Intelligent Equity

In Episode 26 of Intelligent Equity, host Ryan Kiefer talks with Tahmeeka O'Neal of the O’Neal Group. Tahmeeka shares how she helps a wide variety of clients make educated choices about real estate and repair their credit. Then hear Tahmeeka’s take on the current market in Cincinnati.  Episode Highlights:  Tahmeeka O'Neal is the CEO and Founder of the O'Neal Group LLC. She has been in real estate for about two years. She is also a notary. Tahmeeka hopes to change the way her clients view credit and homeownership. They focus on credit repair as well as the real estate side of the house.  Many people don't have the information they need to make educated choices.  She takes a personal approach with her credit repair clients. She meets clients where they are and dives in from there. It has been very busy since Tahmeeka has taken her business full-time. Tahmeeka is excited to give back to the community. Tahmeeka shares what she is seeing in the current market. Houses are going very quickly and now is a great time for sellers. Now is a good time to find out the value of your home and whether listing would be a good option for you. It is very competitive for buyers right now. Be prepared to position yourself well in this competitive environment. She helps her clients stand out in multiple offer situations.  It very much is a seller's market, especially in the lower price points. If you're thinking about moving up, you can get a good deal on that house because there's more inventory in the higher price range. Preparation is the key to success. Know the market.  Pick the best professionals to work with. It's not a good time as a buyer or seller to try to go it alone. Reach out to a professional. 3 Key Points: As you become more informed, more real estate options will be open to you.  Cincinnati is currently a seller’s market with very low inventory at lower price points. Given today’s competitive atmosphere, reach out to a professional when you’re looking to buy or sell. This is not the time to do it yourself.  Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Tahmeeka O’Neal website, Facebook, LinkedIn  

In Episode 25 of Intelligent Equity, host Ryan Kiefer welcomes back Ashok Ghildyal, Loan Officer at PrimeLending to discuss the effects of the COVID-19 outbreak on the real estate and mortgage lending business. Episode Highlights:  Ashok Ghildyal has been in the financial industry for over 40 years. The biggest difference that Ashok sees between past large market events and what is currently happening with the COVID-19 outbreak, is that nothing is fundamentally wrong with the economy. In fact, the economy coming into the COVID-19 outbreak was very strong. Ashok feels that once the situation surrounding the virus stabilizes, we should be able to quickly get back on the economic track. However, there is pain and uncertainty surrounding how long the outbreak is going to last. Refinancing and debt consolidation loans may be in some consumers best financial interest at this time. Ryan Kiefer feels that we are moving towards a recession, but believes it will be cyclical instead of structural. That difference means it won’t stretch out 4-5 years, but instead will be short and deep. Ryan feels that the economy will bounce back quickly, and the housing market may be insulated from the downturn. There are still a lot of buyers in the housing market, and with interest rates still at an all-time low, that’s going to encourage those buyers. In the $150-250k market, where there is limited inventory and homes are going fast, a lot of sellers are just listing their homes as-is, without any updates or changes.  However, if there aren’t as many buyers entering the market, that may force sellers to go back to staging and updating their homes before going to market. Open houses may cool off, but technology can reduce housing market interruptions through virtual showings and e-signings. People often correlate “Wall Street” and “Main Street”. Ashok feels that Wall Street is not always indicative of the underlying strength of the economy. Younger buyers may not be as invested in the market yet, so they may not be feeling the “wealth effect” of the stock market, and their home purchasing plans may not be affected as long as their employment is insulated. Ashok gives an example of re-financing on a $200k home. Refinancing was able to save the clients around $160 a month, but even more of interest that most consumers don’t take into account, is refinancing removed $35-40k of paid interest. The overall benefit of refinancing isn’t limited to just cash flow and reduced monthly payment, but increased net worth and reduction in interest paid over the life of the loan.  Ryan delves deeper into an example to show how refinancing can benefit homeowners.  Ashok feels that refinancing may be the best investment decision people can make, at this point. This is a great time to do some out-of-the-box financial thinking.  3 Key Points: COVID-19 has caused fear and uncertainty related to financial markets, but this is a great time to do some out-of-the-box financial thinking. Younger buyers may not be as invested in the market yet, so they may not be feeling the “wealth effect” of the stock market, and their home purchasing plans may not be affected as long as their employment is insulated. The overall benefit of refinancing isn’t limited to just cash flow and reduced monthly payment, but increased net worth and reduction in interest paid over the life of the loan.  Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Ashok Ghildyal website, LinkedIn, Facebook

