Today on Real Estate Mortgage Shoppe we will be showing you some income and wealth building tools you can use when you own real estate. I will be sharing some stories of how some of my mortgage clients made some smart choices using these tools. Tom King, expert appraiser will be offering more from his observations. We will be getting some tax advice from tax attorney, Wis Laughlin.

What do YOU want to accomplish from YOUR mortgage? Make you plan. Work your plan. If the deal works for you today, do it today. Call me at (901) 482-0354. Tell me your story and let’s look for financing scenarios that will help you best to achieve you goals. Subscribe for Real Estate Mortgage Shoppe weekly podcasts with show notes and pictures at

To Your Success,

Jo Garner, Mortgage Loan Officer #NMLS 757308



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 Officer. You can connect with me at Our general topic is ENJOY THE FRUITS OF YOUR LABOR & INVESTMENT IN REAL ESTATE. Call us while we are on the air and tell us the reasons YOU are enjoying the fruits of owning YOUR home. Subscribe to get Real Estate Mortgage Shoppe podcasts with show notes at Call us while we’re live today September 5th, 2020 at (901) 535-9732.


Tom King is back in the studio. You have been zipping around doing so many appraisals it’s hard to catch up with you. Take a moment to tell our new listeners a little bit about yourself and the types of appraisals you do for your clients. (Tom King introduces himself and talks about he types of appraisals he does, like real estate purchase, refinance and estate appraisals. Divorce settlement and cash home purchases)

(Jo) I have heard it said that when you have a bowl of luscious fruit in front of you, it is better to eat it while its ripe. When it comes to a home purchase mortgage or refinance, that is certainly true. For instance, When the Fed slows their buying that is supporting the mortgage-backed securities market, and other market factors emerge, you can see your window of opportunity fade from the vine quickly. Even now the FHFA, the agency overseeing Fannie Mae and Freddie Mac has announced soon they are going to add a half a point fee onto all their refinance loans, raising the cost to refinance significantly. Word to the wise –enjoy the fruit of your financial opportunity while it is ripe. Don’t wait until the harvest is gone.

(Jo) There are so many ways you can enjoy the fruit of your labor and investment in owning your home. The reasons range from 1. tax sheltering benefits, 2. building wealth,

3. growing income streams to just

4. simply enjoying the freedom to live in your home the way you want to live.

This valuable fruit ripe for the picking is the chance to get the lowest mortgage rates we have seen in our lifetimes. They are artificially low because of the billions of dollars a day our Federal Reserve is buying to support the mortgage-backed securities market.

For people wanting to buy their first home, the 30 year fixed mortgage rate gives you the benefit of a fixed principle and interest payment for the life of your mortgage. Even though your taxes and insurance can go up as time goes by, its not the same as your landlord knocking on your door every year with a 5% to 10% increase in your monthly rent. This sets you up to eventually have more discretionary income to invest to build more wealth.

For those who already own your home, you may assume your rate is fine, payment is fine, everything is fine. I challenge you to call me and let’s explore a couple of scenarios to lower your interest costs, lower your payment and even knock a few years completely off your mortgage. Poof!

I talked to several homeowners yesterday who did not think there was any way to grab this window of opportunity, but one gentleman lowered his rate from a rate in the mid 3s to a rate in the 2’s and knocked 8 years off his mortgage. His payment barely moved. He was set to save over $50K in payments over the next 15 years. What would you do with your income if you had no mortgage payment?

Tom, as a real estate appraiser, how do you see people being thankful for owning their own homes? (tom takes about 2-3 minutes or so to share some examples)

You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan

Officer. What do YOU want to accomplish with your mortgage? Make your plan. Let’s work your plan if the deal works for you today, let’s do it today. When we come back Tom King will be covering more of his real estate market observations from the appraiser’s desk. We will be talking with Talk Shoppe sponsors, Kurt Lau and Peggy Lau of Dreamtrips with some tips that send a breath of fresh air to you and change your outlook.


