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Keith shares his "dirty dozen" due diligence questions every investor should ask before buying property, from gauging build-to-rent saturation and local job growth to testing cash flow and exit strategies.  He explains why even new-builds still need inspections and how to think about rents that may stay flat while expenses rise.  Aundrea Newbern, an experienced investor, broker, and property manager active in Southeast Georgia and Michigan, offers a real-world look at today's long-term and short-term rental markets, including shifting tenant behavior and local restrictions.  She also details how she's using AI to streamline property management, improve screening, optimize pricing, and cut maintenance costs, giving listeners practical ideas to apply in their own portfolios. Episode Page: GetRichEducation.com/610 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Unlock truly passive real estate income—visit flockhomes.com/GRE today to see if your properties qualify for a 721 exchange with Flock Homes. To get in the best physical, mental, and professional shape of your life, go to DanielThomasHind.com and apply for Daniel's intensive 1-on-1 coaching for burnt-out entrepreneurs and executives. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Keith Weinhold  0:01   Keith, welcome to GRE. I'm your host, Keith Weinhold, talking about vital due diligence questions that you have to know the answers to before you buy your next property. Even advanced investors don't know to ask some of these. Then a terrific guest tells us how she is practically applying AI to increase rental occupancy, save on maintenance expenses and drive rental income today on Get Rich Education.   Speaker 1  0:28   Since 2014 the powerful Get Rich Education podcast has created more passive income for people than nearly any other show in the world. This show teaches you how to earn strong returns from passive real estate investing in the best markets without losing your time being a flipper or landlord show host Keith Weinhold writes for both Forbes and Rich Dad advisors, and delivers a new show every week. Since 2014 there's been millions of listener downloads in 188 world nations. He has a list show guests and key top-selling personal finance author Robert Kiyosaki. Get rich education can be heard on every podcast platform, plus it has its own dedicated Apple and Android listener phone apps. Build wealth on the go with the Get Rich Education podcast. Sign up now for the Get Rich Education podcast, or visit getricheducation.com   Keith Weinhold  1:11   You know, Mid South Home Buyers, that top Memphis turnkey provider, I learned that a secret weapon behind their explosive growth is more than just you buying their properties, it's an executive coach for nine years now. Their CEO, Terry Kerr, and his COO, Pat Nix, have worked privately with a coach who I've now learned from too, and he doesn't market himself online anywhere. After 12 years behind the scenes, that coach is now making himself available exclusively for GRE listeners, his name is Daniel Thomas Hind. If you're a hard-charging business owner or investor who wants to get in the best shape of your life physically, mentally, and professionally, you can fill out an application for a free consult. This is private one on one coaching for those willing to go to uncommon lengths to achieve uncommon results. Thanks to Daniel, we've all become better leaders, better operators, and better men. It started by showing up for ourselves. Now it's your turn. Go to danielthomashind.com H I N D, that's Daniel Thomas hind.com and sign up before Spotsville Flock Homes helps multifamily owners exit the operator grind, whether it's your sixplex or a 50 unit apartment through a 721 exchange. This defers your capital gains tax. It's a strategy long used by institutions. Now you can swap tenants and toilets for passive income and zero management. Request your initial valuations. See if your property qualifies at flockhomes.com/gre that's F L O C K homes.com / G R E.   Speaker 2  2:57   You're listening to the show that has created more financial freedom than nearly any show in the world. This is Get Rich Education.   Keith Weinhold  3:13   Welcome to GRE. I'm your host, Keith Weinhold. The world's biggest problems are also the world's biggest businesses. That's not a coincidence, and it squarely includes the problem of having enough quality housing. We talk about how to do that profitably and diligently, and on the topic of diligence, I've got a dirty dozen due diligence questions, call it I suppose these are smart questions to ask before you get under contract to buy your next property, and some of these could just as well apply to your existing rental property. Build to rent properties have become so popular, but ask the question, are these build to rent properties becoming overbuilt in this neighborhood? That's the first due diligence question, and a lot of investors overlook this, so you got to be mindful that build to rent often means lots of new construction in one smaller defined area. What you should do is ensure that new supply is being absorbed by renters. Some red flags to look out for are if multiple nearby communities are offering heavy concessions or free rent enticements, that is a sign that they're having difficulty luring in new renters to the area, and now taking a couple months to rent a brand new build isn't that unusual, but does the whole thing kind of feel like a mattress liquidation sale? Renters shouldn't have more signing bonuses than NFL free agents. The next due diligence question: Does this market still have population? And job growth, or am I late to the party? New workplace construction is a bullish market sign. Workplace construction, I'm talking about like a new office building, especially a new medical clinic, a new data center, a new factory. These signs are super bullish for an area, because not only does that attract the jobs and support the housing, as you can imagine, but see, that also means that whomever built the new workplace, oh, they probably did some research, and they're bullish about that area for a reason, they're going to look into that and do their due diligence that you can leverage before they spend perhaps 10s of millions of dollars or more in building a new workplace.    Keith Weinhold  5:45   The population should be stable or rising. Red flags are if growth already peaked and layoffs are increasing, don't arrive late to the party after the DJ has already packed up. The next question, when you're looking into a property, is is this unit likely to cash flow on day one? You know, you need to wonder, is the unit occupied or vacant. Some investors don't even think to ask that question until they get down the road a ways. When it's occupied, does the rent meet or exceed expenses with a buffer for maintenance and vacancy, now, if it's negatively cash flowing and you're solely enjoying the other four ways real estate pays, that might be okay, but you need to be comfortable with adopting a monthly bill that may or may not work. And do you know what I call a negatively cash flowing property? I call it a 401k property, because you have to keep feeding it every month like it's a 401k. A negatively cash flowing property effectively reduces your salary like a 401k does, and anyone that is serious about building real wealth when they're young enough to enjoy it would not invest in a 401k outside of the employer match portion.    Keith Weinhold  7:07   I'm your host Keith Weinhold. Here on Get Rich Education, episode 610 I've answered three out of twelve dirty dozen due diligence questions, and with abundantly minded grow your means answers that you're just not going to find on ChatGPT. Before I get to the fourth one, do you know what the word diligence means? Anyway, you probably have some idea. The definition of diligence is the quality of working carefully and persistently, demonstrating steady effort and thorough attention to a task. It implies a strong work ethic, meticulousness, and a commitment to completing duties well. All right, that is the definition. Diligence is the opposite of negligence. The next one, does my new build property need an inspection first? And this is a question, actually, that came in from Jake in Manhattan. Yes, it always does, whether it's resale or new build. It is always a good idea to get an inspection. One of the biggest misconceptions, really, is that new build means problem free.   