The Home Stretch: From Mortgage Approval to the Closing Table

The Home Stretch: From Mortgage Approval to the Closing Table

(Spotlight on the new FinCin Real Estate Rule effective March 1, 2026)

Do you want to buy a home or refinance, but you want to know a little more about the process?   Do you want to know more about the new FinCen law taking affect March 1, 2026?   Click to listen to this podcast from Real Estate Mortgage Shoppe

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

Co-Hosts: #RobDraughon #ShelleyRotham #MemphisAttorneys Griffin, Clift, Everton, and Maschmeyer   (901) 752-1133 

 

Subscribe to get weekly Real Estate Mortgage Shoppe podcasts with show notes at www.JoGarner.com 

#midsouthrealestate #realestateclosings #homemortgage #refinance #realtor #closingattorney #FinCen #realestateinvestor

 

 

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 February 28^th,  2026.  The Home Stretch From Mortgage Approval to the Closing Table: (Spotlight on the new FinCin Real Estate Rule effective March 1, 2026)

8-22-20

Introducing Shelley Rothman & Rob Draughon-Griffin, Clift, Everton & Maschmeyer Law Firm 

   

Real estate closing attorneys Shelley Rothman and Rob Draughon of Griffin, Clift, Everton and Maschmeyer are back in the studio. Thank you for sponsoring Real Estate Mortgage Shoppe. Thank you for taking such good care of your real estate clients… and especially for taking such good care of my mortgage clients too.  Take a couple of minutes or so and introduce yourselves. Tell us about the real estate and title services you offer your clients. (Rob and Shelley introduce themselves and talk about the services they offer their clients )

 

(Jo) Every week you hear me talk about some of my Hall-of-Fame mortgage clients.  Over the last 30 something years I have served clients who knew they wanted to buy a home and just went out and bought one.   My job was to make the mortgage process easy for them. 

Others wanted to buy a home but were met with challenges and the overwhelming belief that homeownership was unattainable for them.   

They said things like “ I can’t buy a home right now.”  “I don’t even know where to start to refinance my house.”  Once they put a good realtor, lender and closing attorney on their team, they could run toward their goal.  Their heart told them now was the time to own their home. When the negative thoughts came, they just kept pushing forward to their finish line. 

Want to know how to finish strong on your journey to homeownership?  The picture of the finish line reminds me of stories of the impossible becoming possible. How about marathon runners like Matt Long, a New York City firefighter who had qualified for the Boston Marathon but was hit by a bus while cycling to work? It looked like Matt would never walk again.  Matt. tenaciously pushed himself and finally was able to run the New York Marathon years later.  Katherine Switzer signed up for the 1967 Boston Marathon when only men were allowed to run, facing backlash but blazing a trail to allow other women to compete in 1972.  Sue Strachon at 62,  struggling with dementia. She ran a marathon to raise money for Alzheimer’s research. 

 

Whatever it is that your mind believes you can’t do.   YOU CAN DO IT. Just like these marathon runners, with real estate professionals like a good realtor, lender and closing attorney , you will be in the Home Stretch to buying your home sooner than you think.   Put one foot in front of the other and keep moving forward.  If you are buying a home, a good realtor can assist you.  I would like to be on your homebuying or refinance journey as you mortgage lender.  You can feel good about getting the right mortgage program.  We can work together and make the mortgage process EASY.   

 

Today is February 28^th, 2026 and mortgage rates are between a three and four-year low. We have not seen better home price affordability in almost four years. If you want to get ahead of your competition, start today.  If mortgage rates go down over the next few months, you would have purchased the home you really like without having to compete on price and terms with ten other people.   You can choose to refinance later on if mortgage rates go down enough. 

 

Are you short on funds to close?  There are loan programs that provide help for the down payment buying a home.  Let’s explore other sources of money to help you with costs. 

Can’t verify all of your income?   We can calculate qualified business income deposits from your last 12 consecutive bank statements. Credit issues?  We have credit simulators that can show you the fastest method for improving your credit scores with the least money out of your pocket. We can prequalify you using a soft pull credit check without hurting your credit score. 

Make your plan. Let’s work your plan. If the deal works for you today, let’s do it today.  Contact me for exploring your mortgage options at 901 482-0354  and at www.JoGarner.com  

 

(Jo) Shelley Rothman and Rob Draughon, our real estate closing attorneys,  we have four or five minutes before we go to break.  Please share some of your wisdom with our listeners before we go to break. (Rob and Shelley have a few minutes to start their topics and can continue again 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 real estate attorneys, Shelley Rothman and Rob Draughon of Griffin, Clift, Everton and Maschmeyer Law Firm.  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:

In a track race, I’m the one thing you can’t pass—

but the closer you get to me, the faster you go.

When you finally “break” me, everyone cheers.

What am I?

 

Answer:

The tape at the finish line.