In Episode 24 of Intelligent Equity, host Ryan Kiefer talks with Michael Wallet of Star One Realtors. Michael shares what he thinks will happen with the local housing market in 2020, and why inventory levels are at an all-time low. Learn how the demographics for first-time buyers have changed and why Michael believes there’s no recession in sight.  Episode Highlights:  Michael Wallet has been in real estate for fifteen years. He began at age nineteen, flipping homes with his father. 2020 will be similar to 2018 and 2019 for the real estate market. There will be less inventory.  There’s already 15% less inventory this year vs. last year so far. Supply is low and demand is high. Sellers are selling at prices that are similar to 2005-2007. Inventory levels are at an all-time low. In the first-time buyer segment, there's very limited inventory. At the higher end there's a little more inventory. Many first-time buyers learned a lot from the recession and are not stretching beyond their means to buy homes they can't afford. It seems like an early spring market this year. First-time buyers are trying to get ahead of the curve a little bit. A recent article said that millennials buy homes later. The average age of first-time homebuyers is 33. There are four to five years coming up with demand. In the current market, Michael encourages prospective buyers to jump on properties if they are interested. These buyers do not have time to think about it because the market is as competitive as ever. People don't realize that sellers are incorporating closing costs into the purchase price. If you can, pay for the closing costs yourself so that you're not asking for more concessions. There are many different grant programs to help first-time homebuyers. People used to stay in their homes for seven years on average. Now it's up to thirteen years, which is part of why we have this inventory shortage. Michael is committed to serving the community. He is currently coaching middle school basketball. 3 Key Points: Inventory is at an all-time low and the market is very competitive. First-time homebuyers are older than they’ve been in the past. There are four to five years of ongoing demand coming up.  Advise your prospective buyers to get started right away when they’re interested in a property. Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Michael Wallet website, Facebook, LinkedIn

In Episode 23 of the Intelligent Equity Podcast, host Ryan Kiefer talks with Todd Domsitz of Allstate Insurance. Todd shares why it’s important to protect not just your assets with proper insurance coverage, but also your income. He describes a special monthly income term policy that provides a way for your family to keep paying your mortgage even when faced with unexpected life events. Episode Highlights:  Todd is a financial specialist. He helps people with life insurance, retirement planning, disability and long-term care planning. He spent twenty years with New York Life and came to Allstate eight years ago. He helps people plan anything that would replace their income when their ability to earn that income stops.  They have 50 other partner companies to help customers find the right product. If someone comes to him and wants to roll over a 401k to an IRA, can they do that? Absolutely. He does a lot of rollover business. Allstate is in the business of protecting people's assets so they do a lot of retirement planning. Allstate came up with a product with a monthly income term policy. Sometimes when you hand someone a lump sum when paying out a life insurance policy, they don't know what to do with it. The monthly income term product provides a small lump sum and then provides a monthly income over a two, five, or ten year period. This is very comparable to purchasing term life insurance. Imagine your family is used to having 5-10k per month and then you pass away. This product allows them to keep receiving that income to continue to pay bills. Sometimes they'll combine that with a bigger policy so you can pay off your mortgage and bills but still provide an income stream. This type of policy works particularly well for surviving spouses who are not of retirement age. You want to make sure that you have short-term or long-term or preferably both short-term or long-term disability insurance. People will spend $1,000 per year to protect a $40,000 car or $1,000 a year to protect a $300,000 home but they spend nothing to protect their income. Generally, disability insurance costs no more than your auto or home insurance. There's a likelihood that you will become disabled for at least a short period between now and age sixty-five. We know for certain that you are going to pass away at some point. Life insurance is a necessity. You've got to make sure you've got an income stream that can ensure that your mortgage can be paid. They sit down with people on a regular basis to make sure they can hang on to assets they are accumulating. 3 Key Points: Protect your income with short and long term insurance options. A monthly income term plan provides an alternative to traditional life insurance. Insurance will help you retain the assets you are accumulating.  Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Todd Domsitz website, Facebook, LinkedIn

In Episode 22 of the Intelligent Equity Podcast, host Ryan Kiefer talks with Chris Crowley of Comey & Shepherd Realtors. Chris shares his thoughts on what kinds of challenges and opportunities are out there for first-time buyers in 2020. You’ll also hear about how home affordability has actually improved because renting is currently more expensive than owning.   Episode Highlights:  Chris Crowley grew up helping his father who was a contractor. This gave him exposure to a behind-the-scenes view of renovating. He has been an active agent for 14 years with Comey and Shepherd. First-time homebuyers are up against a lot in the current market. It’s a very competitive market. First time buyers don't have time to think about it. You have to go into a home, look at it, and make your decision while you're there. Local starter homes start between 100-250k. What are the challenges or opportunities currently for move-up buyers? Most people in the mid-range level aren't in a position to buy without selling. Sellers take a risk when accepting an offer with contingencies. Typically winter is a slower time of year, but there are a ton of buyers out there right now. The traffic is up over 12% year over year in terms of buyers out looking at homes, particularly in the starter home market. What advice does Chris have for sellers who would like to wait for the spring market? Chris feels that the weather is a huge factor in when the spring market will take off. If the weather holds out how it is right now, the spring market is right around the corner. The spring market will be competitive and it is already gearing up. Buyers that are out looking at this time of year are typically serious. If you get a showing request this time of year, it's a serious buyer. Chris is hoping for a very successful, prosperous year for everybody. Home affordability has actually improved because rates are back near historic lows. If you own a starter home, you can get top dollar for that home right now and probably get a good deal on your move-up house. With rates being so low, rents are extremely high. It's a perfect time to buy. You're going to save money by owning vs. paying high-dollar rent. Your median rent takes up 28% of the median income in this country. Buying a home takes up 17%. 3 Key Points: The current market is extremely competitive for first-time homebuyers. There are a ton of buyers looking right now. The spring market will take off soon. Home affordability has improved with unexpectedly low interest rates. Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Chris Crowley website, Facebook, LinkedIn