Keith Weinhold  8:16   People just equate new build with problem free. No, that is not the case. New build can have problems. There could still be foundation cracks that are beyond normal settling, perhaps improperly installed roof flashing that could cause leaks, maybe windows or doors that are installed out of square, and a bunch more stuff that could be wrong, even in new build a presale inspection after you get the property under contract that only costs 350-650 dollars for single family rentals and 500-900 dollars for a duplex. This is cheap insurance. It's also good peace of mind, get it done. Sometimes investors want to skip the inspection when they need a quick close. Buyer, beware of the risk. The fifth due diligence question: What happens to my numbers if rents flatten for two years? And this is a more germane question than usual today, because rent growth is slow here in this cycle. Single-family rents are up just 1.3% year over year per totality, and expenses tend to rise with inflation. All right, so if your rents flatten for two years, project that ahead like your other expenses are rising, and see that the property would still remain financially stable. We cannot build a business plan on motivational quotes. Next, am I buying near major employers or near hopes and dreams with work from home trends, which can probably better be called. Called work from anywhere, trends buying near major employers is actually less important today, but it still matters. It is good to have diversified employers and stable payrolls somewhat nearby. Promises about future development might never happen. Sheesh, some areas have been up and coming since cassette tapes, the seventh due diligence question, what's the property tax trajectory here? That's the question. Taxes are often stable and increases predictable, but is there a local budget shortfall? And see, this is the type of due diligence that few people do keep in mind, and I'm bringing up new build a lot, because there are so many new build income properties today on new builds. Also, look out, year one taxes can look deceptively low until improved property is assessed in year two, and any reputable provider, and when you contact our GRE investment coaching here, we're going to point that out to you.    Keith Weinhold  11:05   This is how you can, though, sometimes get unusually low property taxes in year one if they have not assessed the improvement yet. Question eight, and this comes from Violet in Peoria, Arizona, is the builder offering real incentives, or are they just hiding the true price? Okay, well, incentives - they should genuinely improve your deal without inflating the pricing. Here, look out for sunglasses and a fake mustache for financing. It's mandatory that you have an appraisal. This protects you against overpaying in an appraisal, even though it's done for bank collateral purposes, checking the quality of their collateral, which is the property, you know, it is also a good independent third-party valuation check. This is a good tool to keep you from overpaying. Back around the 2008 days, the global financial crisis, you know, often then the lender and the appraiser could collude to give you favorable appraisals, somewhat inflated values, and as it turned out, I was an investor then and ended up being the beneficiary of some of those favorable appraisals, but since then the CFPB, the Consumer Financial Protection Bureau, stepped in. They were formed to step in, so that those parties are no longer in cahoots with each other, and yes, incentives are explicitly disclosed to the lender and appraiser. For example, if you have a seller that offers to pay half of your closing costs if you pay their full sale price. Okay, the appraisers do know that they have that information before they provide you with the appraised value. Ninth, what's the vacancy rate in this area right now? This is a good due diligence question to ask. A balanced market has about five to 6% vacancy, eight to 10% or more. That can often be the sign of a weak market, but this might be all right in build to rent communities, and that's due to longer initial lease up periods that you have there. Due diligence question 10. Would I still want this property if appreciation slowed dramatically? You want to ask yourself this question because you cannot predict appreciation. The answer to this question is most likely yes.   Keith Weinhold  13:35   You would still want the property even if appreciation slowed dramatically, because as a listener here, you understand that with a 20% down payment, just 2% price appreciation creates a 10% return on your equity, and you're also benefiting from the other four ways real estate pays, but if you're absolutely counting on appreciation to do all of the heavy lifting over the long term, that's less investing, and that is more hoping with spreadsheets. What's more predictable is something like inflation profiting on your loan, which is a force on its own. Next, ask this question: How old are the big ticket items like the roof, HVAC, plumbing, sewer, and electrical? I mean, if you get a number of expensive items that are near the end of their life, you could soon become emotionally attached to ibuprofen. At GRE Marketplace, we work with either extensively renovated properties or new build properties, so this is rarely a concern. These big capex items, capital expenditures, and that is really the way to go. Extensively renovated or new build property, because see that way the cost of having all this done for you both. Before you buy the property, that means that what you're essentially doing is financing the cost of all this into the loan, you're financing into the new roof, HVAC, plumbing, sewer, electrical, if any of that applies, and if you're buying a fixer upper, well, then a lot of times you need to pay cash for these items, and you lose repair time where the property could have been rented during that renovation time. Work with our investment coaching here, and you're going to be all set. Those big ticket items are rarely a concern. And then what happens is, if you have a break even or a positively cash flowing property. The tenant covers all of your operating expenses with the rent payment, and you never have to pay any money at all for these big ticket items. They pay for your mortgage and everything else, and you never lose the time because these things were done before you bought.    Keith Weinhold  16:01   And the last one question 12. What you want to ask is, what's the exit strategy if I ever want to sell? That's the last question. Begin with the end in mind. The fewer doors the property has, the easier it is to sell. Single family homes win big here. I mean, your eventual buyer down the road, they could be a gleeful owner occupant, even if the rental math were poor. That buyer wouldn't even know that the rental math is poor, because they're not renting it out, they're going to live there themselves. Sometimes your single family rental tenant even becomes your eventual buyer. This can work with duplexes too. Sometimes you can get an owner occupant, or your tenant stays there and continues to reside there as they're the owner, and they rent out the other side as well. But if you're trying to sell at 30 duplex, well, now you're exposed to cap rates and investor sentiment and market cycles, it's sort of like trying to offload a small corporation. That doesn't mean that apartments are bad, but they are substantially less liquid than single family rentals. That's your exit strategy that we're looking at. They are the dirty dozen due diligence questions every investor feels bumps, I have you will too, but these questions and answers are really going to go a long way toward helping you own right, and when you stick with it, real estate is a forgiving and lucrative asset class because you're paid in so many ways. Hey, coming up shortly, a guest that you haven't heard from in a while, and I know that some of you have missed hearing her voice. We'll talk a bit about the state of the real estate market here in a period where prices are remarkably stable, housing transactions are only about 80% what they usually are, and then we'll discuss how she's using AI in her real estate investing today. It's how she's increasing her occupancy and optimizing the amount of rent being collected. She splits her time in a couple ways between real estate markets in both Michigan and Georgia, and then in both the short term and long-term rental markets. That's next. I'm Keith Weinhold. You're listening to Get Rich Education. What if you got your mortgage loans the same place I get mine?   