 

 

Today on Real Estate Mortgage Shoppe we are talking about The Home Stretch From Mortgage Approval to the Closing Table: (Spotlight on the new FinCin Real Estate Rule effective March 1, 2026)

 

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

 

Real estate closing attorneys  Shelley Rothman and Rob Draughon of Griffin, Clift, Everton and Maschmeyer in Tennessee and Mississippi  (901) 752-1133

 

 

TOPICS COVERED BY SHELLY ROTHMAN AND ROB DRAUGHON OF

GRIFFIN, CLIFT, EVERTON AND MASCHMEYER LAW FIRM 

Then we will have 5-10 common questions about closings that we get regularly from clients and then our answers to those questions.

Things like what does a closing attorney do/why do I need one?

Do I have to attend the closing in person? 

Can I pay with cash or check?

What’s the best day to schedule my closing?

 

Then we also wanted to talk about the FinCEN real estate required reporting.  

Can you give a quick tip on how to protect your home from title theft?

 

 

 

3^RD SEGMENT 12 minutes

 

 

• For Did You Know  today…(see if you can guess the answer before we do)
• Question:
• Before becoming a major casino destination, what West Memphis racetrack drew visitors from Memphis for decades of live racing entertainment just minutes from downtown? This venue helped put West Memphis on the national racing map starting in the 1950’s 

 

• Answer:
• Southland Park Racing & Gaming.

 

Today on Real Estate Mortgage Shoppe we are talking about The Home Stretch From Mortgage Approval to the Closing Table: (Spotlight on the new FinCin Real Estate Rule effective March 1, 2026)

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

•  
• Real estate closing attorneys  Shelley Rothman and Rob Draughon of Griffin, Clift, Everton and Maschmeyer in Tennessee and Mississippi  (901) 752-1133
•  

 

 

 

 

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

 

                         

Getting to the Mortgage Approval

Step 1:  Determine what is comfortable for you on a monthly house note and maximum down payment you can pay at closing

Step 2:  Get preapproved with your lender.  (I’d like to sign to be your lender) We can explore the mortgage program that will fit you best)

Step 3:  Get with your realtor if you need to buy a home or sell a home or both.

Step4:  If you are buying a home and have a signed home purchase contract, work closely with your lender to get your loan to full approval

Step 5:  Go to the real estate closing office and sign the closing papers. Time to celebrate!

 

 

 

Do you want to buy a home but you feel stuck with your old home because of family circumstances or you are clinging to the lower rate on your old mortgage?

Blancey Bryant was looking forward moving outside the city so she could get back to her farming roots during the hours she wasn’t working.  She lived with her youngest son in the home she had raised her family. He was finishing at the nearby college and planned to move out of state for a career opportunity. She didn’t want to sell her home until he was on his own and able to support himself.  But…the world doesn’t give us opportunities on our own timetable. 

Blancey’s realtor  knew the kind of country place Blancey was dreaming of owning. As it turns out, her realtor found the perfect bit of land and country home with the functioning greenhouse that Blancey had been searching for.  There could not be a more perfect location, and the price wasn’t bad either.    Blancey felt pushed and pulled in opposite directions.  She wanted to buy the new place, because who knows if another home like that would ever come along.  But, she couldn’t sell the house out from under her son.     

She could have gotten an equity line of credit for the $200K equity she had in her home and use it to pay down on the new home so her note on the new home would not be too high.  But the equity line was a variable rate and Blancey did not like the uncertainty of that. She didn’t want to do a cash out on the old home for a fixed rate mortgage because there were closing costs. 

How was Blancey going to buy the new home in the country and still keep her old home for her son to live in and not borrow against the old home?   The answer was for use to use a little-known tool on her new loan by making it a mortgage with a recast option on it.     

Blancey was still working so she could afford the payment on the old home and the higher payment on the new home.  But when her son moved out of the old home, she would sell it and take the $200K profit and make a large prepayment to pay down the balance on the new home loan.  Instead of having to refinance and pay closing costs, Blancey would exercise her recast option and the mortgage company would lower her payment to reflect the lower paid down balance.  Her mortgage rate would not change.  But her payment would drop from $3,000 per month to about $1,000 per month.   

Winning Your Race To Wealth Buying Rental Properties 

Jenae finds the key to the treasure chest to fund her real estate investments

Jenae was working her 9-5 job and was doing ok, but that job alone could not give Jenae the lifestyle she wanted for herself and her family.  “Passive income streams,” Jenae thought.  “If I can build up multiple streams of income that will come to me whether I go to work or not—that is the life I want.”  

A friend of the Jenae’s family invited her to attend some meetings of the local real estate investment group.  Some of the people there had invested in real estate well over the years and no longer had to work their 9 to 5 jobs. She knew it was a long term plan, but it gave her hope.

Jenae’s credit was pretty good, but she did not have enough money to put down on buying multiple real estate properties.  

