Contractors, Lenders & Communication-Avoid Costly Mistakes on Home Repairs and Home Mortgage Decisions

Save yourself some expensive heartaches by following these tips from the roofer, plumber, electrician and mortgage expert. 

Contractors, Lenders & Communication-Avoid Costly Mistakes on Home Repairs and Home Mortgage Decisions

Host #JoGarner #MortgageExpert #MortgageLoanOfficer 901 482-0354

Co-Host #EdHill #MastersRoofing 901 273-6594

Special guests #HunterWare, Electrician with Prime HVAC-Electric 

#memphiselectrician

and 

#DannyRoyle of Royle Plumbing #memphisplumber 

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

#avoidmortgagemistakes #avoidhomeimprovementmistakes 

#mortgageadvice #mortgagetips #tipsfromelectrician #tipsfromroofer #tipsfromplumber #homeowner #realtor

 

 

 

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 February 21^st , 2026 Contractors, Lenders & Communication-Avoid Costly Mistakes on Home Repairs and Home Mortgage Decisions.

Introducing Ed Hill of Masters Roofing 

Back in the co-host chair we have Ed Hill of Masters Roofing. You have a great reputation for doing excellent work on roof repairs and replacements.     Even the shingle companies give a warranty on your work.     Ed Hill of Masters Roofing, take a minute or two and introduce yourself and tell our listeners about some of the services you offer your clients. (Ed has about 1.5 minutes to intro himself and talk about the services he offers his clients) 

 

 

(Jo) Albert Einstein is known as one of the smartest people to have ever lived.   He came up with the theory of relativity by simply asking, “What if I rode a beam of light across the universe?” and then he set out to answer. 

Here are some smart questions YOU to ask when you are getting a mortgage: 

1.  Can I afford this monthly payment?   Review your last 6 months bank statements and credit card statements to see how much money did you deposit and how much did you spend.   Where can you cut back on your expenses or substitute something else in its place that cost you less?  
2.  How much money can I pay down on the home purchase and still leave an acceptable amount in my emergency fund? 
3. What is the best mortgage program that will keep me in my comfort zone with monthly payment and down payment?
4. Can you close my loan by the contract date? 
5. What funds do I need to pay upfront?
6. Is my mortgage rate locked in?  If not, when can I lock my mortgage rate?
7. Is my mortgage rate a fixed rate or adjustable?  If it adjustable, tell me about the safety caps on the rates moving up and down
8. What steps can I take to improve my credit score? 
9. What documents do you need from me to get my mortgage approved?    

 

Don’t Make These Mistakes—Communicate Clearly

1. Borrower says “I’m self-employed” but leaves out income structure.
2. When you don’t  mention that the property needs repairs. When the list of repairs suddenly appear on the appraisal, having to do unplanned repairs might cost you the home purchase contract or cost more money.
3. Makes financial moves without asking lender. (Unverified large bank deposits, opening a new credit account or getting a loan without notifying your lender.  These tend to show up in other ways and can kill your plan to buy a home or refinance and restructure your finances. 

Key message:
Partial information leads to expensive decisions.

How to Communicate for a Smooth Mortgage

Clearly communicate changes in these areas: 

• Income changes
• Job transitions
• Repair needs after inspection
• Gift funds
• Credit activity

Bridge Contractors + Mortgage

Power phrase:

“Your lender and your contractor are on the same team — protecting your investment.”

 

(Jo) Ed Hill of Masters Roofing, you repair and replace roofs but you also do a number of other exterior home repairs.  We’re about to go to break, so what is some advice you can give our listeners. 

 

 

 

 

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 Ed Hill of Masters Roofing. Also joining us following the break you will be hearing from our plumber, Danny Royle and electrician Hunter Ware. Stay tuned.  See you back in just a moment. 

 

 

 

 

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 

 

Riddle   What am I? 

Some think I’ll complicate the deal,
So they soften or change what is real.
But leaks reappear,
And loan bumps draw near,
When I’m missing from what you reveal.

 

 

Answer:  The Truth

 

Today on Real Estate Mortgage Shoppe we are talking about Contractors, Lenders & Communication-Avoid Costly Mistakes on Home Repairs and Home 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
•  
• Ed Hill of Masters Roofing (901) 273-6594

 

 

 

TALKSHOPPE TIPS

 

 

Hunter Ware, Electrician

www.primehvac-elec.com 

 

 

(901) 849-7583

www.Royleplumbing.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 

Ed Hill and I are actively involved with Talk Shoppe and our Greater Memphis Business Network International. Being involved with these two quality networks, gives us an opportunity to be your go-to if you need to service or special product.  Ed and I know people who can help you  Today we have invited two of our BNI group members, Hunter Ware, an electrician with Prime HVAC and Electric.  Also Danny Royle of Royle Plumbing. 

