His Income and Savings With the Right Mortgage Loan

Sid Stenner has been living alone for the last several years and doing just fine on his fixed retirement income and the money he makes in his small home-based business. A few years ago Sid needed money for his business and he took out a bank loan secured on his home.

This loan was quick and easy when he got it, but now the fixed rate term is ready to switch to a variable interest rate. He used some variable interest rate credit cards and still had unpaid balances lingering. But in a rising-rate, inflationary market with the Federal Reserve promising to raise their rates, it seemed like a good time to somehow convert the risky variable rate debt to a safer fixed rate. But how?

We looked at several options. Mr. Stenner decided to refinance his home and replace his risky variable rate mortgage with a low, fixed rate mortgage. He decided to roll into this refinance loan the variable credit card balances too. When inflation and higher Federal Reserve rates come knocking, Mr. Stenner’s rate will stay low and the variable rate from credit cards will be gone too. Those cards were paid off with the loan from the refinance.

Mr. Stenner said, “I’m going to work another five years, if the good Lord lets me. While I have both my retirement income and my business income, I’m going to pay extra each month to get my mortgage paid down as low as possible. Then when I retire, I might refinance to a lower payment or get a reverse mortgage.” Mr. Stenner was thinking ahead and preparing a good life for himself now and later.

What do YOU want to accomplish with your mortgage? Let’s explore the possibilities. Connect with me at

4th segment following 9:45 am break about 9:48 to 9:56 am

REAL ESTATE TIP OF THE WEEK Mark McLaurine has about a minute and a half to share a tip related to his industry . Just like you take yourself to the doctor for regular checkups, you need to get your Air-conditioning system serviced every year so it will last longer. The compressor is like your heart. The fluid lines are like your blood vessels, the cooling agent is like your blood and the fins are like your lungs.

Jo Garner’s mortgage tip: It is free to take a test drive. What do YOU want to accomplish with YOUR mortgage? Do you want to buy a house? Do you want to consolidate your high interest rate credit cards into one fixed rate, single digit interest rate?

Let’s explore the best mortgage program that will give you some bragging rights. I can make the mortgage process easy. We can test drive some loan programs to see what fits you best. It is easy to get started. Connect with me at (901) 482-0354


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 Concorde Career College 5100 Poplar Ave 1st floor Memphis, TN (Clark Tower).

Go to and click the Events tab for the link to get into the event online. This Wednesday May 1st 2024 9AM CT

Protect Your Money-How To Improve Your Credit Score & Your Insurance Jo Garner, Mortgage Loan Officer with Supreme Lending and Lynn McDonald of Erin McDonald Insurance Agency.

Talk Shoppe events are free thanks to sponsors like Thank you Chuck Bohannon, booking agent for Santa Claus for your contributions to making Talk Shoppe free to our community. Book Santa Claus for your surprise guest this spring and at your Christmas in July event. Call Santa’s booking agent Chuck Bohannon at 901 619-6439

Santa will be featured in the Murder Mystery Dinner Theater event coming soon.

Would you surprise your friends if you invited them to come solve a murder mystery on Thursday night May 16th at Coletta’s Restaurant in Memphis? It is $40 per person including dinner and the mystery theater Contact Lynn McDonald to purchase tickets at 901 849-7101.

4. Subscribe at and you can get our weekly blog posts with podcasts conveniently in your inbox.



QUOTE CORNER: “I wonder if the new normal is happening now because I didn’t forward that email to 10 people” J. G.



  1. Genell Holloway of Eagle Hollow Enterprises 901 653-5323 (health benefits, medicare and more)

  2. Reverend Jo Rook Huggins, Director of Healing and Wellness Ministry at Church of the Harvest in Olive Branch, MS 901 237-9981

  3. Kelly Inman of Next Day Access Wheel chair ramps and more to make your home acce

Transitional Music: “Waiting on the World to Change” John Mayer; “changes” by David Bowie;” “Roll with the Changes” REO Speedwagon; “Taking Care of Business” by Bachman Turner Overdrive for the Talk Shoppe Business Tip for Real Estate Pros


An essential guide for real estate professionals and their customers.

Now on Amazon and Barnes and Noble



(901) 216-7782

Owner operator of Refrigeration Unlimited LLC, a state-licensed contractor for mechanical and gas installations since 2008. My career spans back into the 90s as a plumbing apprentice but in the early 2000s I obtained my EPA license through a local trade school and worked for several years honing my skills doing warranty service replacement and repairs.

Due to the exceptional work I did early on and advanced training programs, I have developed my own faithful clientele that I cherish. My secret to success is hard, intellegent work– 7 days a week –leaving no one behind.

Refrigeration Unlimited LLC is a state licensed mechanical contractor serving the Memphis metro area for the last 10 years. we specialize in the repair of all brands but are in the carrier corporation family as a Bryant dealer. Bryant has been in business since 1904 and continues to be a leader in the residential and commercial ac and heat industry offering a complete package of products either gas fired or strictly electrical or both.



WHAT DO YOU WANT TO ACCOMPLISH WITH YOUR MORTGAGE? (901) 482 0354 twitter @jogarner NMLS# 757308

(currently working with Cardinal Financial Company, Limited Partnership NMLS #66247 equal housing opportunity 2645 Appling Rd 102 Memphis, TN 38133 ) Online loan application for licensing info “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 tailoring mortgages to her customers who are refinancing or purchasing homes all over the country. She offers conventional, FHA, VA or other loan programs for refinancing and purchases.

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 25 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 25 years.  Her goal is to offer excellent, affordable service to her customers, tailoring the loan programs to the specific needs of her clients. 

In addition to her work in the mortgage field, Jo Garner  is the primary sponsor and founder of Talk Shoppe in Memphis. Jo Garner also host the radio show Real Estate Mortgage Shoppe airing on News Radio AM 600 WREC and iHeart Radio with podcasts and show notes published on Pick up Jo Garner’s book on Amazon or Barnes and Noble “Choosing the Best Mortgage-The Quickest Way to the Life You Want”