Fix the House, Fund the Dream: Smart Financing When Cash Is Short 

Have you found your dream home, but the appraisal lists several repairs that need to be done before closing?   Are you short on cash? Join us on Real Estate Mortgage Shoppe today. We are sharing some ideas and stories of others who have used smart financing to get what they want, even though they are short on cash. 

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

 

Co-Host:  #EdHill #MastersRoofing  (901) 273-6594

 

Special Guest:  #MarkMcLaurine #RefrigerationUnlimited (901) 216-7782

 

Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes: 

www.JoGarner.com 

 

1^ST SEGMENT 12 MINUTES

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 24th, 2026 is: Fix the House, Fund the Dream: Smart Financing When Cash Is Short. 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 Ed Hill of Masters Roofing 

(Jo) 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.  You also keep your customers happy with other types of exterior home repairs.    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)

 

Amelia Allison’s story-Be frugal-Be Focused to live the adventurous life 

 

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 duplex or a four-plex—a home with up to four living units.  Her plan was to live in one unit and let the rent coming in from the other 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.   

(Comments from Ed )

 

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.  

(Jo) What is dream that YOU want to fund?  Let’s explore some smart financing options that will position you to succeed, even if we have to use down payment assistance, or take a creative route to handle repair issues.  Connect with me at (901) 482-0354 or at www.JoGarner.com.   I can assist you in finding the right mortgage program. My mortgage team can help make the mortgage process EASY.     

            

(Jo) Ed Hill of Masters Roofing, you have some tips to homeowners who need a roof repair or replacement when they are short on  cash.  You have a lot to share on this topic.  Since have a few minutes before we go to an advertising break, let’s go ahead and get started. (Ed starts launching into some of his topics until break.  (about 3-4 minutes)

 

 

 

 

 

 

OUTRO: You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. What do YOU want to accomplish with YOUR mortgage?  I can make the mortgage process EASY for you with the right mortgage. Connect with me at JoGarner.com   When we come back, we will be hearing more from Ed Hill of Masters Roofing. We have Mark McLaurine joining us of Refrigeration Unlimited, your heating and air man. Stay tuned. 

 

 

 

 

2nd segment is after first   break  8 minutes 50 seconds

 

 

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

1. (Ed Hill)  What’s the difference between “DIY roofing” and “professional roofing”?
   A: About one emergency room bill)

Ed)  : About $3,000.

 

(Jo) Today on Real Estate Mortgage Shoppe, we are talking about “Fix the House, Fund the Dream: Smart Financing When Cash Is Short.” 

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 in Bartlett, TN 901 273-6594

Mark McLaurine of Refrigeration Unlimited Heating and Air  901 216-7782

 

 

 

2^ND SEGMENT  8MINUTES 50 SECONDS 

 

TALKSHOPPE TIP

MARK MCLAURINE OF REFRIGERATION UNLIMITED 

https://myhvacman.com/  (901) 216-7782

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 

 

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 www.TalkShoppe.com (shoppe)  For our Talk Shoppe Business Tip today we have Talk Shoppe sponsor Mark McLaurine of Refrigeration Unlimited.  Mark you are known as the Heating and Air Strategist because you not only repair or replace a system when needed, but you find the problem and fix it so it does not plague the homeowner again.  You look for ways to save that homeowner real money.  Mark McLaurine,  what is your Talk Shoppe Business Tip for Real Estate Pros?  

(Mark McLaurine gives his 1-min or so tip)   Mark McLaurine, Heating and Air Repairman, Replace man and overall strategist (901) 216-7782

Mark McLaurine of Refrigeration Unlimited shares a tip (about 1 minute)

During this cold spell, Mark recommends we change our filters so that our heating systems do not burn up.   Over this extremely cold weather period, your heater is running at full effort without a break.  If you filters have not been changed, this could cause your heater to burn up.   CHANGE YOUR FILTERS every 3 months. 

(Just in case you don’t have a tip ready, here are some suggestions )

• What to inspect yearly (roof + HVAC)
• Preventative maintenance that saves thousands

 

 

TOPICS COVERED BY ED HILL OF MASTERS ROOFING 

 

 

 

Homeowners love their homes, but let’s face it, they are stressed out sometimes when their homes need minor repairs or even major upgrades relating to  water heaters, heating and air, plumbing or roof replacement.

With regard to roof replacement, it is fairly common to discover without warning that a sudden hail, wind or rain storm damaged the roof and the interior of a home.

