Have you been thinking about building some passive income and wealth by owning some money-making real estate? Today full-time investment realtor, developer and contractor, Brett Bernard and Jeff McKnett share some winning strategies they help their clients use when investing in income-producing properties. Jo Garner shares the newest, most popular ways to get financing for these investments.
#JoGarner #MortgageLoanOfficer #RealEstateInvestor (901) 482-0354
#BrettBernard #investmentrealtor Stamps Real Estate Company-Investment Division 901 692-7401
#JeffMcKnett #realestatecontractor #realtor Stamps Real Estate Company-Investment Division (901) 570-0654
Special Tip from #CraigJennings Avalon Capital Memphis #privatelending 901 417-8427
Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes www.JoGarner.com
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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: Rental Riches: Strategies for Buying & Funding Investment Homes
Thank you to real estate attorneys, Rob Draughon and Shelley Rothman of Griffin, Clift, Everton and Maschmeyer for sponsoring the episode For your home purchase or refinance, please call Rob Draughon and Shelley Rothman at 901-752-1133. Today is June 21st, 2025 Call in to the live show at 901 535-9732
Introducing Brett Bernard & Jeff McKnett-The Stamps Real Estate Company-The Investment Division
(Jo) In the Real Estate Mortgage Shoppe studio for the first time we have Brett Bernard and Jeff McKnett, from The Stamps Real Estate Company -The Investment Division. Brett, you are a realtor and developer. Jeff, you are a realtor and contractor. Check out their podcasts called “Five O’Clock Somewhere Real Estate Podcast.”
(Brett and Jeff have a couple of minutes to introduce themselves and talk about what they do for their clients)
MODEL WHAT WORKS TO WIN
(Jo) We can probably think of a few great coaches and athletes that always seemed to choose the right strategies to win the game. Peyton Manning is known as a champion football player who knew his team’s strengths AND their weaknesses. He could call a play on the fly and execute with a track record of winning, even under the greatest pressure.
What do you have in your heart to do with your life? Do you want to succeed in your job, a sport, like Peyton Manning, or maybe investing in real estate so that one day you wont have to work a job at all?
A wise person said, “Model what works.” Who is succeeding doing something you want to do? As long as they are winning honestly, take them to lunch, BUY their lunch. Ask them questions like what do they believe about winning, what do they practice to bring them the victories, and what failures did they experience and how did they overcome them?
Brett Bernard and Jeff McKnett have worked with several real estate investors, who used different strategies to win in real estate and in life. They interview some of these investors on their podcasts “It’s 5 o’clock Somewhere.”
Over the years in the mortgage business and investing business, I have learned a lot from my own mistakes, the mistakes of others (which is easier to do) and from helping my real estate investor customers put together the right financing to set them up best for the different type of real estate investments they choose to make.
STRATEGIES THAT ARE WORKING FOR REAL ESTATE INVESTORS
Barry used his own credit lines and private lenders to pay cash for properties and rehab them. He liked to come to me for a permanent, fixed rate mortgage because he played a long game of holding properties for rental for a long time.
Tamara bought properties with temporary loans from banks or private lenders, did some fix ups on the properties and resold them for a higher price almost immediately. She called herself a Fix-and-Flipper.
Salvadore and Serena bought properties close to the river, a school or tourist attraction. They fixed them up, furnished these properties complete with decorations with a theme of the tourist attraction or location. They made money renting the properties short term to visitors as an AirBnB. They could charge a higher fee per day than the long term tenants would be willing to pay. Salvadore and Serena had a dedicated cleaning team that would clean and freshen up the rental after each visitor moved out. The short game with higher profits was the only game Salvadore and Serena wanted to play.
Colin works a full-time job and uses his realtor to bird dog for real estate investment deals that will bring him a positive cash flow. He uses the DSCR low-documentation mortgage because the rate on that program is lower than what he could get using a fully documented Fannie Mae or Freddie Mac loan.
He can do so many things with the outside-the-box DSCR program that the traditional government type loans would not allow him to do For instance, he can put the mortgage in the name of his LLC instead of his own name. He can use the DSCR mortgage to buy an AirBNB. He can use gift funds. For buying real estate investment properties, the government loan programs would not allow him to do all of this.
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Most Popular Mortgage Programs for Real Estate Investors
Traditional Qualified Mortgages backed by government funding. The income verification is stricter and these loans do not currently lend on Air-B-N-Bs and they don’t secure loans in the name of an LLC.
Non-Qualified Mortgages or Outside-the-Box financing programs, on the other hand, will loan on AirBNB’s and will do the loans in the name of an LLC. These are the most popular with investors right now. These include the most popular DSCR program that does not include full income verification from tax returns or paystubs. This is a business loan secured on rental property. It primarily prices based on the borrowers credit score, money down and how much profit comes in from lease compared to total house payment.