Hunter Ware, our electrician and Danny Royle, 

Tips:  

Danny Royle of Royle Plumbing recommends that you know where these important items are at your home.  Clean out and shut off sites.   In case of sewage back up, the clean out is where they clean out the blockage.    The other site is the shutoff site.   Sometimes the shutoff at the road is covered up by grass. Make sure it is easily accessible if you have a problem with a broken pipe or leaking water heater.   

 

Hunter Ware, Electrician with  Prime HVAC-Electrical—Lot of homeowners don’t realize that loose electrical connections is what causes fires.   You can’t see them because they are behind the walls.    Evidence of this are blinking lights and breakers tripping.    Call an electrician to get this corrected quickly.  

 

TOPICS COVERED BY ED HILL OF MASTERS ROOFING

(901) 273-6594   www.MemphisHomeMaintenanceShow.podbean.com 

 

 

 

      Tips For Successful Construction Experiences

If homeowners were surveyed about their past construction experiences the results would be a mixed bag of positive and not so positive experiences with contractors.  Below are six guidelines to raise the likelihood of positive experiences in the future.

 

 

 

 

 

 

 

 

 

Ed Hill is Senior Consultant with Masters Roofing Memphis and is the founder and host of MemphisHomeMaintenanceShow.Podbean.Com and a regular monthly co-host on Real Estate Mortgage Shoppe heard on KWAM Memphis 990 AM 107.9 FM on Saturdays at 11:00 a.m. Consult with Ed about your home or commercial exterior and interior projects by calling him directly at 901-273-6594. 

 

 

 

 

 

3^RD SEGMENT 12 minutes

 

 

• For Did You Know  today…(see if you can guess the answer before we do)
• Question:
  What Memphis landmark project faced early resistance because many residents misunderstood what developers planned to build along the Mississippi River — but after clearer communication about the vision and public purpose, it became one of the city’s most loved public spaces?
• Answer: The creation and redevelopment of Mud Island River Park.
• 30-Second Story:
  When Mud Island River Park was first proposed, there was confusion about cost, purpose, and whether people would actually use it. Public meetings and clearer explanations helped residents understand the educational and recreational vision. Once expectations were clarified and the truth about the project’s goals became clear, support grew — and today Mud Island remains one of Memphis’ most unique attractions along the riverfront.

 

Today on Real Estate Mortgage Shoppe we are talking about Contractors, Lenders & Communication-Avoid Costly Mistakes on Home Repairs and Home 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
•  
• Ed Hill of Masters Roofing (901) 273-6594
• Hunter Ware, Prime HVAC and Electric, Electrician 901 
• Danny Royle of Royle Plumbing 
•  

 

 

 

 

 

 

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

 

 

Review Your Loan Estimate and Your Loan Application Before You Sign

Janice and Jerry’s Story

 

Janice and Jerry had been married a few years and finally gotten tired of paying rent. Mortgage rates had been going higher and so had the prices on homes.  Janice and Jerry decided if they kept waiting for rates to go down, they would not be able to afford the higher prices on homes.   Janice worked during the day and Jerry worked at night so it was hard to get the two of them together   to complete the loan application and go over the payment and down payment information. 

 

To speed up the loan process,  Janice gave the loan officer  all the information they needed on her and her husband.  The loan was preapproved and they got their offer accepted on the house they wanted to buy.    

The loan officer sent to the couple the official loan costs estimates and the loan application to review for accuracy  and e-sign.    Janice reviewed them and e-signed her part.  She instructed Jerry to review and e-sign his part when he got home from work . By that time, she had gone to sleep for the night 

 

Things moved fast and it was finally close to closing day .  Moving vans were lined up and everyone was set to close very soon.  When Janice and Jerry got the official Closing Disclosure from the lender, Jerry read through the papers and said, “ I can’t sign these.  This shows that I am a Junior and I am NOT a Junior.” 

“But honey,” his wife said, “your whole family calls you Junior and your dad’s name is Jerry too.”

Jerry admitted that he did not review closely the Loan Estimate and Loan Application, assuming his wife had reviewed all of it, so he did not notice that his name as listed incorrectly.

 

Luckily they still had a few days to close without losing the house to someone else.   The mortgage company made the correction.  A new credit report had to be pulled with Jerry’s correct name and they were able to close.  Good thing their credit scores were still at an acceptable level, otherwise that could have negatively affected the outcome of the closing. 

Read and review any papers sent to you by the mortgage company. If you have questions, ask questions.   Don’t assume. 

 

COMMUNICATE CLEARLY AND TRUTHFULLY ABOUT YOUR INCOME

 

Don’t change job situation during the mortgage process-Albert Abbott’s Story

 

Don’t change the way you are paid from your job. Albert Abbott was freshly out of the military with a job as a new hire. The salary wasn’t great but, at least he could qualify for the mortgage to buy the house that he wanted. 

As we our mortgage team was processing Albert’s mortgage papers, we noticed that, in the middle of the loan process, Albert had switched from a salaried employee where the employer withholds Federal Income taxes and other deductions, over to a 1099 subcontractor position.  