Keith Weinhold  18:31   You sure can at Ridge Lending Group, NMLS 42056 They provided GRE listeners with more loans than anyone, because Ridge specializes in investment property, they'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal, and even chat directly with President Chayley Ridge. While it's on your mind, start at ridgelendinggroup.com that's ridgelendinggroup.com Let me ask you something, if you've worked hard to build wealth, is your money positioned to actually support your goals? A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers freedom notes for investors seeking structured income backed by real estate, it's a straightforward approach built on real assets, not speculation. In full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed, but with a track record of consistent on-time investor payouts, they've built real credibility. Go to Freedom Family investments.com to book a clarity call, or text Family 266-866 that's Family 266-866,    Speaker 3  20:02   Hi, this is Russell Gray, co-host of the Real Estate Guys Radio Show, and you're listening to Get Rich Education with Keith Weinhold. Don't quit your daydream. We've got a special treat for you today is for the first time in a few years we hear from someone that's served since 2020 in house here in both operations and as an investment coach. Today she serves GRE in a different capacity internally, but a lot of you still ask about her. That's why she's here. She's got both the formal education with her MBA, and is about as robust in being a real estate investor as you can be at the same time. Oh, it's a warm welcome back to the talented Andrea Newburn.   Aundrea Newbern  20:51   Hey, Keith, it's so great to be back. It's been a long time.   Keith Weinhold  20:54   Well, you've continued to grow not just in your business but in your family size since you were last here. Congrats there. I'd like your thoughts, just generally, about the American residential real estate investment market today, where we've got these sort of rising prices in low supply areas, we have slightly falling prices in oversupplied areas, we've got mortgage rates that have normalized, we've got tough affordability for renters that want to be first time home buyers, so just tell us about what you see, big picture. Andrea,   Aundrea Newbern  21:28   Yeah, absolutely, and so I invest and operate predominantly in the Southeast, so this will probably be a little bit more of a lens from the Southeast market, but as you know, I still actively invest in real estate myself. I help, you know people buy rental properties, also. But then the main thing that I'm doing now is I have a property management company down in Southeast Georgia, and so I'm seeing things more from the lens of what investors are doing, where they're investing, where rents are going, and if people are even buying properties. So it's been a little bit interesting. I mean, what I'm seeing is that, as you all know, it slowed down. We're not seeing as many investors buy properties, but people still are doing it, and they're still finding good cash flowing properties. Where the challenges come in is you're not making as much money on these properties as you did four or five years ago, so you know your margins are going to be a little bit less, your cash flow is going to be a little bit less. And then we're seeing, you know, rents kind of stabilize depending on the type of asset class that it is, so you know things are not doing wonderfully, but they're stable from what I'm seeing in the southeast market,   Keith Weinhold  22:31   and now you do a good bit of investing in sort of Brunswick and out toward the Georgia coast, including places like Jekyll Island, where G. Edward Griffin wrote his book about the formation of the Fed, and all that in general. How has that area been from a residential supply standpoint? For example, we know in neighboring Florida they've had a lot of oversupplied pockets. How are we looking there? I think you have a lot of occupancy right now from talking to you earlier.   Aundrea Newbern  22:59   We do, so I manage two different types of investments, right? I manage the long-term rental properties. There's less of those like on Jekyll Island, there's more of those in the mainland and Brunswick. And then we do the vacation rentals, which is very, very heavy on Jekyll Island and St. Simons Island. What we're seeing this year, if we talk about maybe those vacation rentals first, and then I'll talk about the long-term vacation rentals, we're still seeing a lot of demand, a lot of people are still coming. We're not really down from this time last year, but the one big thing we're seeing is people are booking their vacations last minute, they're not booking them months in advance at this point. So that's definitely had a little bit of an impact and had us on edge, because we're like, okay, where are these vacations? And then, sure enough, they're booking a couple weeks out now, so that's going really well. The investors that have purchased homes on Jekyll and St. Simons, especially Jekyll, are doing really good. They're still making a lot of money. They have high occupancy. Where are we seeing a little bit more of the challenge is with the long-term rentals. So rents are kind of staying flat from where they were last year in some of those B and C markets. We may even see a slight decrease, just a couple percentage points, and then it's taking longer to fill the property. So last year we could typically get a qualified runner in in three to four weeks. Now we're seeing anywhere from five to eight weeks. Right now,   Keith Weinhold  24:11   as far as on the short term side, have restrictions affected you at all, like banning Airbnbs, for example, and how have you seen that play out in other areas? Because you certainly network with other people that do short-term rentals. Can you tell us about that?   Aundrea Newbern  24:26   Yeah, absolutely. So I can talk about the Southeast market, for one, where in Jekyll, St. Simons, Brunswick, we're seeing no rental restrictions whatsoever. We do have to have a process to register the rental with a county, but it's so easy. It's literally a form. We do an inspection once a year, and that is it. I don't know that this is a fact, but a lot of the commissioners and politicians in the area also have rental properties. I think that probably has a little bit of an impact on that up here in Michigan, which, you know, I have another home, and I live in Michigan part of the time as well. There's a lot of restrictions, in fact, my. House right now is in Sterling Heights, Michigan, and they already have a rental ban where you can't do less than 30 days, so you're already having to go into that midterm market, and now they have some proposals up with the local municipality to even eliminate some of that, so we're seeing that in this area.   Keith Weinhold  25:17   Generally, do you tend to see it in nicer, ritzier areas where they want to make the short-term rental restrictions.   Aundrea Newbern  25:24   Yes, I do. Absolutely. Up here in Sterling Heights, where I live, the average home of my neighborhood is around five to six hundred thousand dollards and they absolutely do not want those here. But if you go a few neighborhoods over, where you're looking more of like the two hundreed to three hundred thousand dollars range, they don't seem to have as much of an issue with those. There   Keith Weinhold  25:40   We've been talking about short term rentals in both Southeast Georgia and then in Metro Detroit, where you currently spend quite a bit of your time. Talk to us about the long term rental market with affordability for buying being down, that really hurts the prospective first time home buyer, so they need to be more likely to rent, which would make some people wonder. Oh, well, then how could vacancy possibly go up in an area? Well, you know, migration - we've touched on it - is one reason why that might happen. Another reason why it might happen is you might see more doubling up.   Aundrea Newbern  26:15   Yeah, we do. We see a lot more families coming in. In fact, last week we just rented a property out to somebody where the parents were renting with their children, their grown adult children that also had kids, they're getting bigger houses, right? So they're actually feeling that need to fill up some of our larger homes, but it's multi-generational now. We are seeing a lot more roommates come in, too, instead of two roommates, you'll see three people come in and get a house together. The other thing we've noticed that's been really drastic, maybe the last three or four months, is the debt load that we're seeing. So, when we run people's background checks and look, they've got a lot of credit card debt now. We didn't see that as much years prior.   Keith Weinhold  26:50   All right, so you're seeing that at the street level, that's a statistic that we can read about, that American savings rates are down and the proportion of debt is often up. You're seeing it in real time, there. Do you see potentially, Andrea, this propensity for people to want to sort of bend things and have someone that's not on the lease live there with them in order to cut costs? So, you know, is there really anything in this environment that we really need to be careful about when we're screening tenants with them having such a debt load, and having to struggle with inflation and rising prices.   