YOUR LOAN & YOUR VALUE: INSIDE MORTGAGE APPROVALS & APPRAISALS

Wouldn’t you agree that it is easier to win at a game when you know the rules? Today we are giving you the inside scoop for having the best strategy for getting your mortgage approved. You will get expert tips for better results on your home appraisal too.

Connect with me for your mortgage at (901) 482-0354 JOGARNER.COM

Host: #JoGarner #MortgageExpert Jo@JoGarner.com

Co-host: #TomKing #RealEstateAppraiser 901 487-6989

Also featured: #PatGoldstein #MidSouthRealtor 901 606-2000

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

#homebuyer #homeseller #homeappraisal #homemortgage #mortgageapproval

#realtor #mortgageofficer

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: YOUR LOAN & YOUR VALUE: INSIDE MORTGAGE APPROVALS & APPRAISALS. Today is February 22nd, 2025 Call in to the live show at 901 535-9732

Introducing Tom King of Bill King Appraisal Company

(Jo) Our expert appraiser is in the studio –Tom King of Bill King Appraisal Company. Tom, rain, sleet, snow or shine you are out doing appraisals on homes in the Mid-South. Especially over the last couple of weeks. It has been T-shirt and flip flop weather, rain coat weather, goose down coat and snow boots weather all in the course of a few days.

(Tom King has about 1 minute to briefly introduce himself and share the types of appraisals he does for his clients)

(Jo) Wouldn’t you agree that it is easier to win at a game when you know the rules? Once you know the rules, you can plan your offensive and defensive strategies to get to the goal faster. A mortgage originator’s game plan takes him to the goal of getting loans approved quicker and with the least amount of resistance. Who makes the rules. Most traditional mortgages have to follow a set of rules set by the quasi-government agencies Fannie Mae and Freddie Mac who fund the loans. Mortgage companies use Fannie’s and Freddie’s underwriting software to make sure the loan meets their standards. All of their rules have to be followed on getting the right documents from the loan applicants.

PLAN BEFORE YOU PAY—REN’S STORY

Not long ago, Ren (not his real name) called me and said he was finally ready to buy his first home. He announced that “I am going to use my money to pay off ALL of my bills before I come in to see you. Don’t you think that is the best thing?” My suggestion was, “Before you spend a dime paying anything off, Ren, let’s get a snapshot of where you are right now.”

Money Talks Loudest Ren’s lease would be up soon on his apartment and he knew he needed a strong prequalification letter and a quick approval to be in the new house before he had to get out of his apartment. He was worn out with paying rent money every month when he could be investing in owning his own home. He had just enough saved to pay the 3% to 5% down payment on the house he wanted but knew he had some other debt too.

I truly appreciated Ren’s willingness to go the extra mile to help me get his loan file looking its best. But, the top priority with the mortgage underwriting software systems is to show an adequate amount of money available in the bank to make the down payment and pay some costs, and it always looks good to have reserve funds left for emergencies.

Good Credit Can Take You Far The second important factor in making a borrower like Ren look good is to show a high credit score Ren’s ability to show that he pays creditors and only owes a small percentage on the credit lines available to him. I pointed out to Ren that a great credit score is a score over 780. An average score is around 700. When the borrower’s credit score is 650 or 640, then he can probably still get a standard mortgage, but some loan programs will cost more money to get the same mortgage rate.

Income-To-Debt Ratios-Can You Make the PaymentAfter looking at funds available and the credit profile, underwriters look at income-to-debt ratios. Ren’s income-to-debt ratio added the new proposed house payment including principal, interest, taxes, insurance, and mortgage insurance together with all the minimum payment amounts from credit cards, the car loan, and other installment accounts. This total divided into the gross income amount equaled the income-to-debt ratio. For Ren, his debt-to-income ratio –total monthly debt divided into his gross income— was around 45 percent. Not bad.

However, in some cases, the mortgage underwriting program could have prequalified Ren with a 50 percent income-to-debt ratio because he keeps more than enough cash available in his bank account. Ren’s prequalification letter was very strong. He was confident going into the real estate market to purchase his first home. We looked at some down payment assistance programs for Ren also.

Once the home appraisal and title work were done, Ren got all of his income and asset supporting documents into the file, then a human underwriter reviewed the information and made the ultimate decision. The three decisions underwriters make are to approve the loan, suspend the loan subject to further documentation or deny the loan. Approve is the goal.