2nd segment after 9:15 advertising break – (producer to start the song “Taking Care of Business” by Bachman Turner Overdrive –but bring the volume down before the lyrics start) 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. Talk Shoppe is made possible by the financial support of its sponsors and advertisers. For more about Talk Shoppe, go to (shoppe) For our Talk Shoppe Business Tip today we have Talk Shoppe sponsors Kurt Lau and Peggy Lau, the brother and sister Dreamtrips first-class vacation team. I personally took one of their dreamtrips that was a 8-day Caribbean Cruise. What normally costs thousands of dollars, only cost me a few hundred dollars and I’m ready to do it again. Kurt Lau and Peggy Lau, what is our Talk Shoppe Business Tip for Real Estate Professionals today? (Kurt and Peggy have about 1.5 minutes to share some wisdom on how to enjoy the fruits of your labor, first-class at a bargain price )

I’m Peggy Lau and I’m Kurtis Lau and we’re with

DreamTrips Travel memberships!

l would like to discuss The Seven Habits of Highly Effective People by Stephen R. Covey

  1. Be Proactive
  2. Begin with the end in mind
  3. Put first things first
  4. Think Win-Win
  5. Seek first to understand then to be understood
  6. Synergize 
  7. Sharpen the saw – concentrating on this last habit, what exactly is Covey suggesting? Like biblically resting on the seventh day, we need to live life in balance taking the necessary time to renew yourself through true relaxation – whatever that may mean to you. For me that means beaches, gently swaying palm trees, soft Caribbean breezes. AHHHHH.
  8. Kurtis and I can show you how to travel the world your style, your budget. Give me a call 901 289-0747


901 289-0747

Kurt Lau and Peggy Lau- how do we contact you? (901) 289-0747


What current real estate trends are you seeing with our real estate values?

  1. What real estate trends are you seeing in the Greater Memphis area
  2. What are some great reasons YOU have for making your home and buying your home in the Greater Memphis area?
  3. Details of extra care taken to protect homeowners while doing appraisal during Coronavirus pandemic
  1. Short explanation of fire wall between appraiser and mortgage company



  1. Figuring how to work smarter-not harder RAYMOND RIDLEY’S STORY

(Jo) There are so many ways to enjoy owning your home and one that brings a great deal of satisfaction is not even financial. A home is your castle. It is the neighborhood where your children will grow up, where family stories take place and are retold for years during family get-togethers. But there financial benefits to owning your home too.

Raymond Ridley (not his real name), licensed real estate broker and full-time investor, has successfully owned, rehabbed and sold over 500 homes and apartment units. Raymond started out as a hard-working realtor, earning a lot of money from his sales, but having to shovel half of it over to Uncle Sam for taxes. Working harder was not the answer. He had to figure out how to work smarter. Raymond says, “ I have probably made more money in real estate than anyone in this room, and I have probably lost more money in real estate than anyone in this room. When someone makes an income, he has to be on the job every day to earn his pay. When he builds wealth by buying real estate, the tenants continue to pay him rents—even when he is on vacation.”

Raymond presented six reason to enjoy owning real estate and here they are:

  1. Cash flow on rental property is income per month minus the mortgage payment including taxes and insurance. Income – PITI= Cash Flow. If you plan to keep the rental house a long time, a great tool to use is the 30 year fixed rate mortgage. If you have a 30 year mortgage, you enjoy a principle and interest payment that stays the same for the life of the loan. You give yourself a raise every time you raise the rent because your profit margin is getting bigger and bigger rent income increases but your mortgage principle and interest payments stays the same.
  2. Appreciation is the rate the house value increases every year. Raymond pointed out that there is a direct correlation between cash flow and appreciation. Cash flow is usually less per month in areas with higher appreciation rates.
  1. Real estate can provide a wonderful Tax Shelter where an investor can make a six- figure income and pay zero taxes. Raymond confessed that sheltering almost all of his income from taxes was where he learned to work smarter and not harder. To shelter $50,000 per year in income, an investor would need approximately $1,000,000 in real estate. Raymond prefers having 10 houses valued at about $100,000 rather than 30 houses valued at $30,000. With 10 houses he only has 10 tenants with 10 possible problems instead of 30 tenants with the possibility of 30 problems.
  2. The fourth aspect of real estate involves Amortization. With each mortgage payment the principal balance is being paid down at a faster pace. This builds equity in the house as the mortgage is paid off. The investor may choose to borrow against this equity later to purchase something else.
  3. The fifth aspect of real estate is Leverage. Real estate is one of the few investments that allow the investor to borrow almost the entire value of the investment without a large lump sum of cash.
  4. A sixth bonus is the opportunity for family relationship bonding while working together in the real estate investing business.

