Have you thought about organizing your house, your office or your finances but the task is just too daunting to begin? Leah Anne Morse of All Things New will give us some easy steps to start and rules to follow that will get the job done. I will be sharing some rules to follow that will help you get your finances organized so that when you are ready to buy a home or other large investment, you will enjoy the best terms on the financing. You will feel really good about yourself and your family will be happy you did it too.

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 to explore some of your financing options. (901) 482-0354 www.JoGarner.com

To listen to the audio of today’s show just click below!

To Your Success,

Jo Garner, Licensed Mortgage Originator NMLS 757308 / Host of Real Estate Mortgage Shoppe / Author of “Choosing The Best Mortrgage-The Quickest Way to the Life You Want”

(1st segment 9:06am to 9:15Am) 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 Officer. You can connect with me at www.JoGarner.com. Our general topic is ORGANIZING YOUR HOME & FINANCES TO STEP UP TO THE NEXT LEVEL OF YOUR LIFE. Subscribe to get Real Estate Mortgage Shoppe weekly blogposts with podcasts at JoGarner.com Call us while we are live today January 14th, 2023 at 901 535 9732.

Have you thought about organizing your house, your office or your finances but the task is just too daunting to begin? Leah Anne Morse of All Things New will give us some easy steps to start and rules to follow that will get the job done. I will be sharing some rules to follow that will help you get your finances organized so that when you are ready to buy a home or other large investment, you will enjoy the best terms on the financing. You will feel really good about yourself and your family will be happy you did it too.


Leah Anne Morse of All Things New is back in the studio again. Leah Anne, I hear so many people say they were so happy with you and your team. You organized them and even moved them from house to another. I personally was so amazed at you and your crew when you came in and backed up almost my entire house so I could replace all my floors. Everyone was so efficient and yet so friendly. The real miracle was the way you put all of my furniture and stuff back where it belonged after the floors were done. Take a minute or so and tell our listeners a little bit about yourself and what you do for your customers at All Things New (Leah Anne Morse has about 1.5 minutes or so to intro herself and talk about the services she offers her clients )

(Jo) My life would be chaos if I did not hold to an organized system every day.

Let me share some wisdom I learned from others.

Good Habits are developed by repetition. If you build certain tasks into your daily routine before you ever leave the house in the morning, it will become so second nature, you will do it without thinking. For instance, I could never get around to doing my exercises, honing my foreign language skills, reading my Bible and straightening up stuff that would get piled in corners in my house.

Instead of simply putting these activities on a calendar, I started practicing Habit Stacking (from the book Atomic Habits by James Clear.) I work late so in the morning when my alarm went off, it was just too easy to roll over and go back to sleep. So, I located the alarm so I would have to get out of bed to turn it off. The first thing I encounter on my way from my bed to the bathroom is my palate mat with my 10 pound weights and the index card with a list of exercises that I do for about 5 minutes before I get to the bathroom. Next to my tooth brush are my language flash cards that I practice while I am in front of the mirror. Before I exit the bathroom I have my Bible verses to memorize already sitting on the counter. It is now a habit that can be annoying to friends, but when I see stuff starting to pile up in a corner on a desk, I put each item back where it belongs before I leave to go to work. And there are other habits that now are not a chore to do because I automatically do them without thinking. Each of these habits are building me into the type of person I want be. The type of person I want to be will exercise the habits that will help me achieve the life I want to live.

What goals do you want to achieve? What habits can you stack a little at a time that will help you get to the life YOU want? Ask for help if you can’t quite do it on your own.

If you want to start a business or you want to buy a house, you need a system of bill-paying. All of your bill-paying needs to be in one convenient location. Set your phone calendar to automatically remind you when you are to do your bill-paying, budget charting and evaluating your progress. Later in the show I plan to share you some habits you can follow to keep your credit scores at their highest so when you need a loan to buy a home or other big expenditure, you will enjoy lower interest costs and less stringent guidelines. The higher your credit score the better interest rate you can sometimes get.

Leah Anne Morse of All Things New, you know a lot of tips you can give to people who want that good feeling of being organized or need to organize something to move to the next level in their life. Take a couple of minutes and start covering a few tips. I know you will have plenty more to share with us after break. (Leah Anne Morse launches into some of her tips until 9:15 break)

You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, licensed Mortgage Originator. Connect with me at www.JoGarner.com What do YOU want to accomplish with YOUR mortgage? Make your plan. Work your plan. If the deal works for you today, let’s DO IT TODAY. When we come back you will be getting more wisdom from Leah Anne Morse of All Things New. We will also hear from Taylor Morse, Leah Anne’s husband with a tip for our real estate pros on how to save 30% or more on printing costs.