As a 1099 worker, the employer no longer withheld Federal Taxes and other deductions.  Now, that Albert was self-employed, he would have to pay his own taxes because now he was self-employed.   

When I asked Albert about the switch from being an employee to being self-employed he said, “Because I can make a lot more money.”   His eyes bulged outward when I informed him that the government mortgage program he wanted would not allow us to count any of his self-employment income until he had been on the job or at least 2 years to set up a track record. 

 

Albert decided that “less is more” and arranged with his employer to return him to his employee status, even if he was making less money.  At least he would be able to qualify for his mortgage. 

 

A SPECIAL LOAN FOR YOUR SPECIAL SITUATION

 

If you are self-employed, there are some in-house, outside-the-box mortgage programs that may help you qualify with alternative ways to verify your income, even if you have not been in business for a full two years.    So, communicate clearly about your credit, your income and assets and the condition of the property.  Whatever your situation is, there is probably a loan for that—even if it is a special loan program you never knew existed.  

I can help you find the right mortgage program—a traditional mortgage, special program or in-house outside-the-box mortgage program.   Connect with me at www.JoGarner.com  (901) 482-0354. 

 

 

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 & INSPIRATIONS

A husband and his wife had met several years ago and it was love at first sight.   They talked for hours and, after getting married, they went out every week to spend quality time talking about their dreams and goals. 

Later on, they started raising children, dealing with financial challenges and other struggles.  The weekly going out got pushed back and stopped happening altogether.   Clear communication became a list of misunderstandings and resentments. The dreams and the marriage seemed to be headed to a dead end.

One day Jerry realized the most precious part of his life was his wife and children.  He began to talk with his wife and started the weekly special nights out again.  They talked about their dreams and how they could buy their own home.  

They were both able to communicate clearly to their lender and their realtor and were on their way to getting the home that would work much better for their family. 

The lesson?
In real estate — and in life — the truth doesn’t block success. It clears the path to it.

Let’s explore the right mortgage to help you get quicker to the life you want.  For your home purchase mortgage or refinance, let me help make the process EASY for you.

Call or text me today at 901 482-0354.  I can assist you to pushing through to your win with your mortgage  www.JoGarner.com 

 

Today on Real Estate Mortgage Shoppe we are talking about Contractors, Lenders & Communication-Avoid Costly Mistakes on Home Repairs and Home 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

 

Ed Hill of Masters Roofing (901) 273-6594

Hunter Ware, Prime HVAC and Electric, Electrician 901 

Danny Royle of Royle Plumbing 

 

REAL ESTATE TIP OF THE WEEK

Ed Hill of Masters Roofing gives another tip  If you suspect you have some roof damage but you can’t see it, call Ed and let their team inspect the roof.  The sooner you file your insurance claim, if needed, the better chance you have of getting the claim accepted.  

 

Hunter Ware, electrician gives tip: check you GFI outlets, if they are the ones with the push buttons on them. If they are not operating correctly, call an electrician to come out and repair these.    

 

Danny Royle, plumber gives tip:  Check your water pressure. If it is above 80 psi, it is damaging your other components in the home.  You need a plumber to correct this situation for you 

 

Jo Garner’s tip :   

 

What do you want to accomplish with YOUR mortgage?  Whether you are buying a house or refinancing,  let’s explore the best mortgage product that will get you quicker to the life you want.  

There are brand new special programs that provide alternative documentation to verify income for self-employed borrowers who can show their income on bank statements.    I have been working with investors who need no income verification. We use the rental income on the home they are buying or refinancing.  These outside-the-box mortgages can be just the right solution to get you a YES on an affordable mortgage.  Call or text me at 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 February 25^th , 2026 9AM “The Referral Detective Game”  Describe to a group of business people the type customers you are looking to serve.  Everyone in the room is a Sherlock Holmes, finding and referring possible clients to you.

Thank you to Melanie Suria of Memphis Computer Support  for your generous support for our business community.  If you are a mid-sized company or working for a company that has experienced a security breach or system down time, connect with Melanie Suria with Memphis Computer Support at www.MemphisComputerSupport.com  

Thank you to retired US Navy Line Commander Peggy Lau for your support to our business and real estate community through your Talk Shoppe sponsorship.  Do you have on your bucket list to travel and make awesome memories with your loved ones but pay below-market costs?  Contact Peggy Lau. She can show you how with Viago Travel   901 289-0747. 

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:  “When I’m bored I send a text to a random number that says…”I buried the body…now what?” Quotesgram

 

ACKNOWLEDGMENTS AND CREDITS

REJOINDERS:   

1. Donna Roach, Hearthside Senior Living   901 651-2503
2. Taylor Morse of Cartridge World of Collierville 901 853-3230
3. Leah Ann Morse of All Things New Moving Co.  901 488-9733

 

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 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.