Aundrea Newbern  27:23   Yeah, absolutely. The debt load, number one, you know, we'll see them increasing, and that's something we want to keep an eye on. So, we're having to kind of retool our policies to look more critically at that debt load. They may not be delinquent on anything now, but if we've seen it gone up significantly in the last few months, I bet you it's coming. So, we're trying to retool our policies to be able to deal with that, you mentioned people having unauthorized tenants in the home that has persistently been an issue for us, maybe the past year. We find this often that that's happening, and usually it's because that person wouldn't qualify on the application, but they still bring in money and can help with the rent. The third thing, and this is with the advent of AI, right, how big AI has come is, we're seeing a lot of documents that are clearly fraudulent, but they look really, really good, because AI has created them. So that's another issue.   Keith Weinhold  28:09   Gosh, that's interesting. Well, I want to ask you more about AI, and you know, Aundrea, America is in such a weird time with AI today. You probably saw it at these college graduations across the nation, where a luminary is up front at the lectern making a commencement speech, and they get booed by students for talking about embracing AI, and that's probably because the student feels threatened about AI taking the job that they might not get, and you know what's funny, I suspect there's some of those same students, they loved it when AI helped them write an essay in order to get to graduation and wear that cap and gown, so..   Aundrea Newbern  28:51   Absolutely.   Keith Weinhold  28:52   Yeah, that's what I knew when I say that we're in a weird time with AI, but I know that you've really embraced AI as a property manager and investor almost from the get-go to make your property operations more efficient, so that you don't have to raise prices on owners, and you can keep those owner expenses down and increase resident retention at the same time. So, tell us more about how you're using it.   Aundrea Newbern  29:16   Yeah, so my team, I think, hates me for this right now, but in the last six months we have literally changed our operations front to back in a few different ways. Number one, we've changed the systems that we use, so you know, for vacation rentals as well as long-term rentals, you have your property management system that kind of streamlines everything, and that you do everything in. We've started going to platforms that are a little bit more AI friendly, so they have AI agents built in and they have AI functionality already in them, so that we're not having to purchase additional tools to come in and add them as a layer on top of our systems. So that's kind of the basic thing that we're doing, but the other fun things that I've been able to do, and I'm still, you know, working on this, and we're refining it daily, is using AI actually as kind of like a virtual assistant, essentially. So we do have virtual assistants with a company, and they're great, and we love them, and they do a wonderful job. However, they're human, so they're not perfect, but these AI agents, once you've trained them to do a lot of the back office tasks that your virtual assistants can do, after a certain number of iterations and training, they don't really make mistakes. So knowing that we have that, and we can continue building on that. We don't have to add FTE to our team, which increase our labor costs. That's allowing us to not raise our prices on our clients, and which I'm sure they're all happy about, because other property management companies are doing that right now,   Keith Weinhold  30:33   Right, so property management companies are going to have to do this to stay competitive and keep up, whether they want to or not, and when I think about using AI in real estate, you know, one of the first things I think of, just say that tenant journey from attracting the tenant to placing them. When I think of the cutting edge, I think of help with marketing and writing advertisements, which I think is kind of a simple thing to do, sort of an easy way to implement AI, and also when I think about that early part of the journey, really I think about using AI as a leasing assistant, and sort of how you see that more, the 24/7 front desk, if you will. I mean, if you have an AI leasing assistant that can answer questions for your prospective new tenant and follow up with leads that can be a big deal. I mean, a lead that sits unanswered for six hours, they just kind of turn into a cold French fry, and instead AI can answer those questions and schedule that tour. If a prospective tenant asks the same question four times, you know the AI doesn't get frustrated and leave out some sigh. So, can you tell us more about kind of that front end, the marketing, and then the leasing end? Are you using AI as a leasing assistant essentially?   Aundrea Newbern  31:47   We are. So, if we talk about maybe the marketing piece of things before we get into the leasing, we're not using as much AI with marketing at the moment. I have had it write some copy for me for some marketing, and I'm not usually crazy about it. I still think it looks like AI right now, so we're having to do a lot of changes with that, but what it has done a really good job at helping us out in the last few weeks is have it go analyze your website, have it analyze how you come up in search functions, right? So, if somebody's going to Google or if they're going to Gemini or they're going to Chat GPT, what's happening with your website and your company when people are looking for property managers, for example, it does a very thorough check on that. It's also really good at reviewing your website and telling you where you have gaps in terms of maybe you need to, you know, change something here or there, or you have certain links that are not helping in your search functionality. So, I think it's really good as far as analyzing stuff. That's kind of about all we've done as far as marketing, as far as a leasing assistant goes, this has essentially been like the biggest lift I think we've had from AI, period, in the last couple years. So, maybe a year ago, we implemented a software, and I'm going to leave the name out, because I'm sure you know I'd rather not do that, but it's a software, and there's a bunch of different options that you can use for this, but essentially it collects all of our leads for us, so we set it up, you know, we set criteria for the type of tenant and our policies for, you know, what type of tenant would qualify, and they call in or message or email this number or this email address, and the AI essentially goes through and asks them a series of questions, lets them know if they would potentially qualify or not. If they would not, then it will not allow them to schedule showings for any of our properties, if they would, with no exceptions. Then we can go ahead and get them scheduled, and the AI actually goes through and gets them scheduled as well. So it is a huge help for us.   Keith Weinhold  33:30   That is really nice. Okay, helping out with tenant screening, there can it arrange tours, put them on the calendar, then if they're qualified.   Aundrea Newbern  33:40   Yes, it actually gives them an option and shows them all of the dates we have available, so the person can go ahead and schedule their showing. It can provide updates if we need it, so if we change our policy, it can send that out to the tenants for us as well. So that process I would say is about 90% automated right now. It doesn't really take much human intervention, except for us to review things and make sure there's nothing kind of wonky with the schedule or anything like that.   Keith Weinhold  34:00   Okay, so if they're qualified and interested, the prospective tenant can fill out an application, and then is AI assisting on the screening, and are you still meeting with them in person before they get the keys and sign the contract?   Aundrea Newbern  34:14   Yes, and no. So we still do meet with them in person to be able to do like that walkthrough of the property and make sure we're documenting issues, and all of that, which, by the way, I think in the next year that'll probably be automated as well, but we're not quite there yet. They do not have to come in in person, in terms of signing the lease or anything like that. That's all done remotely. If they want to, they can, but we really don't have to meet with them until it's time for move in at this point.   