Where can you take advantage of the Big Beautiful Bill with your taxes, your real estate and the mortgage market 2025? Jo Garner shares some examples of how mortgage clients are getting bragging rights in today’s market. Ken Sullivan of Tax Matters Solved shares some tax tips. Pat Goldstein gives some good real estate tips.
Host: #JoGarner NMLS# 757308 #MortgageExpert #MortgageLoanOfficer (901) 482-0354
Co-Host: #Ken Sullivan #TaxMattersSolved #IRSLETTER #realestatetaxtips (601) 421-7848
Special Guest: #PatGoldstein #memphisrealtor Cyre-Leike Realtors West TN & North MISS. (901) 606-2000
Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes and pictures at www.JoGarner.com
#bigbeautifulbill; #mortgagemarket; #realestatemarket; #realtor #mortgageloan #irsletter
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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 today is THE ONE BIG BEAUTIFUL TAX BILL -HOW IT AFFECTS YOUR TAXES, YOUR REAL ESTATE & MORTGAGE MARKET 2025. This episode of Real Estate Mortgage Shoppe is sponsored by real estate closing attorneys Shelley Rothman and Rob Draughon of Griffin, Clift, Everton and Maschmeyer Law Firm in Memphis. For your real estate closing or refinance, contact Shelley Rothman and Rob Draughon for closing title services (901) 752-1133. Today is September 6th, 2025
Introducing Ken Sullivan of Tax Matters Solved
(Jo) Ken Sullivan of Tax Matters Solved is in the studio. He owns and operates Tax Matters Solved, LLC, a boutique tax resolution firm specializing in IRS Collections, Appeals and Audits. Sullivan is an Enrolled Agent of the Internal Revenue Service. He is admitted to practice in the US Tax Court. You always say if we get the dreaded IRS letter saying we owe them lots of money, our next call is to you.
(Ken Sullivan has about a minute and a half to intro himself and talk about the services he offers)
(JO) John D Rockefeller was one of the wealthiest men in the 19th century. His sister, Lucy Rockefeller said this about him, “When it’s raining porridge, you’ll find John’s dish right side up.” To you our listeners, think about ways YOU can take opportunities in our current market.
MORTGAGE CLIENTS WITH BRAGGING RIGHTS AND HOW THEY GOT THEM
First-time homebuyer buys with multiple, sunshiny exit strategies for later—including some tax breaks. Sheree Shinolt- (A) Buy a home now so that, as home prices continue to go up, her net worth will build up too. (B) Lock in an affordable 30-year fixed interest rate with no prepayment penalty. (C) If mortgage rates drop enough later, she can always refinance and win again. (D) Purchase a home using strategies that allow her multiple exit strategies for later if she needs to move so she doesn’t feel stuck.
There were multiple Exit Profit Strategies here in case she needed to move one day.
Exit Profit Strategy #1 If she needed to move a few years later and the home prices were down, she could probably still sell for a profit with the equity she would be building.
Exit Profit Strategy #2 If the housing market was down and the mortgage rates were high one day when she was ready to sell, she could always move and rent the house for a profit because the rent rates would have also probably gone up much higher than her payment.
Exit Profit Strategy #3- The FHA government mortgage they got when she bought the house was assumable. In other words, one day if the mortgage market was bad and no one wanted the higher mortgage rate, a buyer could qualify with Sheree’s mortgage company, pay Sheree her profit on the equity and just take over paying the mortgage.
Sheree also had some advantages as a homebuyer to shield her tax liability (Consult with your certified tax accountant for your personal situation.)
Winning play to have real estate pay college tuition
–Mr. and Ms. Smith knew they wanted their son to be able to college at their alma mater out of state. The tuition with the living expenses were going to strain their budget, and how much were they going to have to sacrifice to get their son to graduation? Not much all, as a matter of fact. The Smiths decided to step outside the box and BUY a home close to the university where their son could live. Their son went on the loan with them as the owner occupant, so the deal didn’t cost much cash out of pocket, and their son rented two of the rooms to other students which more than paid the mortgage payment Very clever for the Smiths! They made money each month and built equity and their son built his credit at the same time too. Who do you know that could use this smart strategy for their college student? Let’s talk!
Rental Properties–
Many of my hall-of-fame mortgage clients decided a long time ago, the way to put their money to work to build a money-making machine, was to buy real estate at a good price, take care of it and let the tenants’ rent payments pay the mortgage, the repairs, improvements and profits—and take as many legal tax deductions on it as possible. Over time, some of my clients have purchased several rental properties and are making a nice income today. Others found ways to rent part of their primary residence for extra income.
