Best Steps to Buying a Home -Best Practices when Selling a Home 

 

Best Steps to Buying a Home -Best Practices when Selling a Home 

 

Best Steps to Buying a Home -Best Practices when Selling a Home

Avoid mistakes when you buy or sell a home, get the steps that matter most—from the people who see the deals up close.

Host: #JoGarner #MortgagExpert #LoanOffcer 901 482-0354 

Co-host: #AllenMcCool #memphisappraiser Stephenson & Associates 901 550-2100 

Special Guest: #SilvanaPiadade #memphisRealtor EXP Realty 901 647-6661 

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

#homebuyer #homeseller #firsttimehomebuyer #midsouthappraiser #realtor #mortgageloanofficer

 

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 3^rd, 2026 is: Best Steps to Buying a Home -Best Practices when Selling a Home. 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 Allen McCool of Stephenson & Associates 

 

 

(Jo) Back in the studio we have our trusted residential real estate appraiser with over 35 years 

Experience, Allen McCool of Stephenson and Associates. Allen you bring excellence to whatever

do.  You do excellent work as an appraiser. You are also a talented drummer, guitar player, singer and a  composer.  To our listeners, if you want to hear some great music, check out Allen’s website at  www.AllenMcCool.com  Wow! So much talent in the room. Allen, take a minute or so and share with our listeners a little more about who you are and the appraisal services you offer. (Allen has  about a minute and a half to share a little about himself and the services he offers his clients.)   

Allen McCool and the other owners of Stephenson & Associates can do your appraisal for estates, divorces, cash purchases and more.  Mortgage companies, by law, select appraisers for mortgage loans through a HUD-approved appraisal ordering service.  

 

 

 

STEPS TO WEALTH AND SUCCESS 

 

 

(Jo) If you are a home buyer or seller listening to Real Estate Mortgage Shoppe today, you have so many wonderful opportunities in today’s market. Mortgage rates started dropping late last summer and are now lower than they have been in a year. Home prices, according to Memphis Area Association of Realtors, are continuing to move up in most areas for 2025.

Let’s take a moment and some advice from a well-known financial guru, Dave Ramsey. He shares his story often about jumping aggressively into debt buying real estate investments many years ago and ended up bankrupt. Instead of quitting, Ramsey studied what went wrong. He rebuilt by following proven financial principles—a budget, manageable debt and disciplined processes . He applied those same best practices to real estate decisions and to teaching others how to buy homes responsibly.

The lesson: In real estate and mortgages, long-term success doesn’t come from stretching or guessing—it comes from following sound fundamentals steps, using best practices, and taking the right steps every time.

Here are the first three steps for getting your mortgage before you get with your realtor.  

Step 1: Get a free consumer credit report and make sure their or no errors or disputes.   www.annualcreditreport.com is free to use at least once a year.  Look for errors. Also, as your mortgage officer, I can pull a soft pull credit report, which will not hurt your credit. We can look for ways to correct errors and more. Once your home purchase offer is accepted, we would need to pull the official report. 

  

 

 

Step 2: Know what your PERSONAL comfort level is on a monthly payment and down payment.   Set aside three hours or more to review what you normally spend per month from your bank accounts and your credit cards. Determine from your expected income and expenses what is the maximum house payment that is comfortable for you? Leave room for some of those once-a year payments like when you have to pay for your car tags or insurance premiums and unexpected expenses. 

 

How much can you put down on a house and still have a comfortable amount in the bank in case of emergencies?  There are several mortgage programs offering down payment assistance, so you may not need much money down to buy a home, but don’t you want a little money for moving expenses?  

 

It’s really helpful to know your personal comfort level on a house payment and down payment before you start looking at houses outside your comfort range. As your mortgage officer, I can offer some guidelines, but ultimately you want a mortgage that you can ENJOY making your mortgage payment each month.

 

Step 3: Explore mortgage programs and terms with your lender and get a preapproval letter.   As your lender, we can review your credit and make some suggestions. We can explore mortgage programs that give you the best overall advantages and make the mortgage process easy.    One more thing–beware of the mortgage companies telling you they can get you a mortgage rate lower than anyone else.   If it sounds too good to be true, it probably is. These are important pieces of information that will help pin down the right fit for your mortgage. 

Call or text me today at (901) 482-0354. I am happy to talk with you or, if you prefer to work only online, that is fine too.  Just text me and I can send you the online loan application.  Or find me at www.JoGarner.com 

(Jo) Allen McCool, our experienced appraiser with Stephenson and Associates, what are some tips you can give home sellers on items that might affect their home’s appraisal value? (Allen has about 4 minutes or more to start sharing some of his content until the music starts, taking us into an advertising 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 JoGarner.com   When we come back, we will be hearing more from Allen McCool, appraiser with Stephenson & Associates. Silvana Piadade, Realtor from EXP Realty will joining us. Stay tuned.     