In Episode 21 of Intelligent Equity, host Ryan Kiefer talks with Shelley Parks of Coldwell Banker Heritage. Shelley provides some great tips about lot selection and how to finance a new build. You’ll also hear how new construction factors into the current inventory.  Episode Highlights:  Shelley has been selling real estate for over fifteen years. She immediately began in the new construction market. A few years ago Coldwell Banker launched a global luxury division. They went into every market and figured out what a luxury property is in that market. In Cincinnati, luxury is defined as $500k and above. She represents Clemens Companies right now. She does the marketing and sales for them while also being a realtor for Coldwell Banker. Lot selection is a huge deal. Everyone always asks which comes first, designing your home or picking the lot. You need to have both in mind. These custom homes do take longer. Once your design is complete and you're ready to start, you're probably looking at a nine-month time frame. Sometimes lots are opened up by developers on a case by case basis. Lot selection is very important because you may have a dream home in mind that may not be conducive to the lot you choose. Builders can let you know any limitations a lot might have. Most custom builders will do the construction loan. The builder she works with will carry the construction loan for the buyer but wants ten percent down on the complete project. Construction loans are now easy to come by. There's not as much inventory as we'd like to see. A lot of people are leaning more towards building because they can now position it wisely. Many people are scared to list because they fear they won't find a house they like to move into. The market looks like it will stay in a good place. Interest rates are still very good. The key is finding home sites. Shelley is hoping more developers come out and find more land. 3 Key Points: Lot selection is very important when you’re building a new home. Construction loans are now easy to come by. Most builders will do the construction loan. With limited inventory, many people are choosing to build because they can position it wisely. Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Shelley Parks website, Facebook, LinkedIn Clemens Companies

In Episode 20 of Intelligent Equity, host Ryan Kiefer talks with Dustin Swigart of Prime Lending. Dustin explains why renovation loans are popular right now and why buying a fixer-upper is a big opportunity, particularly for millennials. You’ll also hear about some fun projects Dustin has helped finance and hear how easy it can be to finance this type of loan.  Episode Highlights:  Renovation loans are very popular right now. There's a lot of aged inventory. In the U.S., more than 70% of single-family homes were built prior to 1950. This is a great opportunity to buy a fixer-upper, build some equity, and customize it. A lot of houses need TLC. It can feel like you’re entering a time warp with shag carpet and olive green appliances. Someone bought a home for $17k, financed $320k in renovations, and the property was worth well over $400k when it was done.  Millennials are starting to buy fixer-uppers. HGTV did some research on millennials showing they are more likely to buy a fixer-upper because of student loan debt. There's an inventory issue on starter homes. There's probably two months or less of inventory. If it's a perfect house it's going to get multiple offers and go over list price. Dustin had a client who was buying a fireman's lodge. He converted it to a single-family residence. He put $130k into it and it was 4500 square feet.  There are low down-payment options. The down payment is based on the purchase price plus renovation.  They typically have six months to complete renovation after closing. Unlike a construction loan where you close upfront, it's a regular loan that they'll start making payments on.  They make inspections and make sure everything is being done per the scope of work. If they can't occupy right away, they can finance mortgage payments into the escrow. Dustin did a project in Newport in the central business district fringe. There was a single-family corner property that had been converted to a restaurant that someone wanted to convert back to a single-family home.  This property was 5500 square feet and they closed with close to 100k equity. They put in $180k in renovations. There are opportunities out there for unique projects. 3 Key Points: Renovation loans are still a hot topic both locally and nationally. Millennials are more likely to buy fixer-uppers because of student loan debt. Unlike a construction loan where you close upfront, a renovation loan is a regular loan that they'll start making payments on.  Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Dustin Swigart LinkedIn 