2nd segment is after 9:15 break from about 9:18Am to 9:30 AM break

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 Taylor Morse of Cartridge World of Collierville, TN. Taylor, thank you for helping me and so many other business people save 30% or more on our printing costs. You have helped us save on ink with your specially designed recycled ink cartridges. You also help your clients get the best printers that will save us money over time. Taylor Morse of Cartridge World of Collierville, what is your Talk Shoppe Business Tip for Real Estate Pros?

(Taylor gives his tip) Taylor Morse of Cartridge World of Collierville, TN (901) 853-3230




(901) 488-9733


Through my business model of assisting people in organizing or downsizing to move, I have discovered this process means something different to everyone.

Organizing is as personal as your style of clothes or your home décor. The thought of organizing your space is as emotional as a move. It doesn’t just happen, like doing laundry or cooking….It requires a thought process and a plan to get you motivated.

Studies have shown that procrastinating about clutter and disorganization causes stress and that stress causes the metal roadblocks to actually resolve the clutter you choose not to deal with.

It’s like the tilt-o-whirl ride at the fair! Not long after it starts, you want it to end!

So think about the health benefits of decluttering and begin with a simple process. It doesn’t usually take nearly as long as we think it will to deal with the clutter. The time spent thinking about it, but not dealing with it, is far worse.


Start by listing the top five areas or items that you would like to organize, or declutter. Gather three boxes and label them “Discard”, Donate and Keep.

By making a list you can break down the areas into smaller obtainable goals instead of dealing with one big space.

Start with the thing you value or like the most and find a creative way to organize it or re-use it. Be intentional with your belongings! Have fun through the process.. Look up ideas on the internet! Set a timer for 30 minutes and see how much you can get done!

Another way to stay engaged is to find a friend that wants to declutter and organize their space too! Schedule a few hours of the day for each of you during the month and help one another through the process. You will have the most success if you allow your friend to hold the items and ask if you need it or not and put it in the appropriate box versus you touching it. You are emotionally tied to the item. Your friend isn’t… After the time is up, have lunch together and celebrate your success!


Most people struggle with a messy closet. Think about the items in your closet. 80% of the clothes in your closet should reflect what you wear daily. If you work in an office, most of your clothes should be attire that fits your career style. If you mix and match clothes you can come up with more outfits. Minimize your outfits to 12 days and rotate them accordingly. When I worked in an office, I had a list of outfits and I wore them in that order. It kept me from wearing them on the same day each week and gave me time to wash them or have them cleaned before it was time to wear them again. I didn’t have to think about what to wear, I just looked at the list and got dressed.

If you work from home and your attire is more casual, pay attention to the clothes you migrate to most often and slowly cull out the items you no longer wear. If you push past a shirt or a dress that you rarely wear, donate it. Keep the things you love. Don’t let guilt tell you to keep something you don’t need or wear any longer or that you’ve never worn. Again, focus on the things that make you smile when you wear them.


Pat yourself on the back once you’re done with the first five and then start with another list of 5 more.

As you deal with them individually, you will begin to form a habit of decluttering and organizing as you go through your day. Then you can stay on top of your home and always feel like you’ve accomplished something to keep your home more like you want it.


A few things I do to help with decluttering and organizing:

I keep a medium size cloth bag in my closet to put items in that I no longer wear or use. When the bag is full, I put it in my car and drop it off at my favorite non-profit organization that does good things for the community.

I personally clean my bathroom over the course of a week by doing one thing a day to keep it tidy. On Monday, I clean the sink, on Tuesday I clean the toilet, on Thursday I clean two walls of my shower. On Friday I sweep and clean the floor and on Saturday I clean the glass in my shower.

It takes me less than 5 minutes to do each one, so my bathroom is never dirty.

3rd segment following 9:30 break about 9:35


(Jo) As a mortgage loan officer for over 25 years, I am a witness to how quick and easy it is for financially organized customers to produce on the spot their last 2 years tax returns, paystubs and documents that will allow me to add back certain tax write offs to their income for purposes of qualifying for the mortgage they want. It can take more time for others to search to find the right financial documents.


Derrick and Dana were on a mission to buy their own home in a neighborhood close to where Dana’s family lived. Derrick emailed me and said, “ The place where we are renting is bad for my health and my sanity.” He went on to say that it seemed like every time the temperatures dropped below freezing the pipes would break and flood their home. The power was always going out. There were no security lights, their truck had been stolen, and he just did not feel safe living there anymore.