Special Loan Programs Give You Special Advantages-
Down payment assistance programs. Lower-than-market-mortgage-rate programs. Outside-the-box mortgage programs for self-employed borrowers and also flexible programs for investors. Renovation programs, construction loans and more…
(JO) Ken Sullivan of Tax Matters Solved, you have some very important tax information and tips to offer our listeners. We are about to go to break. What can you share with us right now? You can continue with even more after break. (Ken has about a minute or two before we go to break to share some of his info –to be continued 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 hearing more from Ken Sullivan of Tax Matters Solved with tips to on how the Big Beautiful Bill affects you, your taxes and your real estate.
2nd Segment 9:18 AM to 9:30 AM
(RING BELL for Ken Sullivan to give one of his comic queries)
TALK SHOPPE BUSINESS TIP FOR REAL ESTATE PROS
2nd segment after 9:15 advertising break – (producer to start the song “Taking Care of Business” by Bachman Turner Overdrive –but bring the volume down before the lyrics start) 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. Talk Shoppe is made possible by the financial support of its sponsors and advertisers. For more about Talk Shoppe, go to www.TalkShoppe.com (shoppe) For our Talk Shoppe Business Tip today we have Talk Shoppe sponsor Pat Goldstein of Crye-Leike Realtors. Pat, you are known as the “Gold Standard In Real Estate”. What is our Talk Shoppe Business Tip for Real Estate Professionals today? (Pat has about 1.5 min to share her tips )
Pat Goldstein, how do we contact you? (901) 606-2000 You can also connect with Pat Goldstein at Talk Shoppe on Wednesdays at 9A CST
Tip: When you are shopping for a home, make a list in the order of priority of things that you must have, things you would like to have and things that you do NOT want. If you have a significant other, have them write out a separate list. Then compare your lists.
Pat shares an example of how this works in the market today
QUESTIONS ANSWERED BY KEN SULLIVAN:
7 Things Taxpayers Need to Know About the Big Beautiful Bill Act” (Investopedia)
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Permanent tax bracket extension: The bill locks in the 2017 tax rates—including a 37% top rate—providing stability for taxpayers. Ways and Means+1Investopedia
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Nearly doubled standard deduction: Taxpayers will benefit from a significantly larger standard deduction. Investopedia+1
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Increased child tax credit: The credit rises to $2,200 per child and now adjusts with inflation. Kiplinger+3Investopedia+3Investopedia+3
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Temporary expanded SALT deduction: State and local tax (SALT) deductions get a temporary boost. Investopedia+2The Wall Street Journal+2
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Permanent pass-through deduction: A 20% deduction for pass through business income (e.g. for LLCs, S corps) is made permanent. Investopedia+1
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New tip & overtime deduction: Workers can deduct up to $25,000 of tip and overtime income from 2026–2028. X (formerly Twitter)+5Investopedia+5Axios+5
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Criticism of equity and fiscal impact: The bill is seen as favoring higher-income households, expands the national debt by trillions, and phases out green-energy incentives. Axios+7Investopedia+7Wikipedia+7
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Impact on public aid programs: Stricter eligibility rules for Medicaid and SNAP may leave millions worse off, potentially offsetting any tax relief. Investopedia+1
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Limited long-run economic growth: Analysts suggest the Act has minimal impact on boosting long term economic expansion. Wikipedia+11Investopedia+11The Wall Street Journal+11
“How Will the One Big Beautiful Bill Shape Your Legacy?” (Kiplinger)
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New estate tax exemptions: Starting in 2026, the federal estate tax exemption rises to $15 million per person and $30 million per couple, offering more planning clarity. Kiplinger+1
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Rare predictability for long-term planning: Unlike prior reforms, this law reduces uncertainty—allowing families and business owners to thoughtfully update estate plans. Kiplinger
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Don’t delay planning: Even with reduced uncertainty, the article warns against complacency. It’s the perfect time to revisit trust documents and estate structures. Kiplinger
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Watch for outdated documents: Estate plans based on prior lower exemption limits may inadvertently pass on more assets than intended. Kiplinger
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Align wealth with values: Emphasizes the importance of integrating family values into legacy planning—not just focusing on tax efficiency. Kiplinger
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Additional key provisions:
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Permanent favorable income tax rates and estate exemption add planning predictability.
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Caps on charitable deductions—35% cap and 0.5% floor of income—make timing of charitable giving more strategic.
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Permanent 100% bonus depreciation and pass-through deductions benefit business owners. MoneyWeek+5Kiplinger+5Wikipedia+5
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Focus on values beyond dollars: Encourage intergenerational conversations so heirs understand family purpose along with inheritance. Kiplinger
(Ring bell -DID YOU KNOW….from agentfire.com Black or Charcoal Front Doors Make a Home More Expensive) Ken Sullivan of Tax Matters Solved gives a little know fact about the old tax laws from over one hundred years ago
Pat Goldstein asked if anyone remembers why many of the older homes in midtown do not have closets? In the early 1900’s houses were taxed by the number of rooms including closets. Builders purposely built these houses without closets to reduce the property tax. Back then people used wardrobe furniture to store clothes etc.