In Episode 19 of Intelligent Equity Podcast, host Ryan Kiefer talks with Matthew Pesler of J.M. Insurance. Matthew will help you understand how important it is to get protection that will cover the things that are most important to you. You’ll also learn more about how to find coverage for short-term rentals and hear Matthew’s advice on staying in touch with your insurance company as you make changes to your home.   Episode Highlights:  Matthew has been working in the insurance industry for two years. He has an extensive sales background.  J.M. Insurance handles Kentucky, Indiana, and Ohio. They have partners elsewhere. J.M. primarily focuses on auto, home, and life insurance. They are currently partnering with many mortgage brokers and realtors, which is driving growth. Don’t get held up on price. Find an agent you can meet with face-to-face and help them learn what’s important to you. When an agent knows what’s important to you, they can help you get the proper protection. The price of premiums goes up and down. Often in life, you get what you pay for. When it comes down to Airbnb, lots of people are choosing to stay in homes instead of hotels. Perks of staying in a short-term rental include more space for large groups, kitchens to cook in, free parking, and proximity to local attractions. Rules and regulations for short-term rentals are constantly changing in Ohio. For example, in Tennessee you need a short-term rental permit to rent out your property short-term. In Ohio this is not required. The rules for insurance coverage vary based on whether you live in the home you’re renting out or not. What companies will cover, and how they’ll cover it varies, just as it varies with regular insurance. Make sure you’re taking advantage of annual reviews. Tell your insurance company every time you make an upgrade to your home. This will often lower your premium. If you do upgrades, get it protected. If you have a basement, make sure you have a water backup. Get protected the right way. Insurance is built for catastrophic claims. 3 Key Points: Make sure you disclose what’s important to you to your insurance agent so they can make sure you are properly protected. Local regulations are constantly changing with Airbnb and short-term rentals. Follow the rules and regulations for your area. When you make repairs or upgrade your home, let your insurance company know right away.  Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Matthew Pesler LinkedIn, Facebook, website 

In Episode 18 of Intelligent Equity Podcast, host Ryan Kiefer talks with Bryan Frodge of Keller Williams in Florence, Kentucky. Bryan provides great insight into getting top dollar for your home by making smart choices about repairs and renovation. Learn an important question you should always ask your agent, as well as reasons you should consider selling your home in this hot market.    Episode Highlights:  Bryan retired from the Covington Police Department after serving for 20 years. His niche is flipping houses, but he also runs a full-service real estate team. He employs a full-time crew that renovates and flips houses. If you’re going to sell, now is the time to get top dollar. It may not be that way next year. Bryan’s team can come to your house and provide a full assessment of where you can renovate to help you get top dollar for your house. Many people are lost about where to begin with repairs. Unfortunately, just because you put $20k into paint and carpet, that doesn’t mean you added that money to your home’s value. This is why it is such a benefit to speak with professionals that can help you maximize the money you spend on renovation and repairs prior to listing. You need to ask your agent how you're going to get the maximum dollar without putting too much up front. Bryan’s sweet spot is the first time homebuyer.  He has flipped over 50 houses. The most fun part of flipping homes is carpet installation because that’s when the team knows they are about to put the house on the market. Many of the team’s homes have been selling before they hit the market. Bryan is very proud of his team, his crew, and their workmanship. The Frodge Team consists of four full-time agents. He’s used to getting calls at all hours of the night due to his time with the Police Department. Feel free to reach out anytime with a question. This is typically a slower time of year but interest rates are incredible. If you’re even thinking remotely about selling, do it now. If your repairs addendum is holding you back from selling, this is something you can overcome. People who are looking for homes at this time of year tend to be serious.   3 Key Points: You need to ask your agent how to get top dollar without putting too much money in up front. The most fun day in flipping a house is carpet installation day because you know you’re almost ready to put the house on the market. If you’re thinking about selling but are worried about renovations and repairs, you can overcome this situation and sell your home in this market.     Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Bryan Frodge website, Facebook, Twitter 

In Episode 17 of the Intelligent Equity Podcast, host Ryan Kiefer talks with Rob Deters of MGIC Mortgage Insurance. Rob demystifies mortgage insurance by explaining how it can help first-time home buyers get into a house sooner. Learn about the different types of mortgage insurance that are available, how to remove the insurance and the difference between conventional and FHA loans.   Episode Highlights:  Rob was in the wholesale lending business for 15-20 years. He joined MGIC six years ago. Mortgage insurance can actually be a great thing when you’re buying a house. You do not have to put 20% down. If you put down 10-15% instead, then you’ll have the extra to cover costs like replacing the carpet or buying new appliances. Mortgage insurance is much cheaper than it was in the past. There are different ways to pay for mortgage insurance. Monthly is the most common way to pay for it. When you pay monthly, nothing is due at signing which lowers closing costs. There’s also the borrower paid single premium option. If you’re going to be in your house for more than four years, the single premium option is worth considering. There’s also lender-paid mortgage insurance which carries a higher interest rate and is more expensive than the other plans. Rob describes how someone can cancel mortgage insurance and when it automatically falls off. Not all lenders require you to have your insurance for two years. FHA loans require a monthly payment and a one-time premium that’s rolled up into your mortgage. With FHA, you cannot cancel the insurance. You can put as little as 3% down. There’s also down payment assistance out there. Mortgage insurance can help you get into a house sooner. The money you put down is actually getting eaten up by inflation over time. MGIC’s Ready Nest website provides free educational resources for first-time buyers.   3 Key Points: Most buyers try to avoid PMI, but you don’t really need to put 20% down. There are three different ways to pay for mortgage insurance. The biggest difference between conventional and FHA loans is that you cannot cancel the insurance with an FHA loan.    Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Rob Deters LinkedIn MGIC: Mortgage Insurance readynest.com