Most families do not have enough money set aside for roof repairs or roof replacement. Even if they do, often other pressing needs are competing for those dollars.

What can homeowners do when funds are tight and there is storm-related damage on the roof or even inside the home due to leaks or fallen trees? 

That’s where a state-licensed roofing contractor can offer expert advice and guidance to minimize further damages and the perfect action steps in the correct sequence to work with your insurance agent and insurance company under the terms of your policy to provide funding for the needed repairs or replacement in a timely manner.  

1. On site property inspection and damage assessment.
2. Proper documentation of the damages.
3. Communication with the insured, agent, and insurer. 
4. Immediate remediation steps and referrals as needed.
5. Official filing of a claim with the insured to insurance.
6. On site consultation with insurance adjusters.
7. Comparison of contractor bids and insurance settlements.
8. Supplement requests to the insurer for adequate pricing.
9. Performance of work specified in the insurance settlement and documentation of completed work and filing for the release of depreciation held back by the insurance company.

 

Ed Hill, Senior Consultant, Masters Roofing started in the home services industry in 2001 and has worked in the roofing industry since 2008.  He is also founder and host of MemphisHomeMaintenanceShow.Podbean.Com which is heard nationally and internationally.  He has helped about 1500 homeowners deal with the complexities of insurance roof storm damage claims and roof replacement. Contact Ed directly by call or text to 901-273-6594 to discuss questions and seek advice or assistance with insurance roof storm damage claims.

Photo attribution https://www.vecteezy.com/free-photos/family

 

3^RD SEGMENT 12 minutes

 

 

• For Did You Know  today…(see if you can guess the answer before we do)  Ed Hill gives hints
• Trivia Question:  
  Which legendary Memphian said he was “born very poor,” but rose to become a global music icon and Oscar winner? 

Hint #1   The answer for this trivia question is NOT Elvis Presley

Hint # 2 He grew up in extreme poverty, overcame enormous obstacles, and became a worldwide star—most famously for “Theme from Shaft” and his major success as a musician and actor. 

• Mark McLaurine guesses the answer    ANSWER: ISSAC HAYES
•  
• Something to ponder:   “Your starting point doesn’t determine your finish line.”

 

(Jo)  Today on Real Estate Mortgage Shoppe, we are talking about “Fix the House, Fund the Dream: Smart Financing When Cash Is Short.” 

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 in Bartlett, TN 901 273-6594

Mark McLaurine of Refrigeration Unlimited Heating and Air  901 216-7782

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

 

Preventing Repairs from Punching a Hole in Your Family’s Home Purchase- Cannon and Carol Chrisley’s Story

 

Cannon Chrisley and his sister Carol needed to buy a home that was big enough for their mother to live with them.  After a long search, they found a home with a special area where their mom could have her own space separate from everyone else.  The catch?  The home needed some repairs that the realtor warned would probably need to be completed BEFORE closing in order to meet requirements from an appraisal. 

            

            Sometimes buyers are thrown into a dilemma over who is going to pay for repairs after they have paid  hundreds of dollars for a home inspection and an appraisal. If the buyers can’t pay for the repairs before closing and the seller refuses, the buyers have lost their money. 

A good realtor can spot repairs that mortgage companies typically require to be done before closing so that the buyer and seller can negotiate into the contract who will pay for them BEFORE the buyer pays money to have the home inspected and appraised. 

If an appraisal list repairs that affect the structure, sanitation or security of the home, mortgage companies tend to require these repairs to be completed BEFORE closing . 

Structural:  Rotted wood, electrical, plumbing or heating and air that do not work properly, roof leaks, missing shingles, foundation problems, damaged drywall, flooring 

Sanitation: Mold, drainage problems, other toxic items present

Security: Doors that don’t lock, broken glass,  unsecured access points into the house from COST 

(Text me or call me at (901) 482-0354 or connect with me at www.JoGarner.com and I can send you my 2-page  Do’s and Don’ts for a Smooth Mortgage Process

 

There are several ways to help buyers like The Chrisley’s.  

They could agree with a clause in the contract on how much the seller will pay toward any required repairs—if any appear on the appraisal.   In some cases, the needed repairs were obvious and the sellers agreed to pay for them and have them done before closing. 