(Jo) When it comes to Real Estate Investment realtors, we have the experts in the studio today. Brett Bernard, Realtor and Developer with Jeff McKnett Realtor and Contractor with the Stamps Real Estate Company-The Investment Division. We have a couple minutes before we go to a commercial break. Go ahead and jump into be a success with owning income-producing real estate. (Brett and Jeff will have until until 9:14 AM to get started on their topics and return after 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 Realtor and developer, Brett Bernard and Realtor and Contractor Jeff McKnett of the Stamps Real Estate Company. Craig Jennings, Avalon Capital, our private money investment lender has some tips he asked me to share with you We will see you back in just a moment.
2nd segment 9:18 am – 9:30 am
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 Sponsors Craig Jennings of Avalon Capital Memphis. Craig, you and your team at Avalon Capital do short term loans for real estate investors to use to buy and fix up rental property. You are really good at determining when the deal looks good and the numbers work. Investors get a private loan to buy the home and fix it up. Then the investor sells the home for a higher price for a profit, or they keep the house and make money every month from tenants paying rent. Craig Jennings of Avalon Capital, what is our Talk Shoppe tip today?
CRAIG JENNINGS OF AVALON CAPITAL MEMPHIS
(901) 417-8427
TIP #1 (about 1 minute)
Tip: Don’t make the mistake of assuming, just because your rental property appraised at $200K that it will sell for $200k. The house will sell for the amount that someone is willing to pay for it.
If you want to succeed as a real estate investor, take a successful real estate investor to lunch and ask him or her what they did to bring their success.
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TOPICS COVERED BY Brett Bernard and Jeff McKnett
TOPICS COVERED BY BRETT BERNARD & JEFF MCKNETT OF THE INVESTMENT DIVISION AT THE STAMPS REAL ESTATE COMPANY
- What’s unique about the Memphis rental investment market?\
Distribution HUB
Good blue-Collar Jobs, competitive wages.
340,000 renters
MHA rent exceeds market rent
- What’s the best plan for investing in rentals- What strategy makes sense- retirement vs Cash flow?
Long Term portfolio building- reinvesting your cash flow to build asset wealth.
- How does your team assist investors wanting to invest in Memphis?
We are an A-Z team, we’re with you from the first call until you liquidate your assets.
- What type of investments are available?Â
New Construction-Turnkey-Rehab, rent and hold- Multi-family.
- What can an investor hope to gain in return?Â
1% rule or better.
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3rd SEGMENT 9:35 AM-9:45AM)
TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER
Investment Property Coming Available in the Memphis Area
Brett Bernard and Jeff McKnett
New Construction
5104 Black Smith Memphis, TN 38127
(Investment Property)
New Construction 1-year builder warranty Builder pays some closing costs incentives
MHA quoted rent $1,695/month
Sales price: $170,000
20% down
Loan amount: $136,000
Down payment, closing costs, and prepaid taxes and insurance = $43,700
Minus builder credit
Payment approx.
$939 P&I + $226 approximate property taxes + $125 approximate insurance = $1,290/month
Brett Bernard and Jeff McKnett
(Rehabbed Property)
3535 Debby Dr Memphis, TN 38127
Newly Rehabbed 1-year builder warranty
Estimated Rent $1,350/month
Sales price: $147,500
20% down
Loan amount: $118,000
Down payment, closing costs, and prepaid taxes and insurance = $38,100
Minus builder credit
Payment approx.
$815 P&I + $130 approximate property taxes + $125 approximate insurance = $1,067/month
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Remember this when you plan your strategy
If you want to be able score a homerun or a touchdown as soon as you find a bargain property, you need to develop secured credit lines that you can tap when you need them. Occasionally you will need sell one of your properties. You may need to refinance a property or two and use the cash out refinance to pay off these credit lines so you can use them again and again.
If you are buying a home to live in it, there are several programs that offer you the chance to buy a home with ZERO to VERY LITTLE DOWN PAYMENT.
But as an investor buying a home you are going to rent out to tenants, your down payment can be 15% to 20% or higher.
Places these investors go treasure hunting to get the funds to close:
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Borrowing against an stock or bond account or mutual fund.
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Borrowing against a 401k
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Getting a cash out refinance from a different property
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Cash value in a life insurance plan
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Get an equity line of credit secured on a different property other than the one you are buying.