In Episode 16 of the Intelligent Equity Podcast, host Ryan Kiefer talks with Ken Martin, President of Priority National Title Services. Ken shares why it’s important for buyers to purchase title insurance and how you can protect yourself with a good policy, sharing examples of when these policies have helped his clients.   Episode Highlights:    Priority National Title serves the Midwest, with great connections working north to south. Ken runs the marketing side of the business and his wife, Tina, runs the title side. They looked at the status quo and wanted to do something different with their title company. They wanted to make connections and establish an important place in the community. 50% of people who move south will actually move north again within two years. Ken thinks this is because people find it too hot in the south. Priority National Title begins closing at 7:30 in the morning and stops closing at 11:30 at night. Why would someone want to have title insurance? Title insurance protects buyers from things happening in the past. This protects you from what happened when someone else owned the property. Title insurance can protect you against liens. Getting surveys on your property is critically important. Ken shares the story of a client who purchased a home that ended up being built fifty feet over the property line. 25% of homes have title defects.   3 Key Points: Priority National Title serves the Midwest with great relationships, great service, and low fees. Purchasing title insurance protects you from anything that happened in the past. A high number of properties have title defects.   Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Ken Martin Facebook, LinkedIn Priority National Title Services

In Episode 15 of Intelligent Equity Podcast, host Ryan Kiefer talks with Monika DeRoussel of RE/MAX Preferred Group. They discuss the current market conditions in Cincinnati, advantages and disadvantages for sellers in the current market, and how to think outside the box to best position yourself in a multiple offer situation.    Episode Highlights:  It’s an awesome market and a great time to sell.  The biggest struggle we have in the market today is that you might end up without a home to move into.  A lot of sellers want to find a home first and then sell. Between 350k-400k there are only a few houses to choose from. It's a challenge to sell because you may not have something that meets your criteria to move into. When you push over 500k houses are sitting. Everything is flying off the market at 350k and below. In order to move to a 500k price point, you have more leverage if your house has sold. The rates are so low that it allows people to truly get the dream home. We can’t list homes below 350k fast enough.  Even if the local market slows down, there are relocation clients that start coming to Cincinnati at this point in the year. If you list in November it's not a bad time.  The relocation people typically don't nickel and dime you. In multiple offer situations, you want to position yourself to win the house. A lot of people are writing letters to sellers. Find ways to think differently from other prospective buyers. Attention is in the details. Realtors want to help you sell for the most money in the least time while getting you into a new place that you’ll love.   3 Key Points:   It’s a great time to sell in Cincinnati.    Rates are so low that people are truly able to get their dream home.   In multiple offer situations, you have to find ways to think differently to create an advantage.   Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Monika DeRoussel website, Facebook, Twitter, Instagram, LinkedIn  

In Episode 14 of Intelligent Equity, host Ryan Kiefer talks with Aaron Weiner and Karen Kelley of Comey & Shepherd Realtors. They discuss the importance of staging a home to sell by de-cluttering, organizing, and taking professional pictures that will portray the property in the best light online.    Episode Highlights:  Aaron was licensed in 2000 and has seen all cycles of real estate. He wanted a flexible job and liked helping people. Karen staged her own home to sell in 2009 and began staging for her agent. When you’re selling your house, your home becomes a product. When you sell your house it should be 30% stuff and 70% air. The biggest stumbling block in staging is getting people to buy into de-cluttering. Balance hard surfaces and soft surfaces.  Balance color. Show 60% architecture, 30% furniture, 10% accessories. Bring green into every room. Add a pop of color and some features. Photography is extremely important. People look at homes online long before they make an appointment for a showing. They use professional photographers. They also take their own pictures with wide-angle lenses before bringing in the photographer to get a sense of things they might be missing. They have three storage units full of staging furniture they can provide to clients. Ryan Kiefer describes how staging helped him to sell his home three years ago. Buyers have a hard time envisioning themselves in homes that aren’t move-in ready. A house that shows well has an emotional advantage. More inventory is coming and the market will balance.   3 Key Points: When selling your home, it becomes a product. The biggest stumbling block to get sellers to buy into is de-cluttering. Using professional photographers is incredibly important in this online world.   Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Aaron Weiner website, Facebook  Karen Kelley website 