In other situations, the sellers would not have the money to pay for repairs until after closing. If the appraisal mentioned some of these key repairs, the seller or buyer might agree to have the repairs completed a day or two before closing (AFTER the buyer is fully approved on the mortgage subject only to the repairs being completed.) Some contractors will do the work before closing and get paid a day or two later when the home closing occurs.  

In still other transactions, a lender might allow repairs done right after closing as long the cost of the repair is put into an escrow account at the title company.  When the appraiser goes back out and confirms the repairs are done, the money is released   from escrow to pay the repair contractor.  

There are several different ways to negotiate repairs to be completed, but it helps to already have some agreement in place before the buyer pays hundreds of dollars for a home inspection and an appraisal.  

 

Other Ways to Find Extra Funds to Buy a Home Or Repair One That Needs Repairs

1. Using a Renovation and Repair loan would assist in funding the repairs, but it does require more money down and a little higher 
2. than market rate. 
3. Borrowing against your 401k retirement 
4. Getting an equity line (be sure they won’t require repairs to be fixed

REFINANCE STRATEGIES PEOPLE ARE USING IN THE 2026 REAL ESTATE MARKET

 

One of the best tools for redesigning your financial life is using a mortgage refinance when it makes sense. 

#1. Cash out refinance to combine your low balance first mortgage and high balance, higher interest rate debt into one single digit, fixed rate mortgage.  When you can save several hundred dollars a month on a cash out refinance, consider using the extra savings to pay the mortgage off early. 

#2.  Cash out refinance to buy an additional property

#3. Cash out refinance to modify your home to fit the way you want to live in your home. 

 

#4. Cash from other sources 

 

 

 

            MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, LET’S DO IT TODAY.  I can make the mortgage process easy. Connect with me at www.JoGarner.com   You can email me at Jo@JoGarner.com or call me at (901) 482-0354 

 

 

4^th Segment  8 minutes and 50 seconds

 

 

(THE SONG UpBeat Inspirations  PLAYING IN BACKGROUND )    INSIGHTS & INSPIRATION  Jo shares this story

“The Bucket and the Roof”

There was a homeowner named Maria who noticed a small stain in the ceiling after a heavy rain. It wasn’t a big leak—just a little brown circle. She could’ve ignored it. Most people do. But Maria said, “Small problems grow when you pretend they’re not there.”

Instead of buying something extra that month, she took that money and had a roofer inspect the roof. They found a small spot where water was slipping in. The repair was simple—quick, affordable, and done before it caused damage.

A year later, her neighbor had the same problem—but waited. That “little stain” turned into soggy insulation, mold cleanup, and a much bigger bill.

Maria didn’t have more money than anyone else—she just handled it sooner, not later. And over time, that habit helped her build savings, protect her home, and grow her financial confidence.

Because the truth is: when you take care of your money and your home right away, success doesn’t just happen to you… it finds you.

 

 

(Jo) Today on Real Estate Mortgage Shoppe, we are talking about “Fix the House, Fund the Dream: Smart Financing When Cash Is Short.” 

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 in Bartlett, TN 901 273-6594

Mark McLaurine of Refrigeration Unlimited Heating and Air  901 216-7782

REAL ESTATE TIP OF THE WEEK 

Mark McLaurine of Refrigeration Unlimited has  about 1 minute to share another tip from his industry  

Tip:  Have your heating system maintained and serviced every year.   Heating systems can get worn out and when the heat exchanger cracks, carbon monoxide can start leaking into your home. Breathing carbon monoxide can cause death. 

Ed Hill of Masters Roofing can share a tip  (about 1.5 minutes)

During this winter storm weather we are experiencing in the MidSouth this weekend, your roof may suddenly start leaking.  This is likely due to ice building up under the shingles and draining into the house.    Have some buckets and towels available to put under the leaks to prevent further damage to your home.  Call Ed Hill and he will come out and make some repairs to prevent the problem during the next winter storm. 

Check out Ed’s podcast at www.MemphisHomeMaintenanceShow.podbean.com  

 

Jo Garner’s tip 

If you want to buy a home or refinancing and have discovered you need to get some repairs completed before closing. If you are short on funds, we can find come creative ways for you to get the repairs done, even though you are short on funds. 

