Nail the Upgrade: Best Home Improvements to Enjoy Your Home and Improve Your Finances

 

“Nail the Upgrade: Best Home Improvements to Enjoy Your Home and Improve Your Finances.”

                    

 

What upgrades can you make to your home and finances to bring you the most return on your investments. From accessorizing your roof to better credit and less debt

Host #JoGarner #MortgageExpert 901 482-0354

Co-Host #EdHill #MastersRoofing 901 273-6594

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

#improvecredit #eliminatedebt #homebuyer #roofrepair #roofreplacement #homeimprovements

 

 

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, March 21^st, 2026 “Nail the Upgrade: Best Home Improvements to Enjoy Your Home and Improve Your Finances.”

Thank you to real estate attorneys Shelley Rothman and Rob Draughon of Griffin, Clift, Everton and Maschmeyer Law Firm for sponsoring this episode of Real Estate Mortgage Shoppe.   For the title work and closing on your home purchase or refinance, contact Rob and Shelley at 901 752-1133.

Introducing Ed Hill of Masters Roofing 

www.memphishomemaintenanceshow.podbean.com 

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)

 

The Flannerys- pushing from heavy hardships to homeownership

  

One particular young family, the Flannerys, lost their jobs, their cars and their home during the economic downturn around 2010.  They had two young children and yearned to own their own home again so their children could play outside safely and not be cooped up in an apartment. 

The loss of the car and health issues delayed this couple getting the better-paying jobs they needed so the cycle of hardship pressed down on them.   Mr. Flannery said, “Time after time I would finally get up on my feet and something else would crash in on me and take me down again.   It was like a terrible movie where you just want to click off the television, but you can’t because the movie is about you and you are the actor on the stage and the film is still rolling.” 

The Flannerys considered signing up for a program to help them resolve some debt issues, but there was a cost to the program.  They tried something else but it didn’t work either. No quick fixes. They went to a special meeting about managing finances at church one evening and that is where I got to meet the Flannerys.  

Through a strong faith in God and just tenaciously working on their budget and applying any extra to paying off some debt and paying down some credit cards, the Flannerys emerged debt-free a few years later.  I got to be on their homebuying journey as their lender.  It was a spectacular celebration that day at the loan closing.  

 

How to upgrade YOUR credit

 

 

• Pay credit cards down below 30% of limit (ideally under 10%)
• Make all payments ON TIME (even one late payment can drop scores fast)
• Ask for credit limit increases (without adding debt to keep your ratio of balance owed to credit limit VERY low)
• Avoid new credit inquiries before applying for a mortgage
• If you have NO credit, you can apply and get a secured credit card where you put up $300 or so and get a credit limit of $250.        This credit card is a tool only.         For the best results, never, not even for one day, allow the owed balance to go over $25 or 10% of the credit limit.  Make your payments on time every month. After 6 months, this card can improve your credit from zero to a decent score that can get you good terms on a mortgage or a car loan. 
• There are some other tools you can use to improve your scores quicker. Call me and let’s discuss your specific situation. 

What NOT to do for your credit 

Don’t close revolving credit card accounts.

Don’t immediately pay off collection accounts or charged off accounts unless you have a few months for your credit scores to recover following the pay off of  these derogatory accounts. 

If you are in the process of getting a mortgage, don’t open a new account.   Don’t even let anyone check your credit until AFTER you are closed and your new mortgage funded. 

Your credit score isn’t about how much you make—it’s about how you manage what you’ve got. The higher your credit score, the lower your borrowing cost

Want to make some upgrades to your credit?   Let’s nail your credit upgrade so you can buy a home or refinance and restructure your finances for a better life.   I can help you get the right mortgage and make the process EASY.   Call or text me at 901 482-0354   JoGarner.com 

(Jo) Ed Hill of Masters Roofing, what are some ways we can accessorize to improve value and enjoyment on the roof?   (Ed has about 3-4 minutes before break to start sharing some of his topics)

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.   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:

I’m driven in but never drive. What am I? 