In Episode 13 of Intelligent Equity, host Ryan Kiefer talks with Lisa Phair, a top-performing Cincinnati realtor with Coldwell Banker West Shell. They discuss the work of the National Association of Gay & Lesbian Real Estate Professionals (NAGLREP) and why Phair believes in advocating for equal housing opportunities.   Episode Highlights:  Lisa Phair is recognized as one of NAGLREP’s Top 100 agents. The Cincinnati chapter of NAGLREP is about creating a referral network, building business, and education. The Cincinnati chapter is young and they are looking for more membership. NAGLREP has a huge referral network. Realtors who have had a profile on NAGLREP for at least one year have reported that they’ve closed a minimum of 1-3 deals from their profile. Mortgage Minute: 55% of recently surveyed would-be homebuyers feel we are due for a recession. Mortgage Minute: Kiefer urges us to calm down.  Mortgage Minute: Today, credit is much better on mortgages. If there is a recession, it will not look like 2008. Phair learned that one of her children is transgender. This opened her eyes to bigotry and discrimination that other people have faced their entire lives. Phair knew she would love and support her child. Phair believes that all Americans deserve to be treated with dignity, respect, and equal protection under the law.  According to HOME Cincinnati, complaints from the LGBTQ community were one of the top rising issues of 2018.  NAGLREP wants to be sure that all people can enjoy the homeownership process.   3 Key Points: Housing discrimination is a real issue for members of the LBGTQ community. If there’s a recession coming, it will not look like 2008.  Complaints from the LGBTQ community are a top rising issue.    Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Lisa Phair website, Facebook, Twitter, Pinterest, YouTube NAGLREP Housing Opportunities Made Equal

In Episode 12 of Intelligent Equity, host Ryan Kiefer talks with John Durso, a highly experienced realtor with Comey & Shepherd Realtors. They discuss great reasons to buy a home in the current market. Whether you’re renting and looking to own, or you’re considering trading up, you’ll learn why now is a great time to buy.    Episode Highlights:  John Durso has been selling real estate since 1986 and has seen many different market cycles. Why might someone want to buy a home in this market? Rents are high and increasing. Educating renters about down payments can help them see that they can afford to buy now. It’s a misconception that you need 20% down to buy a home. There are possibilities for building wealth through investing in real estate. When your family grows and your space feels smaller, that’s another great reason to buy.  There are many ways to make it possible for sellers to list their homes and buy another one. What’s the current inventory like on move-up properties? Below 300k there’s a lot of scarcity in our market right now. Now is a very good time to sell if you own a home in the 200k-300k range. Kiefer expects rates to possibly go a little bit lower. He expects them to stay low for a little while. Now is a great time to trade up because there’s still a lot of pent up demand. Could some buyers benefit from a renovation loan? There are several different ways to approach buying a fixer-upper. Homes sell due to the price, condition, location, and motivation of the seller. People want move-in ready homes at the moment, but you might consider renovating a fixer-upper.   3 Key Points: There are many good reasons to buy a home right now.   Now is a very good time to sell if you own a home in the 200k-300k range.  Most buyers want homes that are move-in ready. Consider investing in a fixer-upper.    Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website John Durso website, Facebook, Twitter, LinkedIn, Pinterest, Instagram Comey & Shepherd Realtors

In Episode 11 of Intelligent Equity Podcast, host Ryan Kiefer talks with Terry Hankner, President of Comey & Shepherd Realtors. They tackle issues surrounding home ownership and then discuss the challenges buyers and sellers are facing in the current market environment.    Episode Highlights:  Terry Hankner has been licensed since 1978. She started her career in education. Most of real estate is really about teaching. It’s sharing information and letting people know all of their options. Should everyone own a home? Hankner thinks that not everyone should own a home but there are great reasons to become a homeowner. Reasons to become a homeowner include personal satisfaction, control of your own environment, the fact that real estate is a good investment, and tax advantages. Inventory awareness is currently a problem for sellers. Sellers need to be locally aware. The best way to understand your local market is to talk to a good realtor who can provide you with statistical data and tell you the truth about your property. Put your house in really good condition as a seller. Consider a pre-listing inspection. Tell your sellers to dust off their water heaters. Mortgage Minute: If you happen to be a move-up buyer, you’re in a perfect position because of the increased purchasing power that comes with interest rates near historic lows.  If you’ve been thinking about moving up, now’s the time. The challenge for buyers in the current market is also inventory related. There are not as many homes on the market as there usually are. If you’re a buyer, get pre-qualified financially and have a heart-to-heart discussion about needs and wants. Buyers need to be ready to do something when a house that meets their criteria comes up.  The only really slow time for the industry can be between Thanksgiving and the new year. Spring begins on January 2nd.  The cyclical nature of real estate is much more tied to favorable interest rates and market conditions than it is to the weather.   3 Key Points:   Sellers should increase their awareness of local inventory.    Buyers can prepare themselves so they’re ready to take action when a house that meets their criteria goes on the market. The cyclical nature of real estate is tied more to market conditions than to the time of year.    Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Terry Hankner Facebook, LinkedIn  Comey & Shepherd Realtors