 

What do YOU want to accomplish with YOUR mortgage?  I have the knowledge and experience. Let’s look at traditional mortgage products, alternative mortgage products and even combinations of products. I can help you get you what you need and make the mortgage process EASY.     Jo Garner, Mortgage Loan Officer 901 482-0354   www.JoGarner.com 

 

 

ANNOUNCEMENTS:   

Talk Shoppe equips with education, engages by offering connection opportunities between business people and empowers businesses in a supportive community. Talk Shoppe meets every Wednesday 9A-10A CT at Independent Planning Group’s conference room 110 at Clark Tower 5100 Poplar Ave 1^st floor Memphis, TN

(Thank you Ben Hunter 901 660-2912 outstanding Financial Professional at Independent Planning Group for being Talk Shoppe’s location sponsor)

Talk Shoppe on Wednesday January 28th, 2026 9AM  for the Mastermind Principle based on the book Think and Grow Rich by Napoleon Hill. Come ready to share some good business practice ideas and receive some ideas from fellow business people in your small group.

Talk Shoppe says thank you to the generous sponsors who make the free education and networking possible to our local business community. Thank you to Clint Cooper and Valerie Smith at Redeemers Group (Foundation and Crawl Space repair.)  If you are dealing with cracks in your walls, brick or doors and windows suddenly don’t open and close easily,  Maybe your crawl space needs some work, contact Redeemers Group at www.RedeemersGroup.com 

SPECIAL NOTE: REAL ESTATE MORTGAGE SHOPPE DOES NOT ENDORSE 100% OF THE CONTENT ON THIS EPISODE.  REAL ESTATE MORTGAGE SHOPPE  RECOMMENDS THAT YOU CONSULT WITH A FINANCIAL, LEGAL OR OTHER CERTIFIED, LICENSED PROFESSIONAL BEFORE ACTING OR INVESTING ON ANYTHING YOU HEAR OR SEE FROM THE CONTENT ON THIS SHOW OR BLOG POSTS. THE INFORMATION WE SHARE ON REAL ESTATE MORTGAGE SHOPPE IS GENERAL IN NATURE MEANT FOR GENERAL EDUCATIONAL PURPOSES ONLY, AND NOT AN OFFER TO LEND.  EXAMPLES GIVEN FOR ILLUSTRATION PURPOSES ON REAL ESTATE MORTGAGE SHOPPE AND MOST ARE BASED ON TRUE STORIES BUT WE USE FICTIONAL CHARACTERS AND DO NOT DIRECTLY REFLECT REAL PEOPLE OR EXACT DETAILS IN ANY OF THE SITUATIONS. JO GARNER IS A LICENSED MORTGAGE LOAN ORIGINATOR. (EQUAL HOUSING OPPORTUNITY)

 

• QUOTE CORNER “I have enough money to last me the rest of my life… as long as I don’t buy anything.” Anonymous

 

 

ACKNOWLEDGMENTS AND CREDITS

REJOINDERS:  

1. Donna Roach of Hearthside Senior Living in Bartlett, TN 901 651-2503
2. David Corwin, Rural Housing USDA  Harrisburg, PA
3. Dan Sater, author of Top Twenty Toxic Credit Mistakes  Long Island, NY

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 ED HILL OF MASTERS ROOFING

Ed Hill has been in the residential roofing industry since 2008 and has been Senior Consultant with Masters Roofing Memphis TN since 2010.  He has personally assisted about 800 homeowners with roof replacement and many others with roof and exterior repairs.  He is an active member of the Greater Memphis Business Network International chapter and is the official Masters Roofing consultant to TPC Southwind.  He holds three earned degrees including a doctorate but tries not to let those get in his way of serving his customers!  For free roof advice, free inspections, and free estimates and bids for roof replacement or roof repair call Ed Hill at 901-273-6594. Learn more at #EdHillMastersRoofing and at MemphisHomeMaintenanceShow.Podbean.Com 

 

Ed Hill, Senior Consultant

Masters Roofing

2845 Stage Center Cove

Bartlett TN 38134

901-273-6594

EdHill.MastersRoofing@gmail.com

www.mastersroofing.com

TN State Licensed Contractor #00067521/ Reciprocal Licenses MS & AR

BBB A+ Accredited Member Business

Platinum Preferred Contractor Owens Corning / GAF Master Elite Installer

Guild Quality Member / Angie’s List

www.EdHillMastersRoofing.webs.com

Podcast https://MemphisHomeMaintenanceShow.podbean.com

You Tube Channel: Ed Hill Masters Roofing

http://Instagram.com/EdHillMastersRoofing

www.Facebook.com/EdHillMastersRoofing

 

 

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.