ANSWER   Nail

Q: Why did the roofer bring a ladder to the bar?
A: Because he heard the drinks were on the house! 

 

Today on Real Estate Mortgage Shoppe we are talking about “Nail the Upgrade: Best Home Improvements to Enjoy Your Home and Improve Your Finances”

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

____________________________________________________________

 

TOPICS COVERED BY ED HILL OF MASTERS ROOFING 

 

 

 

ACCESSORIZING YOUR ROOF IN 2026! 

Accessories make a new outfit pop ladies may say and men are no different in accessorizing their golf equipment or hunting gear.  Whether it’s a new handbag or a new golf bag, accessories are must haves for many people! 

Roofs are people, too, and the word on the slopes is that roofs LOVE accessories.  Work with me here. 

Did you know that roofs can have accessories?   Often homeowners and business owners think that a roof is a roof, just a bunch of shingles nailed down and then they hope it works well for the next 30 years. That’s so 1950’s.

Roofs have come a long way in the last decade or two. Here are a two types of several available roof accessories that recently have become more sought after and offered by reputable roofing contractors. 

The items are not required in many locales, so when replacing or upgrading a roof, be sure to ask your contractor about what you roof requires whether local codes require it or not.   Remember, this roof is your roof that your will depend on for years to come. Be proactive to make sure your roof will be able to serve you well. Accessories not only make the new outfit pop and make the golf game or hunting trip go better, but they make your roof work better and look better, as well! 

Ed Hill, Senior Consultant with Masters Roofing, a state-licensed roofing contractor. He started in the home services industry in 2001 and has provided helpful advice and red carpet, white glove customer service to over 2000 homeowners and business owners. He is founder and host of the home improvement international podcast, MemphisHomeMaintenanceShow.Podbean.Com  Ed is also a monthly co-host of Real Estate Mortgage Shoppe with Jo Garner of Supreme Lending,  a national radio show for homeowners and investors, which airs on Saturdays at 11 a.m. on KWAM Memphis 990 AM /107.2 FM and online.  If you have questions about this article or your home’s maintenance needs, then please call or text Ed directly at 901-273-6594. 

(5. New Siding or Exterior Paint

Top Exterior Home Improvements with the BEST ROI (2026)

1. Roof Replacement (or Repair)

ROI: 60%–100%+ (sometimes deal-saving!)

• One of the most important items for lenders, appraisers, AND insurance companies
• A bad roof can:
  • Kill a sale
  • Delay closing
  • Cause insurance denial

Best Move: Replace if near end of life or visibly worn

Radio Line:
“A new roof doesn’t just protect your home—it protects your ability to sell it.”

ROI: 70%–90%

• Instantly makes a home look newer and well-maintained
• Big factor in appraisal condition rating

Best Move:

• Repaint if structurally sound
• Replace siding if damaged or outdated

6. Energy-Efficient Windows

ROI: 60%–80%

• Reduces energy bills + improves comfort
• Appeals to today’s cost-conscious buyers

Helps with loan approval if old windows cause condition issues

2. Garage Door Replacement

ROI: 90%–120%+

• One of the highest ROI projects year after year
• Big visual impact for relatively low cost

Best Move: Upgrade to insulated or carriage-style door

Front Door Replacement (Steel or Fiberglass)

ROI: 70%–100%

• Creates a strong first impression
• Signals security + maintenance

Best Move: Add bold color or decorative glass

Emotional trigger:
“Buyers decide how they feel about the home before they even walk in.”