In this episode of Intelligent Equity, host Ryan Kiefer talks with Holly Maloney of eXp Realty about the local market outlook as back to school approaches. They discuss the boon of low-interest rates and that there’s no bad time of the year to list your house.    Episode Highlights:  Holly Maloney has been licensed over 16 years. 95-99% of her business consists of repeat clients and referrals. Maloney’s team has an exclusive partnership with the renowned Cincinnati Zoo. Any time a client buys or sells a property with them, they donate to the Home to Roam campaign on behalf of that client.  They discuss whether back-to-school changes the local real estate market. There’s no bad time of year to list your house. Inventory in Cincinnati is still low, but interest rates are also low.  Buyers are still looking and buyers are still buying. When you’ve got someone walking through your home in December they are usually serious buyers. With interest rates back near historic lows, that frees up space for people who want to move up, creating an inventory for first-time buyers. Once you start talking price points, buyers are realizing what they can afford. Many are now choosing to get into homes they will be able to stay in longer. Higher-end homes are moving a bit slower.   3 Key Points: There’s never a bad time of year to list your home.  Lower interest rates will hopefully free up inventory for first-time buyers. Some buyers are choosing to buy homes they can stay in longer due to lowered interest rates.   Resources Mentioned: Ryan Kiefer: LinkedIn, Facebook, Website Holly Maloney: Website, Facebook, Twitter, YouTube, LinkedIn American Dream (tv show) The Cincinnati Zoo

During this ninth episode of Intelligent Equity, host Ryan Kiefer talks to Kelly Scovanner, Senior Loan Originator at PrimeLending in Cincinnati, Ohio about obstacles that homeowners may face, the importance of engaging loan officers in the process, and challenges that self-employed borrowers face.  Episode Highlights:  Kelly Scovanner explains the importance of experienced loan officers  What types of lenders should buyers be wary of?  Why full credit approvals are helpful The stumbling blocks Kelly thinks buyers need to look out for The challenges self-employed borrowers can face in real estate purchases  Kelly discusses how clients can get help with credit  3 Key Points: Try to get a pre-approval letter from a local lender instead of a random 1-800 number or internet lender.  Sources of funds have to be documented, even if the funds are a gift from family members.  Even legitimate tax write-offs of self-employed borrowers can become a stumbling block for approval.  Resources Mentioned: Ryan Kiefer: Linkedin Kelly Scovanner: Linkedin

During this eighth episode of Intelligent Equity, host Ryan Kiefer talks to Melissa Orange, a Cincinnati-based realtor, and Senior Sales Vice President with Sibcy Cline Realtors, about why it is a great time to buy a home, the importance of pricing properly, and what you need to know about bidding wars.  Episode Highlights:  Melissa Orange gives her take on the current real estate market in Cincinnati  It is a great time for move-up buyers going up from a $250K home to a $450K  Why buying a home is such a valuable investment  Are buyers currently showing buyer’s remorse or cold feet?  Melissa’s advice on bidding wars The types of condition issues Melissa Orange has been seeing Get a great loan officer  Why it is such a great time to buy a home 3 Key Points: Buyers are more educated about the values of homes.  Nobody really feels comfortable in a bidding war.  Take care of cosmetic issues before selling your home and factor the condition of the home into the price.  Resources Mentioned: Ryan Kiefer: Linkedin Melissa Orange: Linkedin 

During this seventh episode of Intelligent Equity, host Ryan Kiefer explains the difference between the ideal loan and the ideal loan file. Get a deeper understanding on what is involved in having the best chance for a mortgage loan to get processed. Episode Highlights: Ryan Kiefer shares how critical the spring market is to real estate Make sure to have all paperwork in order for mortgage loans Why is the perfect loan file such a necessity? Why borrowers need to be aware of processing and underwriting The automated underwriting engines for government agencies Why the mortgage loan process is so rigorous 3 Key Points: It is not about having the perfect loan. It is about having the perfect loan file. The perfect loan pays back the lender and pays back the lender on time. Processors and underwriters gather all of a borrower’s documentation for loan approval Resources Mentioned: Linkedin: Ryan Kiefer

During this sixth episode of Intelligent Equity, host Ryan Kiefer welcomes Mike Ricketts, Senior Loan Officer at PrimeLending. Mike discusses the multitude of Ohio loan programs for first-time home buyers, including those best suited for home buyers with low credit scores. Mike also offers his expertise on how to find the best loan program to suit your specific needs and save you money. Episode Highlights: Mike Ricketts explains the Ohio Housing unassisted loan program, and how it provides below market interest rates The qualifications for the Ohio Heroes loan program Mike outlines the assisted loan program, and what the grant can be used for The definition of a first-time home buyer Ryan Kiefer highlights a popular myth surrounding who is eligible for first-time home buyer loan programs The qualifications for the Ohio Housing Next Home loan program Mike discusses the requirements for the down payment assistance grant to be forgiven Who would benefit from the Ohio Communities loan program? Mike Ricketts explains the loan programs that may be best suited for home buyers with low credit scores Do the loan programs ever expire, or run out of money? 3 Key Points: Ohio Housing unassisted loan programs provide access to below market interest rates, while assisted loan programs provide a grant payable towards down payment or closing costs. There are a multitude of loan programs available to first-time home buyers in Ohio, but buyers need to investigate which companies offer what programs. Some loan programs are seasonal, some run out of money, and some are available year round. The consumer will need to make sure to ask about what programs they may qualify for. Resources Mentioned: Linkedin: Ryan Kiefer Mike Ricketts