3rd SEGMENT 9:35 AM-9:45AM)
TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER
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Should I Buy Now or Wait in today real estate and mortgage market?
TIMING IS EVERYTHING
Let’s look back on the life of homebuyer Bob in the fall of 2023.
Bob got the dream job of his career but he had to move to a different city. Bob compared the housing markets to the rental markets. “Looks like home prices tend to move up over time instead of down. Same with rents.”
Bob bought a house so he could live in the house and pat himself on the back every time home prices went up. The rate he got was around 8.5% on a 30 year fixed rate mortgage. His loan amount was $400,000 and his principal and interest payment was about $3,100 per month plus taxes and insurance. Rents for a comparable property would have been about the same .
In 2025, Melvin the move-up buyer, did not want to spend another year in the “too-small,” “too-close-to-a-noisy-neighbor” house. He decided to sell his house and buy a “bigger-better house.” The loan amount was $400,000 for a 30-year fixed rate mortgage. Melvin’s principal and interest payment was around $2,560 per month. (He is paying over $500 less per month LESS than Bob the homebuyer who bought in 2023. Melvin gives himself a high five )
Melvin’s tax preparer tells him that, since he lived in the home he sold, he does not have to pay any capital gains taxes on the sale. Melvin gives his realtor a high five.
By the way, Bob, who bought a home in 2023 at an 8.5% mortgage rate should consider refinancing today .
(Peering into a possible future to determine the best time to build a home)
Nedra’s rent is about to go up again and she knows she REALLY needs to own a home. She wants a brand new, never-been-lived-in home. She goes with her realtor back to the new subdivision she had visited a year before. Her realtor explains that, the cost of construction materials had gone up due to supplies coming from other countries. (Something about tariff battles ) The higher costs of these items and other policy changes had caused inflation to start going up, and now mortgage rates were not declining as low and as fast as everyone thought they would. “But,” says the realtor, “mortgage rates are still very affordable in the 6’s.” (As of end of August 2025 mortgage rates were coming in at a 10-month low)
Nedra will need a $400,000 mortgage (Her monthly payment is going to be about $2,650 per month. Nedra can afford this payment and the down payment. Better buy now before home prices go up even more.
REFINANCE STRATEGIES PEOPLE ARE USING IN THE 2025 REAL ESTATE MARKET
One of the best tools for redesigning your financial life is using a mortgage refinance when it makes sense.
#1. Cash out refinance to combine your low balance first mortgage and high balance, higher interest rate debt into one single digit, fixed rate mortgage. When you can save several hundred dollars a month on a cash out refinance, consider using the extra savings to pay the mortgage off early.
#2. Cash out refinance to buy an additional property
#3. Cash out refinance to modify your home to fit the way you want to live in your home.
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
(RING BELL FOR KEN TO DO ONE OF HIS COMIC QUERIES)
Ken Sullivan asks if you have gotten the letter from the IRS saying you owe them money? Be quick to take care of this with the IRS Ken said that he went straight over to the IRS and gave them a big smile. But….. they would only take cash.
REAL ESTATE TIP OF THE WEEK
Pat Goldstein of Crye-Leike Realtors has about 1 minute to share tip
Ken Sullivan of Tax Matters Solved has about 1minute to offer a tip
Jo Garner’s tip :
One of the best tools for redesigning your financial life is using a mortgage refinance when it makes sense.
#1. Cash out refinance to combine your low balance first mortgage and high balance, higher interest rate debt into one single digit, fixed rate mortgage. When you can save several hundred dollars a month on a cash out refinance, consider using the extra savings to pay the mortgage off early.
#2. Cash out refinance to buy an additional property
#3. Cash out refinance to modify your home to fit the way you want to live in your home.
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 September 10th 2025 ““Momentum Makers: Keeping Our Youth Moving Forward” presented by Ephie J. Johnson Neighborhood Christian Center.
901-881-6013
Talk Shoppe says thank you to the generous sponsors who support business owners and sales people in our community. Thank you to Lawren Bogard of Shelby Gardens Memory Care in Cordova for your contributions to our business community. For a loved one who needs a place that offers memory care, contact Lawren Bogard at Shelby Gardens 901 713-1681
Thank you to Talk Shoppe sponsor retired US Navy Line Commander, Peggy Lau for YOUR contributions and service to support our business community at Talk Shoppe. If you want to make some great memories traveling around the country and the world at a bargain price, contact Peggy Lau, representative with Viago’ Travel group. (901) 289-0747.