Keith Weinhold  34:36   All right, we're seeing the evolution of AI since it was really Chat GPT that was pioneering and rolling out in November of 2022 so we're coming up on four years of really this activity being integrated into our lives, and I think we both know that it's only going to get better from here, so when we have a tenant that. It's actually placed, of course. I often like to say they call the discipline property management, but it could probably very well be called tenant management. And I think, about, you know, is everything okay after the tenants there? As far as AI having a maintenance triage function, if there's a maintenance request, of course, you're going to want to prioritize something differently if it's a big plumbing leak that's damaging the subfloor versus just having a slow drain, you know. You probably want to be sure either one of those things are taken care of, but one is going to get priority over the other. So, can you tell us more about after that tenants place the maintenance triage and using AI there?   Aundrea Newbern  35:38   Yeah, so we've pretty much automated the maintenance process in the last year, other than, you know, actually making sure the vendor went out and did what they were supposed to do. So, right now, with us, a tenant has to go in, unless they have a disability and can't do it, of course, but they have to go in and put in any work orders through our system, and essentially what happens is we've created kind of a workflow, so here's the issues of the types of things that would not be considered an emergency unless they answer, you know, certain questions a certain way. Here are the things that are emergencies and requires to go out pretty much no matter what, right? For the things that are non-emergency, or they're not clear in what the actual issue is, which is probably the number one problem we have, is they say, 'My lights aren't working, that's it, we don't know anything else about it, and then come to find out it was just a light bulb, or come to find out it was just their breakers tripping. The AI actually goes in and analyzes what they put in as the issue and selected, and then asks them a series of questions, and then, based on their responses, it actually tells them what to go do to troubleshoot it. We're seeing right now with data, it's eliminating maybe about 40% of the things that we would send somebody out for, yeah, it is huge, and the tenants are doing it, and they're not really pushing back or having issues with it most of the time, but then there are certain things that AI can't quite figure out, we're still training it on, so we do have to send somebody out or call, but it's having a huge reduction in us having to send folks out for this.   Keith Weinhold  36:56   Okay, yeah, we're not talking about completely eliminating humans, but that's huge, if they can have AI give them the answer to maybe some routine maintenance thing, probably that they could have gone and found out on their own, but yeah, that saves 40% of maintenance visits, that's a big deal. All right, so not too much backlash from tenants, not saying, like, oh, hey, I don't want to be talking with your robot, come on, not so much of that.   Aundrea Newbern  37:20   No, not yet. Now we are looking right now at implementing an actual AI agent that would answer the phone to handle these types of just maintenance issues, nothing else but maintenance for right now. And we've tested out a lot of different softwares that do this. Some are better than others, but none of them are perfect yet. And I could call and definitely tell I'm talking to AI, maybe some people couldn't. I feel we're probably going to have a little bit more blowback when that starts getting implemented and rolled out.   Keith Weinhold  37:44   Yeah, I imagine people are just going to get more and more used to this, you know. I wonder, how much AI is helping you with rent pricing, what amount to set the rent for. I mean, for example, isn't it interesting if AI knows that, hey, a bunch of units in the neighborhood all around you, they already have high occupancy. It's really tight in this sub market, where maybe it would advise you to bump up your rent. So, tell us about how AI is helping you with rent pricing.   Aundrea Newbern  38:12   Yeah, so you know, as a broker, I obviously have access to the MLS, which we use for a lot of data, but then sometimes there's rentals that are not on the MLS, so you know an owner went and listed it themselves, and I actually have an agent that their task is to go in every couple of days, and they'll analyze any of our existing listed properties that we have that are not occupied. We're still waiting on somebody to apply, and it'll go and tell me, "Hey, is anything else been listed? Has anything that was out there when we did our review two days ago? Has anything closed? Can we figure out, you know, what price it rented for? Sometimes it can, sometimes it can't, but it'll provide me a report every two days, automated, in my inbox for me to be able to look at on that. So it's really nice.   Keith Weinhold  38:51   Wow, this could be hugely useful. Yeah, or imagine on the flip side of that, if AI detects that there are a lot of vacancies in your area that, hey, you probably don't want to get so aggressive with rent increases. In that case, was there any last way that you're using AI in real estate? Maybe something I didn't think about asking you, Aundrea.   Aundrea Newbern  39:10   If we talk about long-term rentals, not as much. I think you kind of hit on the main things that we're using it for right now, but if we look at vacation rentals, it is doing a lot more there, I think, at the moment than it is long term. So, for example, pricing - we have dynamic pricing that we use for all of our vacation rentals, and the dynamic pricing isn't perfect, so somebody still has to physically go in and make sure no tweaks need to be made, that there's nothing weird going on in the software. I now have an AI agent that, that is their number one job. They go in once a day, they review all of our pricing. They let me know whether we need to adjust it up, down, change our minimum days, maximum days, and we make the adjustments. We're training it now to actually do those for us, but we haven't let it do it yet, so we're still waiting there. It's still waiting on its approval for me to do that, but things such as pricing, things such as going through and analyzing guest feedback, or guest. First tone, even in messages, it's providing me reports on that daily, so I can help identify problems that are maybe small problems before they become big.   Keith Weinhold  40:07   It makes sense that it would be more applicable in short-term rentals with all the turnover that you have there. Well, Andrea, let us know if there's a way for our followers to keep up with you and what you're doing, because people still ask about you here. You're so well liked. Let us know.   Aundrea Newbern  40:26   Yeah, so there's a couple of ways. If you're wanting to kind of see what we're doing with property management or our company, you can go to goldenaislesretreats.com There's also for a way for you to get in touch with me there. You can also check me out on LinkedIn or on Facebook, so I'm there as well, and I'd be happy to connect with anybody. I miss our listeners.   Keith Weinhold  40:43   Oh, Andrea, it's been valuable. It's been great having you back.   Aundrea Newbern  40:46   Thank you, Keith.   Keith Weinhold  40:53   Yeah, great to hear from Aundrea again on the show. It has been a few years. If you use professional management like I do, they will most likely be applying AI in a lot of the ways that we discussed. Coming up on the show soon, a life coach that's had a profound effect on a number of guests that we've hosted here on the show over the years. He has agreed to join us. He doesn't do a lot of appearances like this, so it'll be great. We'll hear directly from Daniel Thomas Hind, and how he transforms the lives of so many business people and investors professionally, physically, and mentally. I'm confident that it's going to help you get more out of life too. Until next week, I'm your host, Keith Weinhold. Don't quit your daydream.   Speaker 1  41:45   Nothing on this show should be considered specific personal or professional advice. Please consult an appropriate tax, legal, real estate, financial, or business professional for individualized advice. Opinions of guests are their own. Information is not guaranteed. All investment strategies have the potential for profit or loss, the host is operating on behalf of Get Rich Education LLC exclusively.    Keith Weinhold  42:13   The preceding program was brought to you by Your Home for Wealth Building, getricheducation.com.