If you want some inside tips on how to get a faster mortgage approval, let’s put some strategy together to help you get the preapproval you need quicker and with an easier process. Call or text me today at 901 482-0354.

(Jo) Tom King, our appraisal expert, you definitely know all of the common mistakes people make when they try to guesstimate the value on a home –theirs or the one they want to buy. (Tom has about 2-3 minutes until we go to 9:15 break and can continue following 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 our appraiser Tom King. Realtor Pat Goldstein of Crye-Leike Realtors. 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

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 sponsor, Realtor Pat Goldstein of Crye-Leike serving homebuyers and home sellers in West Tennessee and North Mississippi. Pat, in some of our business circles you are called “the Gold Standard in Real Estate.” Realtor Pat Goldstein, what is our Talk Shoppe Business Tip For Real Estate Pros?

Pat’s TIP (If you want the best edge on buying or selling a home, using a licensed, experienced realtor can give you the advantage because you are using their knowledge of the neighborhoods, requirements a home will need for mortgage approval and the skill of negotiating. Go ahead and check with your mortgage officer before beginning to look for homes so you can get your credit at its optimum condition. The better your credit, the better terms you will enjoy on your mortgage.)

Pat Goldstein, how do we contact you? (901) 606-2000

TOPICS COVERED BY TOM KING OF BILL KING APPRAISAL COMPANY

What is a mortgage firewall?

What are examples of appraisals that can be done without a firewall?

What if a mortgage customer wants to appeal low appraisal or try to get erroneous information corrected on an appraisal? What is the proper process?

What are some myths that trip up homeowners when they try to guess on an home’s value?

Dollar per square foot

Below-grade sections of the house

Knee-wall rooms upstairs

Heated space not contiguous with the rest of the house

Repairs that are related to the Structure, Sanitation and Security of the house?

Comparable sales in the area

 

 

__________________________________________________________________]

^3rd SEGMENT 9:35 AM-9:45AM)

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

More Inside Tips On Getting Your Mortgage Approved

Underwriting Overlays

Overlays are extra loan guidelines required by a lender that are stricter than the guidelines required by Fannie Mae and Freddie Mac. Borrowers turned down with one bank might get approved with a different bank using the same government-backed loan product if the first bank turned them down based on a lending overlay.

1. Some banks and mortgage companies have extra regulations in place over and above the normal government loan program regulations. They ask borrowers to jump through more hoops, in other words. If you get turned down due to a lender overlay, you can usually go to a different bank without the overlay and get your loan approved. Also, the method for qualifying condominium projects can change from one program and place to another.

Dave Getting Bad News from One Bank But Better News from 2^nd Bank

This is what happened to a customer we will call Dave who went to a big bank for a Veteran Administration loan. He had a contract to purchase a home and needed to put his notice in with his landlord to be out of his home within a couple of months. His lender had given him a conditional approval and he sent in all of his documents. The appraisal came back looking good. He was told that his loan was approved. The next day he got word from his lender that his loan was denied because he did not have enough money available in reserve in case of emergencies.

His loan officer had told him that VA did not require money left for reserves at closing. The loan officer was right about the Veteran Administration mortgage rules. What the loan officer and the borrower did not know was that the bank had a regulation overlay that required reserves equal to a certain number of house payments. It was panic time for Dave and his family.

Dave took his family to a different bank. He asked upfront about the overlay and that bank did not have the overlay regulation. Dave took the new lender the loan info and the VA appraisal from the first bank and had the loan fully approved and ready to close in two weeks. The story ended well with Dave and his family getting to move into their new home on time.

Overlays can trip you up though if you do not know about them. Sometimes banks do not publicize their overlays. In this case, the first bank did not even tell make them clear to their own loan officer.

Are you preparing to get a mortgage on a home you are about to buy or refinance? If the mortgage company requires an appraisal on the house, it is good to inquire, inspect, and innovate if needed before spending your money on the appraisal. For example, what needed repairs can you see with the home? Will the seller agree to pay for getting all the repairs completed? How much will you need to pay for the repairs?

Let’s look into the stories of some of my former clients who ran into issues with repairs when they tried to buy a home.

Martin and Maria Miller–Call on resources to repair and get the second home they need

Martin and Maria moved more than a thousand miles from the place where they had lived and built a life with their children. After the kids were older, the couple had an opportunity to take over a business on the other side of the country, and they took it. Later, their children got jobs in different areas of the country. The Martins yearned to have a central rallying place where their family could get together for the holidays and gatherings.