 

 

 

 

 

2nd segment is after first  break  8 minutes 50 seconds 

 

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

1. Riddle:   What is the difference between a floor plan and a life plan?
   A floor plan shows where the rooms go… a life plan shows what you’ll do in them.

 _______________________________________________________________________________________

Today on Real Estate Mortgage Shoppe, we are talking about “Best Steps to Buying a Home -Best Practices when Selling a Home”

 

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

Allen McCool, appraiser with Stephenson & Associates   901 550-2100

Silvana Piadade, Realtor with EXP Realty is in the studio 901 647-6661

Talk Shoppe Tip 

Silvana Piadade, Realtor with EXP Realty in TN & North MS (901) 647-6661    

     https://findhomesinmemphis.com 

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 

Silvana Piadade, realtor with EXP Realty is a very generous sponsor of Talk Shoppe, supporting real estate professionals and other business professionals in our community.   She has great reviews serving her home buyers and home sellers -both English and Spanish speaking clients.   Silvana listens.  She cares. She delivers  Silvana Piadade, of EXP Realty, what is our Talk Shoppe Tip today? 

Silvana shares her tip  (about 1 minute long tip)

” Price and condition matter more now because, appreciation has slowed…old sales from 6-12 months ago don’t carry the same weight in today’s market — that is why pricing matters”.

 

 

TOPICS COVERED BY ALLEN MCCOOL OF STEPHENSON & ASSOCIATES

• How lender guidelines affect value expectations

| Step 2: Understanding Home Value

Real Estate Appraiser

• What really determines value (not list price)
• Why homes may not appraise at contract price
• How buyers can protect themselves:
  • Appraisal contingencies
  • Market data vs. emotion
• Difference between market value and wishful pricing
• Why overpricing costs sellers time and money
• Items that commonly affect appraisal value

 

3^RD SEGMENT 12 minutes

 

 

• For Did You Know  today…(see if you can guess the answer before we do)
• One of Memphis’s most remarkable real-estate success stories belongs to a Memphis entrepreneur who started with almost nothing and went on to shape the global hospitality and real-estate landscape.

• The Memphis Backstory

• This Memphis man grew up in poverty, losing his father at a young age. As a teenager, he hustled by running small businesses and learning how land, location, and cash flow and using business best practices  really worked—long before he ever owned significant property.

• The Turning Point

• In the early 1950s, after a frustrating family road trip filled with unreliable roadside motels, this entrepreneur spotted an opportunity. He purchased a single property on Summer Avenue in Memphis and built a clean, affordable, family-friendly motel.
• That first modest investment became the prototype for Holiday Inn.
• Any guesses from our audience?

(Allen or Silvana gives the answer)

 

•  
• Today on Real Estate Mortgage Shoppe, we are talking about “Best Steps to Buying a Home -Best Practices when Selling a Home”
•  
• 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
• Allen McCool, appraiser with Stephenson & Associates   901 550-2100
• Silvana Piadade, Realtor with EXP Realty is in the studio 901 647-6661

 

 

 

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

& SILVANA PIADADE, REALTOR EXP REALTY

(JO) Steps to Getting a Mortgage & Best Practices When Dealing with Real Estate

First Three Steps 

 

Remember we talked earlier in the show about the first three steps to take when you are going to buy a house   and get a mortgage.   

First, review credit.  As your mortgage officer, I can pull a soft pull credit that will not hurt your credit score, and we can go over your credit together to see where you can make some improvements if you need too. 

Second was for you to review your budget so that the house payment will not be higher than you are personally comfortable paying. 

Third is to select your professional team—usually a mortgage lender, a realtor, maybe a home inspector   Due to Federal Mortgage laws, we can’t select the real estate appraiser.  The appraisers, like Allen McCool are assigned by a HUD approved system to keep everyone honest. Reputable, experienced professionals can offer valuable resources and guide you clear of expensive pitfalls.   

Best practices on getting a mortgage

• Importance of pre-approval vs. pre-qualification
• Credit, income, assets, and debt . Be truthful with the mortgage officer up front.  Even if the child support obligation or the tax lien doesn’t show up on the credit, it probably will show up somewhere else in the mortgage process. 
• Mortgage companies require the funds you are using to buy the home to be showing in your bank account for at least 60 days are more.   If you have your money hidden away at home, it is usually better to go ahead and put it in your bank account so it will be ok to use when you buy the home. 