Today's episode includes a look into the shifting role of Bill Pulte in Washington D.C. Plus, Robbie interviews JazzX's Jagjit Singh on how close the mortgage industry truly is to the end-to-end mortgage. And we close by going through the latest Producer Price Index figures, which reveal inflation at the wholesale level.Thank you to JazzX, the first true end-to-end AI platform built for mortgage. From application to underwriting, JazzX is a new operating model that helps you scale growth, boost productivity, and transform how your team performs.The Chrisman Commentary is your go-to daily mortgage news podcast, where industry insights meet expert analysis. Hosted by Robbie Chrisman, this podcast delivers the latest updates on mortgage rates, capital markets, and the forces shaping the housing finance landscape. Whether you're a seasoned professional or just looking to stay informed, you'll get clear, concise breakdowns of market trends and economic shifts that impact the mortgage world.

On today's episode, Editor in Chief Sarah Wheeler talks with Lead Analyst Logan Mohtashami about what happens to mortgage rates if the Iran conflict continues past July 4. The two also discuss the latest housing market tracker data. Related to this episode: Continued Iran conflict raises mortgage rate risk into late 2026 HousingWire | YouTube⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ More info about HousingWire The Top 5: Continued Iran conflict raises mortgage rate risk into late 2026 CFPB guidance points mortgage lenders to consider borrower immigration status Housing demand stays positive with mortgage rates near 2026 highs Boston's international business boom equals more demand for housing Florida, California counties top ATTOM list of high-risk housing markets The HousingWire Daily podcast brings the full picture of the most compelling stories in the housing market reported across HousingWire. Each morning, listen to editor in chief Sarah Wheeler talk to leading industry voices and get a deeper look behind the scenes of the top mortgage and real estate.

In this episode, Brian Tate, the IPA's CEO, discusses the Federal Reserve's proposal for a new kind of payments account, the executive order about bank customer citizenship, and the new California agency that will headed by former CFPB director Rohit Chopra.  This podcast was recorded on May 28, 2026. Things may have changed by the time you hear it.   Listeners can learn more about the world of payments by attending one of our upcoming events, including our IPA Payments Policy Briefing being held at the Bancorp's Offices in Sioux Falls, South Dakota on July 9 and our upcoming Compliance Boot Camp being held at Discover's Headquarters outside of Chicago on September 10th.   If you are interested in closed-loop cards, then join Ben Jackson at the 2026 Education Forum Hosted by the Retail Gift Card Association and Best Buy on June 10th at Best Buy Headquarters in Richfield, Minnesota.  He will be speaking about the role of gift cards in the world of Shopping 3.0 and there will be sessions on the future of the gift card industry with speakers addressing how artificial intelligence will affect the future of shopping, fraud prevention, and the world as a whole. 

Good news about Donald's slush fund, the status of the Kennedy Center, the CFPB, offshore wind energy, gun-safety, an Ebola vaccine, and more. Donald is NOT invincible. The latest from Donald's janky Freedom 250 nonsense. Donald's contractors spilled fuel all over the National Mall. Donald and "the yips." Donald might be trying to throw Netanyahu under a bus. The negotiations have apparently ended because Donald is bored. Did we "leave their military alone"? Support Susie Madrak's GoFundMe. DOJ is walking back the criminal investigation of E. Jean Carroll. With Jody Hamilton, David Ferguson, music by Lucid Soule, Hannah Fairlight, and more! Brought to you by Russ Rybicki, SharePower Responsible Investing. Support our new sponsor and get free shipping at Quince.com/bob!See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

On today's episode, Editor in Chief Sarah Wheeler talks with Lead Analyst Logan Mohtashami about the delinquency data on credit cards and car loans and how that affects the housing market. Related to this episode: Credit card and auto loan delinquencies look like 2008. Housing does not HousingWire | YouTube⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ More info about HousingWire The Top 5: CoStar to buy Zonda from MidOcean Partners NAR urges DOJ and FTC to issue clear guidance on MLSs Is Zillow a public utility? Attorneys weigh in on MRED, Compass suit Fair housing groups sue CFPB, Vought over ECOA lending rule What happens to mortgage rates if the Iran conflict is over? The HousingWire Daily podcast brings the full picture of the most compelling stories in the housing market reported across HousingWire. Each morning, listen to editor in chief Sarah Wheeler talk to leading industry voices and get a deeper look behind the scenes of the top mortgage and real estate.

The US Consumer Financial Protection Bureau is tasked with enforcing consumer finance laws and holding some of the country’s most powerful banks, lenders and companies to account. But a new Bloomberg investigation found that over the past 15 months, much of that work has come to a halt. On today’s Big Take podcast, Bloomberg reporters Noah Buhayar and Coulter Jones join host Sarah Holder to talk about how acting director Russell Vought gutted the CFPB, and how the agency has refused to enforce settlements and pursue lawsuits — in some cases letting big businesses pocket millions they’d already agreed to pay consumers. Hosted by Sarah Holder; Produced by David Fox; Reported by Noah Buhayar, Coulter Jones, Tedd Mann; Edited by Aaron Edwards, Nicole Beemsterboer. Fact-checking by Laura Newcombe; Engineering by Emma Munger. Senior Producer: Naomi Shavin; Deputy Executive Producer: Julia Weaver. Executive Producer: Nicole Beemsterboer.See omnystudio.com/listener for privacy information.

