Today we are going to give you some tips on how to strategize the top four aspects of getting your mortgage approved. Want to add thousands in value without spending a fortune? Appraisers Tom King and Allen McCool will be talking about what to fix, what to skip, and what can sink your loan before you ever list your home.
Host: #JoGarner #MortgageLoanOfficer “MortgageExpert 901 482-0354
Co-Host: #TomKing #MidSouthAppraiser Bill King Co. 901 487-6989
Special Guest: #AllenMcCool #HomeAppraiser Stephenson & Associates 901-550-2100
Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes www.JoGarner.com
#appraisalvalue #mortgageapproval #memphismortgage #memphisappraiser
#realtor #homebuyer #homeseller #mortgagerefinance
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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 is: “My Home Appraisal & My Mortgage Approval-What Adds Value & What Mistakes to Avoid.”
Tom King, our expert appraiser with Bill King Appraisal Company has got some good advice for you or someone you know about home values and appraisals. Also joining us on Real Estate Mortgage Shoppe is appraiser Allen McCool of Stephenson and Associates.
Today is August 2nd, 2025. If you have a question about home appraisals or getting a mortgage approved, call us in the studio at (901) 535-9732
Introducing Our Appraiser Experts
Tom King of Bill King Appraisal Company
(Jo) Tom King, our expert real estate appraiser is co-hosting our show. Besides over 40 years of home appraising, Tom has done a lot of daring sky dives in his life—he knows how to keep a list of mistakes to avoid for that hobby too. I think you said there is a motto in skydiving—“if at first you don’t succeed, skydiving is probably not for you.” Take a minute or so and tell our new listeners a little bit about yourself and the types of appraisal services you offer your clients.
(Tom has about a minute or so to intro himself and talk about services he offers)
Allen McCool, Appraiser with Stephenson and Associates
(Jo) Allen McCool, long-time, very experienced appraiser with Stephenson and Associates is
joining us for the first time on Real Estate Mortgage Shoppe. Allen, like Tom, you are also
multi-talented. Allen, not only are you an often recommended and respected real estate
appraiser, but you are a talented drummer, guitar player, singer a composer.(check out his
music on www.AllenMcCool.com Wow! So much talent in the room. Take a minute or so and
tell our audience a little about yourself andwhat services you offer your clients. (Allen has
about a minute to share a little about himself and the services he offers his clients.)
(Jo) We have a topic today that I believe a lot of our listeners can relate to in one way or another. If you have been involved in buying or selling or financing real estate, you can definitely relate. Even if you’re not into real estate, think about a game you frequently win like in sports. Even if you are a good card player or like our guest, Allen McCool, an accomplished musician. Think about the things that make you really good at what you do. What do you always add to the process that helps you win? What mistakes do you avoid while you’re are doing what you do well?
Strategy For Success on the Mortgage Approval-Stevie’s Story
FOUR KEY STRATEGIES FOR MORTGAGE APPROVAL
- Funds to Close 2. Credit 3. Income-to-Debt Ratios 4. Collateral Property
Whatever Stevie had ever wanted in life, she had to work for it, which was fine with her because her victories were sweeter and the next dream was just a few rungs up on the ladder. She had worked for a few years for a company that didn’t appreciate all the extra contributions, so she started her own business in the same industry 2 years ago.
Some of Stevie’s friends had purchased homes, some had gotten married and started growing their family. The ones that seemed to be doing better where the friends who had purchased a home a few years ago and had a low, fixed rate mortgage.
She felt like her student loans and a couple of accidental credit dings were keeping her tied into staying put paying rent to her landlord. Stevie talked to a mortgage lender who confirmed that she did not show enough income on her tax returns to cover a house payment and her other debts. She did have some savings in her business account, but her credit score was on the lower side.
How could she get a mortgage to buy the house she wanted to buy and step up one more rung on the ladder of her dreams? She would use strategy. Using some advice from the mortgage officer, Stevie paid down her credit cards to show she only used a small percentage of the credit limit available on each credit card. She saw her credit score move up several points. (Credit strategy )
She started paying herself from the business savings account and putting the money in her personal business account, leaving enough in her business account to run the business. (Verified funds to close)
Income –The loan officer told her that she could use some of her funds to pay off some debt to get her income-to-debt ratios low enough to qualify for some down payment assistance. (Income Strategy)
Collateral- The houses she wanted were still too expensive. Until— until Stevie’s realtor found a home a little further out of the city that was in good condition but needed updating. The large attic had a walk-in area upstairs. Some flooring and sheet rock would make a flexible space for storage and later an extra office space. The price was right. Stevie knew she would have to update and improve this house over time, but it would make her a homeowner, building some equity for herself and stepping up one more rung on the ladder. (Collateral step-up house)
That’s Stevie’s story. What’s YOUR story? What do YOU want to accomplish with YOUR mortgage? Make your plan. Let’s work your plan. If the deal works today, let’s DO IT TODAY.