A close family friend from their hometown knew of their desire for a second home in the old neighborhood. This close friend set them up with a realtor who found them a house close to where they once lived. It was beaten up and needed a good cleaning, some carpentry, and a bit of new sheetrock.

Halfway through the loan process, the appraisal came in with a mile-long list of items that could affect the structure, safety, and sanitation on the house. Due to the types of repairs needed, the lender required these repairs to be completed BEFORE closing.

The Millers realized with a sinking feeling that they had just spent hundreds of dollars on an appraisal and now seemed to be in a catch-22. They could not close on the home until repairs were done, but the seller did not have the money for repairs until after the closing. In so many cases, this is where the bargain deal dies.

Nevertheless, good friends can be valuable, especially when their trade is fixing and building houses. Their hometown friend got the list of needed repairs and whistled up his construction buddies. Everyone agreed to work for just about free just to help the Millers.

They put together an itemized agreement to start work when the loan was approved for all but the repairs. The seller signed the agreement that he would pay the hometown friend and his pals on closing day when he got the funds. Once the loan was preapproved by the lender’s underwriter, hometown friend and his pals went to work. The appraiser went back to the house to verify the completed repairs so the Millers could quickly close on their home, where they and the rest of their family could gather together in their former hometown … all thanks to their good-hearted hometown friend … whom they now looked forward to having over for their celebratory dinner!

Other Ways to Look Good to the Mortgage Underwriter

Funds to Close- Earlier in the show we talked about the most important aspect of a loan approval—having plenty of funds to close. If you don’t have the money to buy a home, check out some down payment assistance programs, 100% loans, gifts from family, loans secured on a 401k retirement fund.

Credit- Review your own credit once a year by pulling all three credit bureaus at www.annualcreditreport.com In my book “Choosing the Best Mortgage-The Quickest Way to the Life You Want” you will find several methods that help people boost their credit scores for a mortgage approval.

Income-to-Debt Ratios-The best way to get a fix on how much of your income qualifies for getting a mortgage, check with your loan officer. I would love to be your mortgage officer. We know how to get the most income from the back pages of your tax returns. We have special programs that help with borrowers who control a lot more income than they show on their tax returns.

IMPORTANT DO’S AND DON’TS FOR SMOOTHER LOAN PROCESSING

From: Jo Garner, Mortgage Loan Officer NMLS# 757308 (901) 482-0354

PLEASE REVIEW, INITIAL EACH SECTION & SCAN TO JO@JOGARNER.COM

12-minute video version https://www.youtube.com/watch?v=CkBoEhqmmb0     

1. It is vitally important that you do not change anything on your asset statements after Jo has reviewed your bank statements. Any decrease in your assets could make or break your loan approval or cause a delay in your closing. ANY LARGE DEPOSIT NOT PAYROLL RELATED NEEDS TO HAVE THE SOURCE DOCUMENTED. (You can get images of the deposit and copies of deposit slips from your bank.)

2. If you are legally married, and buying or refinancing a primary residence, even if your spouse is not on the loan nor on the title, your spouse will be required to sign a few key documents to keep your title clean under the state law. Change in marital status could cause problems on title.

3. When it comes time to provide bank statements or any asset account, or tax return, it is necessary to provide ALL pages of the statement, even if it is a blank page. On asset account statements, make sure the name of the bank, your name and at least part of the account number appears on any bank documentation you submit to us. (no strike-throughs or white-outs)

(If you turn in a 401k statement, please get a letter from the administrator stating terms of the plan including terms of withdrawal—even if you are not withdrawing funds)

4. Please do not make any changes to your income or manner of payment from income from your business or employment. When it is time to send tax returns, please send ALL pages including any K-1s if applicable. Even if your income is increasing, under current loan guidelines some methods of income payment are not allowed to be counted as qualifying income so it is important to let your loan officer know of upcoming changes right away to make sure the type payment of income is acceptable for loan qualification purposes. If you own 25% or more of a business, please send all pages of the business tax returns for the past 2 years also. (In some cases underwriting may require a year-to-date Profit and Loss for self-employed borrowers.) Note: If your IRS transcripts or tax returns indicate that taxes are owed, you must document the source of funds to clear the taxes owed or show proof of accepted payment plan and proof of three months payments made to IRS or other agency to clear debt.