On a recent episode of the Consumer Finance Monitor Podcast, Alan Kaplinsky, host of the podcast, had the opportunity to interview Amelia O'Rourke-Owens, a legal scholar and former CFPB policy fellow, about her article, "Tearing Holes in Consumer Protection: Democracy's Safety Net." Amelia is the founder and CEO of Resilience Solutions, which provides subject matter expertise and consulting services around policy solutions and strategic planning. The services enhance strategic objectives of their clients and build resilience in their enterprise and efforts.  The discussion explored the role of consumer financial protection law, the evolving mission of the CFPB, and the broader implications for democracy, innovation, and financial regulation. Amelia advances a bold thesis in her article: that consumer protection law, and particularly consumer financial protection law, may be the most impactful body of law in the United States. She further argues that the strength of consumer protection laws may serve as a barometer for the health of American democracy. To support this thesis, Amelia proposes a three-part framework for evaluating the "impact" of a body of law: 1.         The number of individuals protected 2.         The breadth of entities governed 3.         The available avenues for enforcement Under this framework, Amelia contends that consumer financial protection law stands apart because it affects virtually every American, governs a broad range of financial institutions and market participants, and relies on overlapping enforcement mechanisms that include federal regulators, state attorneys general, and private litigation. Alan and Amelia's discussion examined these themes in detail and highlighted several important points of disagreement. The CFPB's Role and Regulatory Philosophy A substantial portion of their conversation focused on the CFPB itself and how different administrations have approached the Bureau's authority. Amelia defended an expansive view of consumer protection oversight, arguing that robust regulation is necessary to prevent harmful market conduct and systemic instability. She pointed to the 2008 financial crisis as evidence that insufficient oversight can have devastating consequences not only for consumers but for the financial system as a whole. Alan expressed concern that, during the tenure of former CFPB Director Rohit Chopra, the Bureau frequently pushed beyond clear statutory boundaries through aggressive enforcement theories, expansive interpretations of UDAAP authority, and attempts to regulate emerging products and practices through guidance and supervisory pressure rather than formal rulemaking. As Alan noted during the discussion, many industry participants viewed the CFPB's approach under Chopra as creating significant uncertainty. Financial institutions often struggled to determine whether innovative products that complied with existing statutes and regulations would nevertheless become targets of CFPB criticism or enforcement. That uncertainty, in Alan's view, can have real-world consequences. Institutions may become more risk-averse, innovation may slow, and access to credit, particularly for low- and moderate-income consumers, may be reduced. Amelia strongly disagreed with the premise that regulatory oversight itself discourages innovation or access to credit. Instead, she argued that effective regulation can create guardrails that protect responsible market participants from competitors willing to cut corners or exploit consumers. The Importance of Multiple Enforcement Mechanisms Another key theme of the discussion was the importance of overlapping enforcement authority. Amelia emphasized the value of allowing state attorneys general to enforce consumer protection laws and argued that Dodd-Frank appropriately preserved state authority by limiting federal preemption in many contexts. She suggested that state regulators are often better positioned to identify emerging harms before they become national problems. Alan acknowledged that state enforcement can play an important role, particularly given the prevalence of arbitration clauses and class action waivers that have limited certain forms of private litigation. At the same time, Alan noted that overlapping federal and state enforcement can create inconsistent standards and compliance uncertainty for financial institutions operating nationwide. This tension between national uniformity and decentralized enforcement remains one of the central unresolved issues in consumer financial regulation. Areas of Agreement Despite their disagreements, there were several areas where Alan and Amelia found substantial common ground. Most notably, they agreed that one of the CFPB's most successful accomplishments has been the creation of its consumer complaint portal. The complaint database has provided consumers with an accessible mechanism for obtaining responses from financial institutions while also generating valuable market-wide data about recurring problems and trends. They also agreed on the growing threat posed by scams and fraud, particularly involving digital payment platforms and other rapidly evolving technologies. Amelia highlighted the enormous financial harm consumers suffer from fraud schemes, while Alan noted the increasing concern among policymakers and researchers regarding scams originating overseas and the need for a coordinated national response. Consumer Protection and Democratic Governance Perhaps the most provocative aspect of Amelia's article is her argument that consumer financial protection serves as a "bellwether" for the health of democracy itself. Amelia contends that strong consumer protection reflects a government responsive to the needs of its constituents, while weakening such protections signals an elevation of other interests over those of ordinary consumers. Alan expressed skepticism about tying consumer financial regulation so directly to democratic legitimacy. In Alan's view, there are also serious democratic concerns raised when an independent agency led by a single director exercises broad policymaking authority without clear congressional authorization. This debate reflects a larger national conversation about the proper role of administrative agencies, the balance between accountability and independence, and the limits of regulatory power. Looking Ahead The future direction of consumer financial protection remains uncertain. The CFPB under Acting Director Russell Vought has moved aggressively to scale back many of the initiatives pursued during the Chopra era, prompting intense debate about the agency's long-term mission and structure. At the same time, emerging technologies, digital payment systems, fraud risks, and evolving financial products will continue to challenge regulators, lawmakers, and industry participants alike. Alan's discussion with Amelia O'Rourke-Owens highlighted the sharp disagreements that exist regarding the CFPB and consumer financial regulation more broadly. But it also underscored the importance of continuing thoughtful and substantive dialogue about these issues as the financial services industry and regulatory landscape continue to evolve. Amelia's article was presented at the Loyola Consumer Law Symposium back in March. The article can be found in the Loyola Consumer Law Review Vol. 38:2. Consumer Finance Monitor is hosted by Alan Kaplinsky, Senior Counsel at Ballard Spahr, and the founder and former chair of the firm's Consumer Financial Services Group. We encourage listeners to subscribe to the podcast on their preferred platform for weekly insights into developments in the consumer finance industry.

On today's episode, Editor in Chief Sarah Wheeler talks with Lead Analyst Logan Mohtashami about the Fed turning hawkish right as new Fed Chair Kevin Warsh is sworn in, and what that means for mortgage rates. Related to this episode: New Fed Chair Warsh loses dove as Waller turns hawkish HousingWire | YouTube⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ More info about HousingWire The Top 5: New Fed Chair Warsh loses dove as Waller turns hawkish Why housing construction can't grow at current demand levels The MRED Zillow legal fight just hit agents and sellers directly Rocket Mortgage, Rocket Pro adopt VantageScore 4.0 CFPB prioritizes Reg X, GSE streamline refis as LO Comp hopes fade  To learn more about Total Expert click here. The HousingWire Daily podcast brings the full picture of the most compelling stories in the housing market reported across HousingWire. Each morning, listen to editor in chief Sarah Wheeler talk to leading industry voices and get a deeper look behind the scenes of the top mortgage and real estate.