Common buyer mistakes:

1. Shopping for a house before getting prequalified with the lender. (It would be like spending an hour in the grocery story, packing the grocery cart with all the viddles and snacks you yearn to enjoy, only to find out after the cashier has spend several more minutes scanning your stuff, that you don’t have enough money to pay for them.  A waste of your time and everyone else’s.  But if you KNEW how much money you had to spend when you walked into the store, you could have bought what you needed on this trip and gradually added later the other things you wanted. )
2. Online rate myths (story of all that  glitters is not gold—look at customer reviews of the company claiming they have a much lower rate, compare itemized costs) if you scan to me their full estimate with itemized costs, I am happy to help you compare apples to apples with mortgage costs. 
3. Large purchases before closing,  Best practice   is just say NO to large purchases or credit inquiries from other merchants before you close on your mortgage to buy your home. Underwriters do a soft scan of your credit right before closing to make sure you have not open new accounts or negatively affected your credit in other ways. 
4. (SILVANA)   STEPS AND BEST PRACTICES 
5. (Silvana shares some examples without revealing customer details)

Silvana offers top best practice tips to buyers 

You don’t need the perfect timing – YOU NEED A PLAN!.  Many homebuyers are waiting for “the perfect market”.  The right time is when your finances, job stability and goals line up — not when the headlines turn rosy.

Many buyers assume they need 20% down payment. There are programs with 3-5% down – and sometimes assistance – but you need guidance early in the process.

Silvana offers top best practice tips to sellers 

 

For Sellers:

A clean, well maintained, updated home supports higher values. Even though appraisals aren’t inspections, condition influences adjustments. Deferred maintenance can quietly lower appraisal value.

 

For Sellers:

Be prepared to offer seller concessions to help buyers with closing costs in addition to paying buyer’s agent commissions.  Inventory is much higher now and it will take longer to sell your property.

 

For Sellers: 

Many Sellers still think “We can always come down later”.  In today’s market, that can backfire. Overpricing listings often sit too long, which weakens negotiating power.

 

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

Some wisdom about taking the right steps step-by-step

A young man once decided his goal was to climb a mountain he could see from his backyard. Every morning he stared at it, imagining how great it would feel to stand at the top. But the mountain felt overwhelming, so for years he did nothing.

One day, he met an experienced climber who asked, “How often do you train?”

The man replied, “I’m waiting until I have more time and better equipment.”

The climber smiled and said, “I never think about the whole mountain. I just focus on the next step, and I always use proven routes.”

So the man started small—walking every day, learning basic techniques, following best practices others had already tested. He didn’t rush. He didn’t skip steps. He stayed consistent.

Months later, without realizing it, he reached the summit.

The lesson?
Big goals aren’t achieved by giant leaps. They’re achieved by taking the right steps, in the right order, using best practices—every single day.

What is the mountain in YOUR life that YOU want to climb?  Take the first step. 

 

Today on Real Estate Mortgage Shoppe, we are talking about “Best Steps to Buying a Home -Best Practices when Selling a Home”

 

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

Allen McCool, appraiser with Stephenson & Associates   901 550-2100

Silvana Piadade, Realtor with EXP Realty is in the studio 901 647-6661

 

 

 

 

 

REAL ESTATE TIP OF THE WEEK 

Allen McCool shares a real estate tip (about 1.5 min)

Tip from the appraisal desk:

A few months before you are going to sell your home, start gradually, a little bit at a time, clearing clutter and doing repairs. When the time comes to sell your home, your list of repairs will be short and your clutter will be clear.

Silvana Piadade shares a real estate tip (about 1min)

Don’t over price your home when you list if for sale.    The inventory level is still high enough to cause more of a buyers me

 

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)

Also, sign up for the Talk Shoppe After-Hours Workshop with presenter 2-time Olympic medal winner, Dr. Rochelle Stevens with a motivational message “Prepare to Win With A Gold Medal Mindset”    Tuesday January 20^th, 2026 5pm to 7pm at the Great Hall in Germantown, TN   1900 S Germantown Parkway     There is limited seating so buy your tickets today    Go to www.TalkShoppe.com   and click the Events page

 

 

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:  “Even if you’re on the right track, you’ll get run over if you just sit there.” Will Rogers

 

 

ACKNOWLEDGMENTS AND CREDITS

REJOINDERS:  

1. Chuck Bohannon, MidSouth booking agent for Santa Claus 901
2. Taylor Morse of Cartridge World of Collierville  cw0803@cartridgeworldusa.com
3.  Stephanie Jones Bourland  Evernest Property Management

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

 

 

ABOUT ALLEN MCCOOL, APPRAISER WITH STEPHENSON & ASSOCIATES

Allen McCool is a real estate appraiser with Stephenson and Associates. Holding the SRA designation from the Appraisal Institute, Allen has appraised residential property in Shelby County, TN for over 35 years, serving a variety of clients, including lenders, attorneys, and individuals. Allen applies a wealth of knowledge and analytical skill to each assignment, provides clarity in reporting results, and is a reliable provider of solutions to challenging real estate problems. 901 550-2100

 

 

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.