For Jenae, the answer was getting a line of credit as a 2^nd lien on her primary residence to use and pay back as she could.   She could borrow against her 401k retirement fund.  She could bring on an investment partner and use their funds too. 

Jenae met with her mortgage officer so she could explore a number of options based on the real estate properties she knew she wanted to buy.   

The DSCR program was good for Jenae because there wasn’t as many restrictions for qualifying like on the more traditional products.   These products did not require a lot of paperwork to prove income, because the only income used was the lease income on the house she wanted to purchase. The monthly lease income she got from the property needed to be at a 1 to 1 basis or with some positive cash flow.  Even if she did not have a tenant in the property when she bought it, the mortgage company would simply use the estimated market rent the appraiser stated on the appraisal.  

The DSCR program worked for Jenae for purchasing investment property and using the DSCR to get some cash out of an investment property with a cash out refinance. 

If you are looking for a traditional mortgage with minimum down payment OR you need a creative outside the box loan programs, let’s explore some of the in-house special loan programs to find the best fit for you.  What do YOU want to accomplish with your mortgage?  I can help you find the right mortgage program and MAKE THE PROCESS EASY. Connect with me today at 901 482-0354 or Jogarner.com 

 

 

 

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

At the 1952 Helsinki Olympics, Roger Bannister was the favorite to win the 1500m. However, he was plagued by a “fear of failure” that haunted him throughout his career. When the Olympic schedule was unexpectedly changed to include an extra heat, his rigid mental and physical preparation crumbled. He finished in fourth place, failing to win amedal entirely. Devastated, he nearly retired from the sport, believing he wasn’t mentally tough enough for professional competition.  

Bannister did some study into the science of running mechanics and used this knowledge with continuous training to enjoy a different story two years later.  In 1954 at the Oxford University v Amateur Athletic Association match, Roger Bannister was the first man to break through the psychological barriers and run a mile in less than four minutes.  His record-breaking victory that year is a testament to the use of knowledge and perseverance to success, even in the face of adversity.

Can you remember times when you worked really hard to achieve a desire or goal, but failed?  Don’t give up.  I have met so many homeowners over the years that got discouraged and ready to quit. Put some real estate experts around you like a realtor, a mortgage lender (I’d like to sign up to be on your team as your lender) and a good closing attorney like Rob and Shelley who can contribute their knowledge and resources.   Keep pushing through the obstacles and you will experience success before you know it. 

 

Let’s explore the right mortgage to help you get quicker to the life you want.  For your home purchase mortgage or refinance, let me help make the process EASY for you.

Call or text me today at 901 482-0354.  I can assist you to pushing through to your win with your mortgage  www.JoGarner.com 

 

Today on Real Estate Mortgage Shoppe we are talking about The Home Stretch: From Mortgage Approval to the Closing Table

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

 

Real estate closing attorneys  Shelley Rothman and Rob Draughon of Griffin, Clift, Everton and Maschmeyer in Tennessee and Mississippi  (901) 752-1133

 

REAL ESTATE TIP OF THE WEEK 

 

 

Shelley Rothman and Rob Draughon offer a real estate tip (about 1.5 minutes)

Rob and Shelly share a tip about how to protect your home from title fraudsters who steal houses.   Register your properties for free at your county assessors office to be notified of any changes in title immediately for your property.    If you county does not have this service, put it on your calendar to regularly check the website to make sure no one else but you is listed as the owner.  

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.  

There are brand new special programs that provide alternative documentation to verify income for self-employed borrowers who can show their income on bank statements.    I have been working with investors who need no income verification. We use the rental income on the home they are buying or refinancing.  These outside-the-box mortgages can be just the right solution to get you a YES on an affordable mortgage.  Call or text me at 901 482-0354 www.JoGarner.com   

 

ANNOUNCEMENTS:   

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

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

Talk Shoppe on Wednesday March 4^th, 2026 9AM CT Memphis Hacks: Nine Ways to Make Our City Awesome!  Presented by Ted Talk Speaker,  Kim Halyak of Experience Memphis Gardens.

Thank you to Craig Jennings and Robert Bell of Avalon Capital private, hard money lenders for your support of our real estate community through your Talk Shoppe sponsorship.  For real estate investors who need a temporary quick cash loan to buy an investment property to fix up and resell or keep, call Craig or Robert at (901) 417-8427.

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:  “Never run faster than your guardian angel can fly.”  Anonymous

 

ACKNOWLEDGMENTS AND CREDITS

REJOINDERS:   

1. David Corwin USDA Harrisburg, Pennsylvania
2. Terri Murphy, trainer, author, speaker   www.terrimurphy.com  Chicago, IL
3. Allen McCool of Stephenson and Associates Memphis, TN

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 REAL ESTATE ATTORNEYS- SHELLY ROTHMAN AND ROB DRAUGHON -GRIFFIN, CLIFT, EVERTON & MASCHMEYER 

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.