5. (Some mortgage products do not require tax returns at all-check with your mortgage officer for a personalized list of documents needed for your specific loan)

(PLEASE DISCLOSE ANY PAYMENT PLANS MADE TO IRS OR OTHER OUTSIDE AGREEMENTS THAT MAY NOT SHOW ON THE CREDIT REPORT. THESE PAYMENTS NEED TO BE CALCUATED TO DETERMINE YOUR TRUE DEBT-TO-INCOME RATIO.

PLEASE DISCLOSE ANY IRS OR OTHER LIENS THAT MIGHT SHOW UP ON OTHER REPORTS CONNECTED TO YOU. NOT DISCLOSING THESE CAN JEAPORDIZE YOUR LOAN APPROVAL LATER IN THE PROCESS)

PLEASE DISCLOSE ANY RECENTLY ACQUIRED OR EXTENDED DEBT OR UPCOMING DEBT OBLIGATIONS

6. If you file your tax returns right before or during the loan process, this can delay your loan process by a month or more due to the time it takes the IRS to fully process and log your numbers into the government required IRS third-party transcript for that tax return that must be included in your loan file. You may consider filing an extension on filing your IRS return in order to avoid this delay. (Underwriting may ask for a year-to-date Profit and Loss for self employed borrowers.)

7. Do not open any new credit accounts (and especially not a 12-months-same-as-cash account.) Do not add balances to any existing credit accounts. Do not apply for any new credit during the loan process. Do not make any changes on your credit status.

8. Please check your tax returns and make sure you do not have any undisclosed business losses. If so, please notify your loan officer.

9. Make sure that you keep your accounts paid current during the loan process. Even though you are planning to pay off an account at closing, please do not allow this account or any others, including any mortgages, to go 30 days late even if the closing the delayed. (This could cause your credit scores to drop right before closing and jeopardize your loan approval.)

10. Use funds for closing DIRECTLY from the account where we have verified your funds. If funds come from a different account, it can delay or jeopardize your closing . Also do not move money from the account where funds were verified to another account to access for closing. Funds must come DIRECTLY from the account where funds were verified and not moved to a different account for any reason. Earnest money must come from the account that you will be fully documenting.

11. REMEMBER, AT CLOSING THE FUNDS WILL NEED TO BE IN THE FORM OF A CASHIER’S CHECK AND/OR WIRE PAYABLE TO THE CLOSING AGENT. You will need 2 forms of ID at closing including drivers license. All borrowers and interested parties will need this documentation at closing.

12. If you are on any of the accounts we are verifying with another person, you will need to get a short letter, dated and signed by the other person identifying the account and stating that you have full access to the funds.

13. If there will be a full appraisal on the property you are financing, please inspect the subject property for repairs that may be required prior to closing by the appraiser. Some common required repairs are leaky roof, rotted wood, peeling paint, torn flooring, broken tile, non-functional plumbing, electrical or HVAC systems, drainage problems, holes in sheetrock, broken windows, foundational problems, termite damage, hazardous waste on property, etc.

If the property is in a flood zone, flood insurance will be required. Appraisal values are determined by the assigned appraiser. Comparable property sales over the last 6 months to a year on houses like the subject property in the subject property neighborhood are used to determine the official value used by the mortgage company. Government guidelines require the mortgage company to order an appraisal and have the appraiser to be assigned to the property by a third-party, government approved order agency separate from the mortgage company.

The mortgage company must order the appraisal from the approved agency. Appraisals from other mortgage companies and appraisals ordered by anyone else, are not qualified to be used under current loan regulations.

If the appraiser notes repairs on the appraisal, it is very possible he/she will need to reinspect the property to make sure repairs are completed in a workmanlike manner. Appraisers charge an extra fee to do this which could increase your costs at closing.

If the property that will be appraised is classified as a manufactured home, modular home or mobile home, not build onsite, please let the loan officer know right away. Homes that were not completely built on the site where they are located can require a different mortgage program with different guidelines. (Examples of homes that may require a unique loan program are manufactured homes, mobile homes, condominiums, cooperatives, geodesic homes, barndominiums, berm homes, log cabins, homes with multiple parcels or with more than one home on the property, properties with income producing business activity, properties with more than 4 units.) Appraisal fees are not refundable.