During this fifth episode of Intelligent Equity, host Ryan Kiefer welcomes Otis Wellborn from eXp Realty in Cincinnati, Ohio. Otis talks to Ryan about the current status of the spring purchasing market, and offers his expertise on how to make the right offer on a home during such a competitive market. Episode Highlights: Otis Wellborn shares his background in how he transitioned from law enforcement to real estate Otis describes the state of the spring purchase market right now In the Mortgage Minute, Ryan explains the status of the different housing market ranges Do at least 15-30 days of preparation when selling your house Start early to get your mortgage loan pre-approval Drive through the neighborhoods that interest you in the morning, afternoon, and night 3 Key Points: Otis Wellborn made it into the Circle of Excellence in his first year in real estate. The first-time buyer market in the $100-250,000 range is just under 3 months of inventory. Resources Mentioned: Linkedin: Ryan Kiefer Otis Wellborn

During this fourth episode of Intelligent Equity, host Ryan Kiefer welcomes Erik Zimmerman, Vice President, Broker, and Branch Manager at Comey & Shepherd Realtors. Erik shares how he became involved in real estate, how he was able to invest in multiple properties, and the reasons why you need to get involved in order to reach your financial goals. Episode Highlights: Erik Zimmerman’s background with real estate What happened in Erik’s early real estate deals What it costs to have the lifestyle you want to have How many properties Erik bought based on his first property If you want the rewards, you have to participate Is this a good time to start investing in real estate? Home prices have always gone up in any given 20-year cycle   One out of five homes in 2019 will be an investment property. 3 Key Points: With multiple properties, you can use funds from successful ones to do upgrades on the ones with weaker returns. You can’t buy your second place before you buy your first. Buy properties nearby where you live when you are getting started to have familiarity. Resources Mentioned: Linkedin: Ryan Kiefer Linkedin: Erik Zimmerman Comey & Shepherd: Erik Zimmerman

During this third episode of Intelligent Equity, host Ryan Kiefer welcomes Robert Smith, Realtor, Author, and Sales Associate at Coldwell Banker West Shell in Cincinnati, Ohio. Robert discusses the current pulse of the real estate market in Cincinnati, the inspiration behind his book, and strategies for both buyers and sellers to keep in mind. Episode Highlights: What inspired Robert Smith to write his book The content people will find in the book What Robert sees going on in the local Cincinnati, Ohio real estate market The hottest real estate price range in Cincinnati When a buyer should approach a lender The advice that Robert Smith suggests to sellers Market value is what someone is willing, and able, to pay 3 Key Points: The current trend for people buying or selling a house is to go online. The housing market in Cincinnati was down about 20% in January-February 2019, but is on fire again. It is critical for buyers to become pre-approved by a lender before making an offer. Resources Mentioned: Linkedin: Ryan Kiefer Coldwell Banker: Robert Smith

During this second episode of Intelligent Equity, host Ryan Kiefer welcomes Ashok Ghildyal, Loan Officer at PrimeLending in Cincinnati, Ohio to discuss the intricacies of the first-time homebuyer’s market as it pertains to millennials and Resident VA loans. Episode Highlights: Ashok Ghildyal’s experience working with millennials With millennials now buying houses later in life, what it means for the purchase market overall How older generations of the 1950s and 1960s compare to millennials Why Ashok is able to relate to veterans and soldiers   How Ashok got involved in Resident VA loans Why VA loans are unique and valuable 3 Key Points: There is a bigger millennial population than other generations. Millennials are going to account for 40-50% of the market within the next five years. If you take out the people that are below the age of 20, 1 out of every 12 adults is a military veteran. Resources Mentioned: Linkedin: Ryan Kiefer Linkedin: Ashok Ghildyal

In today's episode we talk to our special guest, Steven Douglass from RE/MAX Time. He specializes in working with first-time home buyers, and discusses helping them through the home buying process, and also shares tips for other first-time home buyers. Show Notes: Steven talks about his background and how he got into real estate He shares about working with first-time home buyers First steps that first-time buyers should take Steven shares about other significant processes in home buying, such as property inspection 3 Key Points: First-time home buyers: Know what you can qualify for, and what you are looking for. It's so important to have a local real estate agent to help you with the process, even with all the online "resources". Timing is everything, and don't get discouraged. Resources Mentioned: Steven Douglass, RE/MAX Time ryankiefer.com