Due to a divorce situation a few years ago his credit was messed up. We would need Derrick’s income so he needed to get an organized plan to clean up his credit and push his credit scores high enough to get the loan programs he needed.

It would take some work, but in a very few months Derrick was ready to buy their home.

Here are some of the tips I gave Derrick .

  1. Check your credit through www.annualcreditreport.com or sign up for a credit monitoring service to keep tabs on your credit. Review reports to identify errors. Make corrections to the errors immediately.

  2. Make your payments on time, never going over 30 days late. Payment history makes up about 35% of your score. If you get a 30-day late report on your credit from a creditor, your scores could fall 25 to 60 points or more.

  3. Keep any revolving accounts such as credit cards UNDER 30% usage. Get your usage to 10% or lower, and you could raise your score dramatically in a short time. Credit usage makes up about 30% of your credit score.


Credit Card Credit Limit: $10,000

Maximum usage: $3,000

30% usage on a $10,000 credit line means the balance owed is never to exceed $3,000 at any time during the month.

  1. Avoid “12 Months Same as Cash” accounts. These tend to score like a maxed-out credit card and can drop your scores 60 to 100 points quickly.

  2. Old, established credit card history results in better scores. Length of time on a credit account makes up about 15% of your score. An account older than six months helps you a little. An account five years and older helps you a lot. Don’t close credit card accounts unless they have a high annual fee.

  3. Credit inquiries and getting new credit makes up about 10% of your score. Be careful about accumulating inquiries on your report because these can have a negative impact. When shopping for a mortgage—that is, when only other mortgage companies pull your credit within a 14- to 45-day period—the inquiries appear but should not penalize you so that you can shop without it hurting your rating.

  4. Some clients have asked, “Why do I even need to pay off this collection balance?” The reason we pay off collections is that it is the right thing to do. If you receive notice of a creditor about to file against you, immediately contact them and pay the bill, or set up amicable payment terms. Collections stay on your account for seven years. Even if you pay it off, it remains on your credit report as “not paid as agreed.”

As you prepare for a mortgage application, check with your lender before paying off a collection. When you pay it, the creditor reports you “paid.” Most see this as a good thing. Human underwriters seem to look favorably when they see that the borrower has paid the bill. However, the credit scoring machine sees it as another derogatory report because a numerical code for the “collection tradeline” is updated in the system.

Talk with your lender.

Depending on the amount owed and the cumulative amounts owed on multiple collections, the mortgage underwriting may require you to pay them off, anyway; but, if the collection accounts are old, they might not have a great impact on your scores at the moment the credit bureau pulls the report. Check with your lender before taking action if you are about to make a major purchase.

  1. Pay off debt rather than moving it around. A big influence on your score is how you handle revolving credit accounts. Be sure to make your mortgage and car payments on time, but revolving account usage is a big factor in determining your credit score, too.

  2. Don’t open multiple new credit cards that you don’t need just to increase your available credit. This method could lower your score.

  3. If you are newly building credit, don’t open a lot of new accounts quickly. New accounts lower your average “account age,” which will have a negative effect on your score. Opening many new accounts in a short time can make you look risky to a lender.

  4. Don’t agree to cosign with anyone. If the borrower quits paying, you are responsible. If the borrower is over 30 days late with payments, this negative reporting is reflected on your credit report, too.

  5. Don’t open any new accounts or make a purchase on credit while applying for a mortgage. Just wait until after you close on the home.

  6. Try to avoid bankruptcy if you can feasibly pay your accounts in a reasonable amount of time. Bankruptcies, home foreclosures, and short sales are bad for your credit score and reflect poorly on you as a borrower.

  7. What does someone do who has NO credit? They will be limited on available mortgage products as these loans will have to be manually underwritten under the strictest guidelines. Most often, these products require the borrower to document three or four seasoned non-traditional credit accounts like paid utility bills, telephone service, rent, or insurance payments. If you show any derogatory marks on your report, you will be ineligible to use non-traditional credit methods in lieu of credit history.

How cleaning up and decluttering your financing before are ready to commit to a mortgage can profit you with more attractive mortgage terms.

  1. Get to the truth about what you can comfortably afford on a house note and what you can comfortably afford on a down payment for a house, continuing to keep a healthy emergency fund in the bank. You want to enjoy making your house payment each month.

If you are that person who just cannot force yourself to go through all of the last 12 months bank statements and credit card statements to put together a working household budget, then turn up the volume on some good tunes, set a timer for as long as you need to review the last 3 to 6 months bank statements and credit card statements. Write down how much you are spending each month and where your money is going. Don’t forget bills you have to cover once or twice a year.