(Jo) We have two very experienced real estate appraisers in the studio. Tom King and Allen McCool, what are some of the most common misconceptions people have about their appraisal values? (Tom and Allen can share some of their wisdom until the 9:15 break and continue when we get back from 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 appraiser Tom King of Bill King Company and Allen McCool of Stephenson and Associates.
2nd segment 9:18 am – 9:30 am
2nd segment is after 9:15 break from about 9:18Am to 9:30 AM break
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TOPICS BY TOM KING, APPRAISER WITH BILL KING COMPANY
TOPICS BY ALLEN MCCOOL, APPRAISER WITH STEPHENSON & ASSOCIATES
Poplar Appraisal Topics
“Want to add thousands in value without spending a fortune? Learn what to fix, what to skip, and what can sink your loan before you ever list your home.”
CALLER: DEE B. Germantown TN Question #1
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“Renovations That Actually Boost Value—And Ones That Don’t”
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Appraiser breaks down high-ROI upgrades (kitchen, baths, energy efficiency)
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“Curb Appeal vs. Appraisal: What Really Counts?”What cosmetic updates impress buyers vs what actually raises appraised value Example of a quick weekend project that could pay off well
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“Don’t Over-Improve Your Home: Know Your Neighborhood Ceiling”
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When home upgrades stop making financial sense
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The danger of becoming the most expensive house on the block
4. “DIY Disasters: When Good Intentions Lower Your Value”
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Appraiser horror stories about unpermitted work or poor craftsmanship
5. “Appraisal Pitfalls That Cost Sellers Thousands”
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Clutter, access issues, outdated systems—what appraisers often flag that mortgage companies require to be repaired before closing (Repairs dealing with Structure, Sanitation, Security of the home)
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How to prep your home for appraisal day
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“Mistakes That Tank a Refinance Appraisal”
9. “What NOT to Do Before an Appraisal”
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Don’t start major construction, don’t block access, don’t assume Zillow is your value
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Lender perspective on appraisals under tight loan timelines
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3rd SEGMENT 9:35 AM-9:45AM)
TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER
What Adds Value and Avoiding Mistakes on Your Mortgage Approval
Earlier in the show we shared Stevie’s story and the four ways she had to strategize with the help of her mortgage loan officer to overcome challenges with credit, not enough income, funds to close and getting a house she could afford.
I can help you strategize like Stevie did. You can buy a home, get a mortgage approved too.
The four most important factors of getting a mortgage approved are:
First: Funds to close. The more money you put down, the more equity you have in the home is the top priority in getting a loan approved. (if you have enough of your own money in the transaction, you are probably not going to walk away and you are not likely to miss a mortgage payment.
Second: Credit. If you are paying your bills on time and not getting over extended, lenders she this as part of your habits and character that will establish that you will also make your house notes.
Third: Income-to-Debt Ratios. It is important that you review your bank statements and credit card statements to see what income you have coming in and how much of that is being paid out in debts. Try buying lesser priced things, substitute and barter to make room in your budget to afford the house you want. Know your OWN comfort level on a house payment amount. Know your OWN maximum limit on how much you can pay down to buy a home. You may need to strategize some more to get a home you love and can afford.
Fourth: Collateral. The home you buy needs to be in good condition (unless you are doing a renovation mortgage or new construction ) The home must have an appraisal value that is at least the amount of the sales price or more. The title on the property must be clear with no liens against it.
Macon and Marta- Mortgage Approval Strategy Moves Outside of the Box
Macon and Marta’s story was similar to Stevie’s story because they owned their own business and wanted to buy a home. Macon and Marta had money saved to put down but two lenders had already turned them down for not showing enough income on the tax returns. Their winning strategy was to use an outside-of-the-box, in-house mortgage that only looked at their business bank statements and not the tax return to determine their income. They had to put down a minimum of 20% to get this loan. The rate was about the same as on a traditional loan and it was a 30 year fixed rate affordable loan.
As a mortgage officer, I have been able to work with so many home buyers or peoplerefinancing who are using outside-the-box mortgage programs. Most of these programs require a minimum of 20% down payment with okay credit. There are loans that verify income with just bank statements, some programs usa simple Profit and Loss Statement, a 1099 or stated income loan. Contact me and we can look for the right mortgage program that works for YOU.