5. New Siding or Exterior Paint

ROI: 70%–90%

• Instantly makes a home look newer and well-maintained
• Big factor in appraisal condition rating

Best Move:

• Repaint if structurally sound
• Replace siding if damaged or outdated

Energy-Efficient Windows

ROI: 60%–80%

• Reduces energy bills + improves comfort
• Appeals to today’s cost-conscious buyers

Bonus: Helps with loan approval if old windows cause condition issues

 

 

3^RD SEGMENT 12 minutes

 

  

• For Did You Know  today…(see if you can guess the answer before we do)
• Who am I ?
• The Duckmaster Upgrade: Who was the first Duckmaster at The Peabody Hotel, upgraded the daily march by training the ducks to march for over 50 years, starting in 1933
• ANSWER   Edward Pembroke 

Today on Real Estate Mortgage Shoppe we are talking about “Nail the Upgrade: Best Home Improvements to Enjoy Your Home and Improve Your Finances”

I’m your host, Jo Garner, Mortgage Loan Originator . For your home purchase or a mortgage refinance you can brag about, The Duckmaster Upgrade: Edward Pembroke, the first Duckmaster at The Peabody Hotel, upgraded the daily march by training the ducks to march for over 50 years, starting in 1933. 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

 

 

 

 

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

 

 

Some home upgrades return 70–120% of their cost—others barely 30%.

 

• Roof replacement ( A new roof can earn you big discounts on your homeowners insurance.  A good roof makes your home more desirable to prospective buyers. Return on Investment 70% to 120%) )
• Minor kitchen refresh (not full gut) Return on Investment 70% to 120%
• Bathroom updates (Return on Investment approximately 70% to 120%)
• Energy-efficient windows / insulation
• Curb appeal (front door, exterior, landscaping encourage home buyers to offer a higher price )

Obvious repairs and major items that can be detected by a professional home inspector are the repairs you need to do before selling the house.   Nail the repairs before you have a fail on your home purchase contract. “A bad roof can kill a deal faster than a high interest rate.”

 

 

 

More Upgrades to Your Finances Include Getting Out of Debt

 

 

If you are planning to get a mortgage to buy a home, refinance a home or purchase a car, don’t run out start paying off debt.   Consult with your mortgage officer first, because the goal for arranging your finances when you are trying to qualify for a mortgage is to maximize your credit score and minimize your debt ratios.  Funds in the bank is more important that a low debt ratio. 

 

 

Packard and Penny Powell-  Purchase of Prize Home Turns To Money Pit

Packard and Penny realized life as they had always known it was about to change.  Both of their children still lived at home where they had grown up and were finishing up their college courses. Penny’s employer transitioned her from working in the office everyday to working mostly from a desk at her home.   Packard still drove to work.  The big change was that Packard’s mother needed to come and live with them. 

The house that had been their home for so many years was just not big enough. Even though the kids were now grown Penny said, “ I still want them to stay as long as they want to live with us. I want them to always know they have a nice home to come back to.”  

Packard and Penny and Packard’s mother went shopping.   They made several offers on homes for sale but kept losing to someone else with a better offer.  Finally they found a house that had the layout they wanted with a large bedroom downstairs for Packard’s mother and a tucked away area or Penny to work at her desk. 

Since the house cost a little more than they were prepared to pay, Packard’s mother readily agreed to put up some of her cash to for a larger down payment to make the mortgage more affordable for the family.   Their home purchase offer won the prize. The Powell’s celebrated for quite some time after moving in. 

A few months later, however, the pressure began to build as one of the heating units stopped working.   A pipe broke in the laundry room and then mold appeared. These break downs and a few others over the following year forced the Powell’s to max out their credit cards trying to stay ahead of the repairs in the home which now had become a money pit. 

Continuing to throw money toward repairs was not going to work forever. Increasing credit lines on the credit cards was not sustainable either.  The solution came when they realized their home’s value had gone up substantially and they could now do a cash out refinance and pay off some of the higher interest bills.   

Packard said, “The repairs items are getting less and less. This house may be conforming from a money pit to our mansion.   What can we do to reduce the interest costs on all these loan balances?”