Calculate your true income after taxes and deductions. Your income-to-debt ratios ideally should be where your total house note and all other debt should not exceed over 40% to 45% of your gross income. Some loan program software will preapprove you will debt ratios as high as 50% to 55%, but who want to be handcuffed to a house note with debt ratios that high?

If your debt ratios are too high, let’s talk about what you want to accomplish with your mortgage financing. It may be possible to rearrange some debt to make your cash flow each month more manageable. Don’t pay off any debt until you have talked with your loan officer. Depending on your situation, it may be more advantageous to you to keep more money in the bank than to use it to pay down debt.

Save these documents in a organized file to help you when you buy a home:

  1. Give a copy of the invoices to the appraiser so that the appraiser knows by documented evidence what improvements have been done to the home

  2. Keep warranty info on appliances and the manuals. These are nice to have when something goes wrong It is also nice to hand down to the people buying your home who may need this info later.

  3. Organize your tax returns, W2s 1099s paystubs

  4. Bank statements don’t throw away your social security or other entitlement income statements. Having these latest documents can save you loads of time when it comes to qualifying for your mortgage

  5. What you will need to apply for your mortgage if you are buying a home to live

  6. What you will need to apply for your mortgage if you are buying rental property

4th segment following 9:45 am break about 9:48 to 9:56 am

REAL ESTATE TIP OF THE WEEK Leah Anne Morse has about 1 min or so to offer a tip

Taylor Morse has about 1 min to offer a tip TIP:

Real Estate Tip by Jo Garner: If you are thinking about buying a house, let’s explore your financing options. Mortgage rates have dropped and are currently at a 4-month low January 12th, 2023. The spring time home buying rush has not begun yet, so you would be enjoying a lower mortgage rate and you would not be competing with as many others to buy the same house you want. Connect with me to explore financing options. You can call me or text me at 901 482-0354 or connect with me online at www.JoGarner.com


Talk Shoppe offers free networking & education to anyone interested in real estate or in business or in health and wellness. Talk Shoppe meets every Wednesday 9A-10A CT temporarily at Jordan Crossing Health Campus and also on zoom. Go to www.TalkShoppe.com and click the Events tab for the link to get into the event online. Jan 18, 2023 9AM CT

Mary Lou Nowak of Mid-South Home Helpers presents a Talk Shoppe Health Talk Chandra Boykins, RN at Regional One Hospital talks about “What is Hypertension?”

Thank you to these sponsors who make Talk Shoppe’s free networking and education free to our community. Talk Shoppe could not offer the business building tools they offer without the special sponsors who contribute .

Thank you to Pat Maxwell, representative with Juice Plus (your daily dose of raw vegetables and fruits conveniently in a capsule) Contact Pat Maxwell of Juice Plus at 901 486-6596 Pat will help you bridge the gap between WHAT you eat and what you SHOULD eat.

Thank you to Brett Carter of Servicemaster by Cornerstone After broken pipes and flooding, fire or bio hazard. Call Brett Carter of Servicemaster by Cornerstone to restore your home or office (901) 832-6005

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




Anonymous “You never know what you have until you clean your room”

Robert Schuller “Better to do something imperfectly than to do nothing flawlessly.”



  1. Kelly Inman of Next Day Access (stair lifts, grab bars and wheel chair ramps) 901 258-2626

  2. Tim Flesner business consultant with Business Management Solutions equip4success.net

  3. Genell Holloway of Eagle Hollow Enterprises ensuring your golden benefits Health Benefits and Medicare 901 653-5323

Transitional Music: ““I Still Haven’t Found What I’m Looking For” U2;  “Messy and I Know It” Chad Wild Clay;   “I Feel Good” by James Brown “Taking Care of Business” by Bachman Turner Overdrive for the Talk Shoppe Business Tip for Real Estate Pros


An essential guide for real estate professionals and their customers.

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(901) 488-9733






www.JoGarner.com (901) 482 0354 jo@jogarner.com twitter @jogarner NMLS# 757308

(currently working with Cardinal Financial Company, Limited Partnership NMLS #66247 equal housing opportunity 2645 Appling Rd 102 Memphis, TN 38133 ) Online loan application https://online.cardinalfinancial.com/#/p/apply/jogarner

www.cardinalfinancial.org for licensing info www.nmlsconsumeraccess.org/EntityDetails.aspx/company/66247 “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 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 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. 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 and Noble “Choosing the Best Mortgage