IMPORTANT DO’S AND DON’TS FOR SMOOTHER LOAN PROCESSING
From: Jo Garner, Mortgage Loan Officer NMLS# 757308 (901) 482-0354
PLEASE REVIEW, INITIAL EACH SECTION & SCAN TO JO@JOGARNER.COM
12-minute video version https://www.youtube.com/watch?v=CkBoEhqmmb0
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It is vitally important that you do not change anything on your asset statements after Jo has reviewed your bank statements. Any decrease in your assets could make or break your loan approval or cause a delay in your closing. ANY LARGE DEPOSIT NOT PAYROLL RELATED NEEDS TO HAVE THE SOURCE DOCUMENTED. (You can get images of the deposit and copies of deposit slips from your bank.)
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If you are legally married, and buying or refinancing a primary residence, even if your spouse is not on the loan nor on the title, your spouse will be required to sign a few key documents to keep your title clean under the state law. Change in marital status could cause problems on title.
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When it comes time to provide bank statements or any asset account, or tax return, it is necessary to provide ALL pages of the statement, even if it is a blank page. On asset account statements, make sure the name of the bank, your name and at least part of the account number appears on any bank documentation you submit to us. (no strike-throughs or white-outs)
(If you turn in a 401k statement, please get a letter from the administrator stating terms of the plan including terms of withdrawal—even if you are not withdrawing funds)
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Please do not make any changes to your income or manner of payment from income from your business or employment. When it is time to send tax returns, please send ALL pages including any K-1s if applicable. Even if your income is increasing, under current loan guidelines some methods of income payment are not allowed to be counted as qualifying income so it is important to let your loan officer know of upcoming changes right away to make sure the type payment of income is acceptable for loan qualification purposes. If you own 25% or more of a business, please send all pages of the business tax returns for the past 2 years also. (In some cases underwriting may require a year-to-date Profit and Loss for self-employed borrowers.) Note: If your IRS transcripts or tax returns indicate that taxes are owed, you must document the source of funds to clear the taxes owed or show proof of accepted payment plan and proof of three months payments made to IRS or other agency to clear debt.
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(Some mortgage products do not require tax returns at all-check with your mortgage officer for a personalized list of documents needed for your specific loan)
(PLEASE DISCLOSE ANY PAYMENT PLANS MADE TO IRS OR OTHER OUTSIDE AGREEMENTS THAT MAY NOT SHOW ON THE CREDIT REPORT. THESE PAYMENTS NEED TO BE CALCUATED TO DETERMINE YOUR TRUE DEBT-TO-INCOME RATIO.
PLEASE DISCLOSE ANY IRS OR OTHER LIENS THAT MIGHT SHOW UP ON OTHER REPORTS CONNECTED TO YOU. NOT DISCLOSING THESE CAN JEAPORDIZE YOUR LOAN APPROVAL LATER IN THE PROCESS)
PLEASE DISCLOSE ANY RECENTLY ACQUIRED OR EXTENDED DEBT OR UPCOMING DEBT OBLIGATIONS
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If you file your tax returns right before or during the loan process, this can delay your loan process by a month or more due to the time it takes the IRS to fully process and log your numbers into the government required IRS third-party transcript for that tax return that must be included in your loan file. You may consider filing an extension on filing your IRS return in order to avoid this delay. (Underwriting may ask for a year-to-date Profit and Loss for self employed borrowers.)
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Do not open any new credit accounts (and especially not a 12-months-same-as-cash account.) Do not add balances to any existing credit accounts. Do not apply for any new credit during the loan process. Do not make any changes on your credit status.
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Please check your tax returns and make sure you do not have any undisclosed business losses. If so, please notify your loan officer.
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Make sure that you keep your accounts paid current during the loan process. Even though you are planning to pay off an account at closing, please do not allow this account or any others, including any mortgages, to go 30 days late even if the closing the delayed. (This could cause your credit scores to drop right before closing and jeopardize your loan approval.)
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Use funds for closing DIRECTLY from the account where we have verified your funds. If funds come from a different account, it can delay or jeopardize your closing . Also do not move money from the account where funds were verified to another account to access for closing. Funds must come DIRECTLY from the account where funds were verified and not moved to a different account for any reason. Earnest money must come from the account that you will be fully documenting.
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REMEMBER, AT CLOSING THE FUNDS WILL NEED TO BE IN THE FORM OF A CASHIER’S CHECK AND/OR WIRE PAYABLE TO THE CLOSING AGENT. You will need 2 forms of ID at closing including drivers license. All borrowers and interested parties will need this documentation at closing.
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If you are on any of the accounts we are verifying with another person, you will need to get a short letter, dated and signed by the other person identifying the account and stating that you have full access to the funds.