These are just a few.—there’s more but all of the qualified traditional mortgages will not allow an investor to use gift money to buy a rental property. However, some of the DSCR and outside-of-the box mortgage programs WILL allow you to use gifts from family as long as you invest a little of your own money. You don’t want to borrow the funds to close on unsecured loans like credit cards. That is almost always a no no.
Call me today about mortgage terms and options available to you. I am Jo Garner, your mortgage lender for life. (901) 482-0354 JoGarner.com
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
Brett Bernard and Jeff McKnett have about 1 minute)
Play the long game in real estate and make money over time.
Jo Garner’s tip
Mortgages, especially for real estate investors, are not a one-size-fits-all program. There are a MYRIAD of different mortgage products to help you do what you want to do in your investing business.
Are you trying to put together a real estate purchase or refinance right now? Call me or text me at 901 482-0354. Let’s explore the loan programs that would be the best fit for accomplishing what you want to do.
It might be a fully documented traditional mortgage program. However, it you want to go outside the box on your investment property loan, you might be surprised how affordable the terms can be.
It would be a pleasure to be on your home buying or refinancing journey as your lender. JoGarner.com
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 June 25th, 2025 Come meet other business people at the “Mastermind Principle-based on the book “Think and Grow Rich” by Napoleon Hill
Talk Shoppe could not offer the free educational networking events free to our community without some very giving sponsors. Since we are talking about building up passive income owning real estate, it makes me think of traveling around the world, hiking sailing or some other adventure with all that free time, once you can afford not to work a 9 to 5 job. Retired US Navy Line Commander Peggy Lau is a representative of a travel company called Viago. Peggy can show you how to take first class vacations at a below-market price. Call Peggy Lau. She can show you how 901 289-0747.
If you are looking to get started in real estate investing and you want to hang out with others who can share their experience and resources with you, consider attending Memphis Investors Group. Find out more about this non-profit, educational group at www.memphisinvestorsgroup.com I can highly recommend the Women in Real Estate Development group too. This group of ladies call themselves WIRED and do some serious real estate investing. Ask me how to connect with them.
I want to personally thank Ed Hill of Masters roofing for coming out to fix some storm damage on my roof this week. Thank you also to all around home repair fix-it guy, Mike Wiggins for helping me get some timely repairs done BEFORE the big storm hit. It YOU need an all around fix it guy, call Mike Wiggins at 901 870-7258.
Hope everyone enjoyed Father’s Day last weekend. We appreciate the Dad’s out there who make our lives better.
We can each do something everyday to make someone else’s live better. When you do that, you find YOUR life is much better too.
MAKE 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:
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 “Keep your focus on your why, and the how will take care of itself.” —Simon Sinek, Author and motivational speaker
REJOINDERS:
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Preston Wilson, Probate, Business, Asset Protection and Estate Attorney
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Saul Klein, San Diego, CA
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Bernice Ross Inman News
Transitional Music: “Don’t Stop Believing: Journey; “Good Life: One Republic; “I’m on Top of the World;” Imagine Dragons;
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 BRETT BERNARD & JEFF MCKNETT OF
THE INVESTMENT DIVISION OF THE STAMPS REAL ESTATE COMPANY
Brett Bernard, Realtor and Developer
Brett Bernard
Realtor® & Developer
(901) 692-7401
Brett Bernard is an all purpose Realtor, serving mainly Real Estate Investors from all over the world. Brett has an amazingly keen eye for opportunities which he has been known to discover simply by speaking with neighbors and tenants in the same neighborhoods where he is currently working.
Brett quickly becomes aware of purchase opportunities through his organic boots on the ground approach and is an excellent resource for both NEW and REPEAT buyers. Brett can work in all parts of the city of Memphis, but has a real knack for finding purchases in middle class and blue collar neighborhoods. Having worked directly with tenants for years, he knows what communities make for a dependable and performing acquisition for buyers! Brett also has extensive experience in Residential Development as well as the acquisition and re-development of older areas.
Jeff McNett, Realtor and Contractor
(5 O’Clock Somewhere Real Estate Podcast)
(901) 570-0654
Jeff was born and raised in Memphis, Tennessee, and he knows the city and the real estate market as well as anyone. His strong background in construction, enabled him to amass over two decades of experience as the owner and operator of a successful construction company and a commercial paint contracting business. Throughout his career, Jeff has undertaken the acquisition, renovation, and sale of numerous properties in Memphis and its surrounding areas.
Jeff is a proficient and integral part of the real estate investment brokers at The Stamps Real Estate Company, where he puts his years of business experience, work ethic and knowledge of the real estate market to work for his clients. Jeff is dedicated to building robust relationships by recognizing his clients needs and goals, and through assisting them in creating successful real estate investment strategies to best suit their long-term retirement and financial goals.
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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.Â
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”