Raymond used an example of how he made money on a house purchased for $100,000. The amortization equaled about $100 per month; the positive cash flow was about $200 per month; approximately $300 per month created by the tax shelter; around $200 per month for appreciation totaling $800 per month. This total equals approximately $10,000 per year profit per house. What do YOU want to accomplish with YOUR mortgage? MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, LET’S DO IT TODAY. Connect with me at Email me at or just call me at (901) 482-0354.

  1. Amelia Allison’s story-Be frugal-Be Focused to enjoy the adventurous life
  • A. Know your personal comfort level on a monthly house note. Don’t depend solely on the mortgage software to dictate your qualifying levels. You might be approved for a loan that puts you at a 50% debt-to-income level—leaving you eating beans and crackers with no room in your budget to travel, go out to eat or enjoy life.
  • Let me introduce you to Amelia Allison (not her real name.) Amelia’s story inspired me. Amelia left her parent’s home right after high school and launched into an adventurous life traveling around the country. Amelia planned ahead. She got financial aid for college. She wanted to see the world, so she signed up for school in a faraway area of the country, supporting herself by working part time job and sharing a home with fellow students at the college where she attended.
  • Amelia was frugal and focused. After graduating college she already knew she wanted to buy a home. But adventure still called her name. In order to travel and dive into life head first, she needed to figure out a way to get a second income without having to work a second job.
  • Amelia’s answer was to purchase a four-plex—a home with four living units. Her plan was to live in one unit and let the rent coming in from the other three units more than pay her house note. As rents would be going up over time, her 30 year fixed rate mortgage would remain stable and low, creating more and more positive cash flow to fuel her excitement-seeking habits.
  • Here is how it worked for Amelia: She had a knowledgeable realtor who knew the home market and the right professionals—the lender (me) and a good home inspector, title company, insurance professional and trustworthy handyman. I got her approved for a government, low fixed interest rate, low down payment loan program. With a little help from the seller on the closing costs, Amelia and I went treasure hunting for down payment funds to get her into the property without disturbing her emergency fund. I have to admit, hearing Amelia talk about her plans made me yearn to step back in time for just a little while- to be in my 20’s again. Ameila had her whole exciting life ahead of her and she knew what she wanted and how she was going to get there.
  1. Tax Attorney Wis Laughlin shares some ways to enjoy tax savings when you own a home.

tax free sale of one’s home

A taxpayer can choose to exclude gain from the sale of a principal home up to $250,000 ($500,000 for joint filers). If the gain is entirely excluded, the transaction is not reported on the return at all. The home must have been owned by the taxpayer for at least 2 of the 5 years before the sale and used by the taxpayer as a principal residence for at least 2 of the 5 years before the sale. These 2 year periods need not coincide. However, this exclusion doesn’t apply if the taxpayer applied the exclusion to another of his home sales within the 2-year period ending on the sale date. Married taxpayers filing jointly for the year of sale qualify if one spouse met the ownership rule and both spouses met the use rule.

Certain total destructions and condemnations are treated as a sale for purposes of this exclusion.

(9:47 AM) REAL ESTATE TIP OF THE WEEK (Kurt and Peggy Lau-1 to 1.5 minutes to share a real estate related money-saving or time-saving tip):

Jo Garner – tip about the best time to eat fruit is when it is ripe Challenge to call me and look at mortgage scenarios to get your payment lower, your term shorter and more


Talk Shoppe offers free networking & education to anyone interested in real estate or in business. Talk Shoppe meets every Wednesday 9A-10A CT Zoom meeting room 9th Lisa Reid, How to Achieve Your Goals Using Your Creative Mind, Productive Learning, LLC; 949-632-4988

Talk Shoppe events are free thanks to supporters like Nita Black of Nita can help you make money online offering your knowledge and skills to others. Contact Nita Black

Thank you to Talk Shoppe’s award-winning business coach, Eric Eurich of Focal Point Business Coaching for helping Talk Shoppe prosper and grow. Connect with Coach Eric at (901) 340-9558 Eric helps businesses and professionals get from where they are to where they are enjoying the fruits of the labor and investment .