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If there will be a full appraisal on the property you are financing, please inspect the subject property for repairs that may be required prior to closing by the appraiser. Some common required repairs are leaky roof, rotted wood, peeling paint, torn flooring, broken tile, non-functional plumbing, electrical or HVAC systems, drainage problems, holes in sheetrock, broken windows, foundational problems, termite damage, hazardous waste on property, etc.
If the property is in a flood zone, flood insurance will be required. Appraisal values are determined by the assigned appraiser. Comparable property sales over the last 6 months to a year on houses like the subject property in the subject property neighborhood are used to determine the official value used by the mortgage company. Government guidelines require the mortgage company to order an appraisal and have the appraiser to be assigned to the property by a third-party, government approved order agency separate from the mortgage company.
The mortgage company must order the appraisal from the approved agency. Appraisals from other mortgage companies and appraisals ordered by anyone else, are not qualified to be used under current loan regulations.
If the appraiser notes repairs on the appraisal, it is very possible he/she will need to reinspect the property to make sure repairs are completed in a workmanlike manner. Appraisers charge an extra fee to do this which could increase your costs at closing.
If the property that will be appraised is classified as a manufactured home, modular home or mobile home, not build onsite, please let the loan officer know right away. Homes that were not completely built on the site where they are located can require a different mortgage program with different guidelines. (Examples of homes that may require a unique loan program are manufactured homes, mobile homes, condominiums, cooperatives, geodesic homes, barndominiums, berm homes, log cabins, homes with multiple parcels or with more than one home on the property, properties with income producing business activity, properties with more than 4 units.) Appraisal fees are not refundable.
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If you are refinancing your home, please make sure the home has not been listed for sale on the market within the last 6 months. REMEMBER THAT ON A PRIMARY RESIDENCE, THERE IS A 3 DAY RIGHT OF RECISSION BEFORE MONEY IS DISBURSED.
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Anyone on the loan and/or on title or spouses of the owner occupant do not leave town during the loan process and closing period. We need all parties available to provide supporting documents as needed until the closing is funded.
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)Due to the new TRID government lending guidelines, there are mandatory delays set up throughout the process, giving you a chance to review the terms as the process moves forward. If you change anything that triggers a change in the final terms after final disclosures have been sent, this could delay your closing to wait on new documents to be received by you and the mandated delay period completed. (remember 3-day recission period from closing to funding on a refinance of primary residence)
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Due to a rising number of incidences of hackers/scammers attempting to redirect wired closing funds, please do NOT have any funds wired before verifying the wiring information with your loan officer and the attorney’s office. There may be additional steps to take to ensure your money is wired to the correct account.
Let’s you and I talk about YOUR plans to save on your mortgage costs or your plans to build your real estate portfolio. But you have to talk with me personally so I can work with you. You can connect with me at www.JoGarner.com or call me directly at (901) 482-0354. MAKE YOUR PLAN, LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, DO IT TODAY!
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
REAL ESTATE TIP OF THE WEEK
Tom King and Allen McCool share a tip about real estate appraisals: (about 1.5 minutes)
Jo Garner
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 1st 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 August 6th, 2025 “Catastrophic Storm Damage Recovery: From Devastation To Complete Restoration”
Talk Shoppe says thank you to the generous sponsors who make the free education and networking possible to our local business community.
One of those sponsors is Chuck Bohannon, MidSouth Booking agent for Santa Claus. Bring more value to your summer parties and going back to school parties too. Invite Summer Santa Claus to be part of your event. Contact Chuck Bohannon at 901 619-6436
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MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, DO IT TODAY.
Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes at www.JoGarner.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:
CoolFunnyQuotes.com “I never make the same mistake twice. I make it three or four times, you know, just to be sure.”
ACKNOWLEDGMENTS AND CREDITS
REJOINDERS:
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Pat Goldstein, Realtor with Crye-Leike Realtors
- Rob Draughon and Shelley Rothman of Griffin, Clift, Everton and Maschmeyer Law Firm 901 752-1133
- Saul Klein, The Data Advocate, San Diego CA
Transitional Music: “Price Your House Right” Realtor Parody of “Hallelujah” by Leonard Cohen; “More Than A House” Real Estate Parody; “Price Your House Right” (Reprise) Realtor Parody of song “Hallelujah” by Leonard Cohen
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
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ABOUT TOM KING, REAL ESTATE APPRAISER
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
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.
In addition to her work in the mortgage field, Jo Garner is the primary sponsor and founder of Talk Shoppe in Memphis. www.TalkShoppe.com 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 www.JoGarner.com Pick up Jo Garner’s book on Amazon or Barnes Noble “Choosing the Best Mortgage-The Quickest Way to the Life You Want”