Value $500,000

1^st mortgage balance on old loan $275,000

2^nd equity line of credit $50,000

Home improvement loan and credit cards $40,000

Total monthly debt on these accounts $3,100

They refinanced to a lower rate and back to a 30 year term

$365,000 + closing costs to refinance  and some prepaid taxes and insurance 

Total payment now on the one loan that had the other debt rolled in was only $2,100/month.

This was about $1,000/month savings for the Powells.   

Their goal was to use part of their $1,000 per month savings to make regular prepayments to principal to get the new mortgage paid off sooner.  

 

 

Snowball Method of paying down debt

 

 

This is when you pay off your smallest debt first, regardless of interest rate
Then roll that payment into the next debt. And repeat until everything is paid off.

It’s about behavior and momentum, not just math.

 

Pay the Mortgage Off Early

 

Make 1 extra payment per year Can cut 5–7 years off a 30-year loan

Biweekly payments

Sneaks in 13 full payments per year

Round up your payment

Example: $1,432 → pay $1,500

Apply bonuses, tax refunds, or side income toward principal

Refinance to a shorter term (if rates make sense)

Drop PMI early once you hit 80% loan-to-value

 

Cash-Out Refinance combining other high-interest rate debt.  Use the monthly savings from this financial restructuring to make extra payments to get rid of the mortgage sooner. 

 

 

 

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

• The Daily Routine of Improvements:
•  Early in his career, this actor committed to writing at least one new joke every single day.
• He tracked this progress on a large wall calendar, marking a big red “X” for every day he completed his task.
• As the string of “X”s grew, the goal shifted from writing a “perfect” joke to simply not breaking the visual chain of consistency.
• This relentless daily action allowed small improvements to compound over years, eventually leading to the creation of the iconic sitcom Seinfeld, and Jerry Seinfeld amassed a net worth estimated near at $950 million.
• What improvements can you start making today to help the value and enjoyment of your home?  What improvements can you make to build your finances?  Your health and relationships?

Call or text me today at 901 482-0354.  I can assist you in comparing which mortgage financing option is the most likely to give you the biggest return.   www.JoGarner.com 

 

Today on Real Estate Mortgage Shoppe we are talking about “Nail the Upgrade: Best Home Improvements to Enjoy Your Home and Improve Your Finances”

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

 

 

 

 

REAL ESTATE TIP OF THE WEEK

 

 

 

Ed Hill shares his tip  (about 1.5 minutes)

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.  It might be a traditional government-backed mortgage, a special mortgage product or an outside-the-box, in-house mortgage.

Here is a fact about getting a mortgage:   The higher your credit scores, the lower costs you pay for your loan.    Connect with me today and we can do a “soft pull” credit report that does not negatively affect your scores.    We can work together on a strategy to get you the mortgage that you can brag about.

Call or text me today at 901 482-0354  or go to 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 March 25^th, 2026 9AM CT the Mastermind Principle-based on the book Think and Grow Rich by Napoleon Hill

Thank you to Redeemers Group Foundation and Crawl Space Repair for your generous contributions to our real estate community through your Talk Shoppe sponsorship.  Protect your home and your investment. When you have signs of foundation problems or in your crawl space, reach out to Redeemers Group at www.RedeemersGroup.com  

We want to thank Robert Anthony of Visidex for designing the JoGarner.com website. If you are in business and want to “accessorize” your business website to improve your profits?  Contact Robert Anthony of Visidex at Robert@Visidex.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:  Pinterest  “I child proofed my house, but, the kids still keep getting in”

 

ACKNOWLEDGMENTS AND CREDITS

REJOINDERS:  

1. Mark McLaurine of Refrigeration Unlimited   Memphis, TN 901 216-7782
2. Donna Roach, Hearthside Senior Living  Bartlett, TN 901 651-2503
3. Tim Flesner of MidSouth Home Helpers Germantown, TN 901 414-9696

 

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.