2. Happy Labor Day! Do something this weekend that brings you joy and rejuvenation

3. The Memphis Tigers play tonight. GO TIGERS!!

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




The quote of the week: “Success is that moment when you’re enjoying the fruits of your labor.”



  1. Pat Goldstein, Crye-Leike Realtors West TN and North Mississippi “The Gold Standard in Real Estate” 901 606-2000
  2. Miranda Griffin, Improving Lives One Step At A Time
  3. Greg Inman, Next Day Access 901 617-4675 wheel chair ramps, stair lifts, grab bars—making life accessible to your aging or handicapped loved one.

Transitional Music: “40 Hour Week” Alabama; “Home” Dolly Parton; “Good Life” by One Republic; “Taking Care of Business” by Bachman, Turner Overdrive for the Talk Shoppe Business Tip For Real Estate Pros



Do you realize how many thousands of dollars you have wasted on taxes and legal costs for yourself, your business and your estate. How can I help?

As a former IRS attorney with over 35 years experience, I will advise you, represent you, and teach you to stay ahead of the game. I specialize in successful businesses, landlords and highly compensated employees, providing you:

 1.  Professional tax return preparation,
 2.  My personally developed Tax Commenter© software (developed with Excel), shows you how to pay the lowest legal taxes,
 3.  Representation against the IRS (by a former  IRS lawyer ),
 4.  Win-win contracts negotiated by me that benefit both parties and avoid conflicts,
 5.  Caring and considerate estate plans, wills and trusts,
 6.  A noted speaker and teacher for professional as well as lay groups.
 7.  Monthly updates by my WealthWISe e-letter.
 8.  A wealth of information at my website:<>
 9.  and in brochures.

Harry W. (Wis) Laughlin, Attorney at Law
901 507-4274; cell: 901 218-7820





Detroit born and bred. Michigan State University graduate in Merchandising Management. 35 year credentialed teaching degree,   coach of several sports, and official in basketball and baseball. Currently a travel club advisor for Dreamtrips, helping people vacation at wholesale prices!


Born & grew up in Detroit, Michigan. – Graduated from Wayne State University with a BS in Education

– Nationally rated basketball referee. Officiated the women’s Final Four and championship games

– Taught at Durfee Junior High School

– Played on a World Championship softball team

– First woman to Graduate from the Detroit Fire Fighter Academy

– Joined the U.S. Navy. Hospital Corpsman, Pharmacy Tech, and retired Line Commander

– Graduated from San Diego State University with a Master’s in Education Training, Leadership, and Management

– Played on the All-Navy softball and racquetball teams

– Played on the All-Armed Forces softball team

– Senior Research Analyst Contractor for the USN’s Retention website

– Contractor, Senior Program Manager with oversight for 6 IT contracts

– WorldVentures member and Independent Representative


Tom is a well- respected and sought after appraiser in Memphis, Tennessee.  He is a second generation appraiser with 40 years of experience.  He has been elected to the Memphis Area Association of Realtors Board of Directors three times.  

Tom is a certified residential appraiser in Tennessee.  He have appraised over 20,000 homes in his career.  A graduate from the University of Tennessee with a degree in real estate, Tom is also a Certified Relocation Professional (CRP).  Tom also has vast experience in dealing appraising real estate for pre-listing sales, cash buyers, divorce settlements, estate settlements. (901) 487-6989



WHAT DO YOU WANT TO ACCOMPLISH WITH YOUR MORTGAGE? (901) 482 0354 twitter @jogarner NMLS# 757308 (currently working with Sierra Pacific Mortgage, Inc)

“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 got her start 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