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:
QUOTE CORNER: From QuotesGram “Don’t bug me unless I claim you as a tax deduction.”
Bill Murray “The best way to teach a kid about taxes is to eat 30% of their ice cream.”
Mark Twain “ A tax is a fine for doing well. A fine is a tax for doing wrong.”
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CREDITS AND ACKNOWLEDGEMENTS
REJOINDERS:
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Genell Holloway of Eagle Hollow Enterprises in Cordova, TN (901) 653-5323
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Ed Hill of Masters Roofing in Bartlett, TN (901)273-6594
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Mark McLaurine Refrigeration Unlimited (HVAC repair/install) (901) 216-7782
Transitional Music:
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 KEN SULLIVAN, TAX MATTERS SOLVED, LLC
601-421-7848
Ken Sullivan is an experienced and polished entrepreneur with presentation and training skills as well as day to day operational and managerial skills who is committed to leadership development and team building.
His volunteer background and small business experience over forty-five years are important to him and his family. He exemplifies the traditional work ethic and is a spark plug for any organization.
Educated in Public Schools, Sullivan graduated the University of Mississippi. Sullivan joined the U.S. Navy during the Vietnam War.
His professional career includes diverse professional experiences including small business, governmental service, medium sized finance, real estate sales and investment plus property management. He owns and operates Tax Matters Solved, LLC, a boutique tax resolution firm specializing in IRS Collections, Appeals and Audits. Sullivan is an Enrolled Agent of the Internal Revenue Service. He is admitted to practice in the US Tax Court.
In a volunteer capacity, Sullivan has held many offices in the National Exchange Club. He is Charter Member of the Exchange Club of Millington, Tennessee. Sullivan served as Regional Vice President representing Tennessee and Mississippi. Sullivan has served as a Trustee on the National Exchange Club Foundation. He was elected as Treasurer of the National Exchange Club in Phoenix at the 112th National Convention in July 2023. He has served on the Board of the Millington Area Chamber of Commerce as Secretary/Treasurer. Sullivan has always been involved in educational activities in his business, professional and volunteer careers.
He and his bride of 52 years reside in Memphis and maintain a family home in Madison, Mississippi. They travel weekends to spend time together. They are members of the First United Methodist Church in Millington. They have a Veterinarian daughter, a heavenly daughter who was a Registered Nurse and four grandchildren.
ABOUT JO GARNER-MORTGAGE LOAN OFFICER:
www.JoGarner.com (901) 482 0354 jo@jogarner.com X @jogarner NMLS# 757308
(currently working with Everitt Financial dba Supreme Lending)
ONLINE LOAN APPLICATION : https://jogarner.supremelendingLO.com
“Whatever YOUR personal priorities are, my job is to help you get the mortgage terms that will give you bragging rights when you talk about it and help you score on hitting your goals .”
As a mortgage loan officer, my job is to help you get to the benefits you want from your financing terms. What is most important to you? I can help you find the financing terms that will help you get to what you want. What is your comfort level on a house payment? How much are you comfortable paying down,? What type of financing do you need to get the house you want to buy or refinance?
Different clients have different priorities in life—some are buying their first home with very little down payment funds. Some are recovering from medical challenges, divorces or preparing to send children to college and some are embarking on a long term goal of buying properties to build rental income.”
Jo Garner is a mortgage officer with extensive knowledge in helping her clients find the right mortgage program and making the refinance or home purchase mortgage process EASY. She offers conventional, FHA, VA or other loan programs for primary residences, second homes and investment properties.
Jo can help you look at rent vs buy, when it makes sense to refinance, how to get the best deal on your home purchase financing.
Jo Garner has been in the real estate/financing business for over 30 years. She grew up in West Tennessee and got her start in real estate in Portland, Maine where she first began her real estate career. She received her real estate education from the University of Southern Maine and was personally mentored in San Diego, California by Robert G. Allen, author of Nothing Down, Creating
*Wealth and The Challenge.
On moving back to West Tennessee in 1987, she went into business buying and selling discounted owner-financed notes secured on real estate. In 1990 Jo went to work for a residential mortgage company and has been a mortgage loan officer for over 30 years.
In addition to her work in the mortgage field, Jo Garner is the primary sponsor and founder of Talk Shoppe in Memphis. www.TalkShoppe.com Jo Garner also host the radio show Real Estate Mortgage Shoppe airing on News Radio AM 600 WREC and iHeart Radio with podcasts and show notes published on www.JoGarner.com Pick up Jo Garner’s book on Amazon or Barnes Noble “Choosing the Best Mortgage-The Quickest Way to the Life You Want”