14. If you are refinancing your home, please make sure the home has not been listed for sale on the market within the last 6 months. REMEMBER THAT ON A PRIMARY RESIDENCE, THERE IS A 3 DAY RIGHT OF RECISSION BEFORE MONEY IS DISBURSED.

15. Anyone on the loan and/or on title or spouses of the owner occupant do not leave town during the loan process and closing period. We need all parties available to provide supporting documents as needed until the closing is funded.

16. )Due to the new TRID government lending guidelines, there are mandatory delays set up throughout the process, giving you a chance to review the terms as the process moves forward. If you change anything that triggers a change in the final terms after final disclosures have been sent, this could delay your closing to wait on new documents to be received by you and the mandated delay period completed. (remember 3-day recission period from closing to funding on a refinance of primary residence)

17. Due to a rising number of incidences of hackers/scammers attempting to redirect wired closing funds, please do NOT have any funds wired before verifying the wiring information with your loan officer and the attorney’s office. There may be additional steps to take to ensure your money is wired to the correct account.

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

REAL ESTATE TIP OF THE WEEK

Tom King’s tip: Get with your realtor and loan officer three to six months prior to purchasing a home if you can. This way the mortgage officer can help you optimize your credit for the best mortgage terms and you will know ahead of time what to expect in the housing market.

Jo Garner’s tip (about 1.5 minutes)

There is a solution to every challenge.

Most common barriers home buyers encounter

(Let’s explore solutions to each one)

Not enough funds to close

Credit

Not enough income

Appraisal/Title challenges with the property

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 1^st floor Memphis, TN

(Thank you Manny Corless and Ben Hunter (615-601-0568) outstanding Financial Professionals at Independent Planning Group for being Talk Shoppe’s location sponsor)

Talk Shoppe on Wednesday February 26, 2025 “Pitch and Fix” Pitch your business idea or a business challenge. The business people in your group offer feed back, ideas and resources.

Join in person or online by clicking www.TalkShoppe.com and click the Events tab for the link to get into the event online.

Talk Shoppe could not offer the free educational networking events free to our community without some very giving sponsors. Thank you to Talk Shoppe sponsor Donna Roach of Executive Director Hearthside Assisted Living of Bartlett If you are trying to decide the best option for assisted living for your loved one, talk with Donna Roach. Donna is share her wisdom and connections with you, even if you decide to go to a different assisted living facility. Call Donna Roach at Hearthside Assisted Living  901-651-2503

Talk Shoppe is free to you because of the generosity of people like retired US Navy Line Commander Peggy Lau. If you have it on your bucket list to make some first-class memories with your loved ones, Peggy Lau can help you get some great vacations as bargain prices. Call Peggy Lau today at 901 289-0747.

6. Subscribe today for weekly podcasts with show notes at www.JoGarner.com

Real Estate Mortgage Shoppe reminds you to MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, DO IT TODAY.

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:

“If you don’t own a home, buy one. If you own a home, buy another one. If you own two homes, buy a third. And lend your relatives the money to buy a home.” – John Paulson

2. “Property mistakes are like a bad haircut…they grow out in the end.” ― George Choy

REJOINDERS:

1. Reverend Jo Rook Huggins, real estate investor Director of the Healing & Wellness Ministry at Church of the Harvest at Olive Branch, MS

2. Clint Cooper of www.RedeemersGroup.com (Basement and Foundation Repair)

3. Terri Murphy, Author, Speaker and Real Estate Trainer www.TerriMurphy.com

Transitional Music: “Shop Around: by the Miracles; “Money, Money Money” by ABBA; “Money That’s What I Want” By Barrett Strong; “Taking Care of Business” by Bachman Turner Overdrive for the Talk Shoppe Business Tip

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 TOM KING, APPRAISER WITH BILL KING COMPANY

Tom is a well- respected and sought after appraiser in Memphis, Tennessee.  He is a second generation appraiser with 40 years of experience.  He has been elected to the Memphis Area Association of Realtors Board of Directors three times.  

 

Tom is a certified residential appraiser in Tennessee.  He have appraised over 20,000 homes in his career.  A graduate from the University of Tennessee with a degree in real estate, Tom is also a Certified Relocation Professional (CRP).  Tom also has vast experience in dealing appraising real estate for pre-listing sales, cash buyers, divorce settlements, estate settlements. (901) 487-6989

 

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”