Register here to attend the live virtual event "Why Investors Are Targeting Oklahoma Real Estate in 2026" on Thursday, May 27th at 8:00 PM Eastern Time. Keith explains how rent payments are starting to factor into credit scores, boosting accountability for tenants and strengthening landlords' position.  He introduces the "GRE Duck" to show how a plain long-term rental can quietly build wealth through several profit centers beyond visible cash flow. Keith also shares why he expects a new era of heightened inflation and how owning real assets with long-term fixed-rate debt can help investors stay ahead of it. Finally, Keith is joined by a GRE Investment Coach, Naresh Vissa, to highlight Oklahoma as an under-the-radar, business-friendly market that many investors see as a promising "next place" for cash-flowing rentals. Episode Page: GetRichEducation.com/607 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Unlock truly passive real estate income—visit flockhomes.com/GRE today to see if your properties qualify for a 721 exchange with Flock Homes. To get in the best physical, mental, and professional shape of your life, go to DanielThomasHind.com and apply for Daniel's intensive 1-on-1 coaching for burnt-out entrepreneurs and executives. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Keith Weinhold  0:01   Welcome to GRE. I'm your host, Keith Weinhold. The American consumer is in real trouble today, and persistent inflation is poised to make it worse. How should real estate investors adjust their strategy? Learn the difference between delinquency, default, and foreclosure. Why making an early mortgage payoff is almost always ill-advised, then we explore an investment market that's poised for potential today on Get Rich Education.    Keith Weinhold  0:32   You know, Mid South Homebuyers, that top Memphis turnkey provider, I learned that a secret weapon behind their explosive growth is more than just you buying their properties. It's an executive coach for nine years now. Their CEO, Terry Kerr, and his COO, Pat Nix, have worked privately with a coach who I've now learned from too, and he doesn't market himself online anywhere. After 12 years behind the scenes, that coach is now making himself available exclusively for GRE listeners. His name is Daniel Thomas Hind. If you're a hard-charging business owner or investor who wants to get in the best shape of your life, physically, mentally, and professionally, you can fill out an application for a free consult. This is private one on one coaching for those willing to go to uncommon lengths to achieve uncommon results. Thanks to Daniel, we've all become better leaders, better operators, and better men. It started by showing up for ourselves. Now it's your turn. Go to danielthomashind.com H I N D, that's danielthomamashind.com and sign up before spots fill.   Keith Weinhold  1:45   Flock Homes helps multifamily owners exit the operator grind, whether it's your sixplex or a 50 unit apartment through a 721 exchange. This defers your capital gains tax. It's a strategy long used by institutions. Now you can swap tenants and toilets for passive income and zero management. Request your initial valuations. See if your property qualifies at Flock homes.com/gre that's F L O C K homes.com/gre   Corey Coates  2:18   You're listening to the show that has created more financial freedom than nearly any show in the world. This is Get Rich Education.   Keith Weinhold  2:34   Welcome to GRE from Arcadia, California to Arcade New York, and across 188 nations worldwide. I'm Keith Weinhold. You're listening to Get Rich Education. Around here, we don't look at a house and see four walls, we see five profit centers quietly doing jumping jacks behind the drywall. At the same time, most people seem to think cash flow is something that you catch in a stream. Hey, well, Who's in trouble out there amidst persistent and rising inflation? Well, you know the answer, it's just another reflection of the K-shaped economy and the hollowing out of the middle class. Now we can look at how many Americans are missing their mortgage payments. The mortgage delinquency rate is historically between one and 2% That just means that's the proportion of borrowers that get seriously behind on their mortgage payments. That's the normal range over the long run. Today's figure is pretty low at 1.1% so on the low end of that historic one to 2% range. So homeowners are in good shape, but credit card and automobile loan delinquencies are now deeply concerning, and a lot of times these people can be your rent paying tenant for credit card delinquency. Back in 2022 the rate was 8% Now 13% of credit card users are seriously behind on their payments. How about automobile delinquency? Back in 2022 it was 3.6% Now it's 5.6% and then there's student loans. The proportion of seriously delinquent student loans is 10.3% That's the highest since 2020 So the average borrower entering student loan default is now fully 40 years old. Before the pandemic, it was just 36 and a half. Now, there's surprisingly few hard statistics on the exact average age at which Americans fully pay off student loans, but the best available evidence from a platform. Called the Education Data Initiative, it suggests that the typical borrower who successfully repays on a standard timeline finishes somewhere in their early to mid 40s, and a substantial share of borrowers still carry student debt into their 50s and even 60s, so the US student loan crisis is intensifying. How about your tenant in that rent payment? About one in eight renters are behind on their rent payments per the CFPB. Almost every tenant catches up. Some live a paycheck to paycheck timing game. The payment that renters are most likely to miss is for credit cards, and, like I just put the numbers to, they are more than twice as likely to miss a credit card payment than they are an automobile payment. To most tenants, losing the car would mean losing the job, so they'll make the car payment before the credit card payment, and eviction is catastrophic, so they don't want to face that. They'll make that rent payment before a credit card payment too. Alarmingly, half of American credit card users carry balances from month to month, fully half the average interest they're paying is 21 to 22% I mean, sheesh, if Luboo is in a collection of wildly overpriced Stanley tumblers that all look big enough, waste of money. Now, some debtors can tap home equity to pay their consumer debt, but a lot of them aren't homeowners, all right. So, what does this all mean for residential income property owners? Well, since 1980 rent increases have compounded at 3.9% annually, that's the number, so almost 4% rent growth since about the time that Ronald Reagan became president, but rent growth is currently lagging behind this, and I expect that rent hikes will continue to be pretty paltry for the next couple years. Inflation is stressing tenants' consumer purchases too much for them to deal with steep rent hikes. The median household income of a US renter is $55,000 Overall, it's $84,000 All right, so to be clear, that 84k household income is not for homeowners, it's 84k overall for every American household. The 55k number is just for renters. What all this means is that this coming higher wave of inflation from the Iran war, where you're now poised to potentially see the highest rate of inflation of your entire life occur in the next couple years is that when you're looking at adding rental property on your pro forma, you can see how the numbers would be with those historic 3.9% rent increases each year, but it's wiser to run your numbers with no rent increase at all, because higher inflation on all these consumer products means it's less likely that they can handle a rent hike   Keith Weinhold  8:25   In the mortgage world. What's the difference between delinquency, default, and foreclosure, anyway? Because some people use a couple of those terms interchangeably, but there is a difference. The timeline is that once you're 30 days late, that is delinquency, and this condition occurs the moment that a single payment is missed. And at this early stage, your bank still hopes that this is temporary, because the bank actually doesn't want to take back your property. They're not in the business to do that. They want you to be able to keep making your payments in general, because if a borrower keeps missing payments and a bank has to take possession of the property, well, then that bank has to pay legal fees and court costs, and even property taxes if they end up taking back the property. Yeah, the bank pays all of that if they have to take it all right, so that's 30 days. What about when a borrower gets to 90 days late on payments, where we're trending closer to the bank having to take back the property? Well, 90 days, that's the point at which we're in mortgage default. When a homeowner's 90 days late on payments, the lender kind of says to themselves that bank is saying, hey, this is serious, and they file what's called a notice of default with both the homeowner and the courts at the 120 day mark. This is pre foreclosure, right? So, after about four months or more of missed pay. Payments and state timelines vary. Texas is famously Formula One fast, really lender friendly, then, but timelines can drag on for one to three years in a bunch of northeastern states, Florida, Illinois and Ohio, so they're more borrower protective, and during Covid, this was overridden, and even fast states became slow. Beyond 120 days of non-payment, this is foreclosure, the legal seizure process. This is when the home sells that auction to the highest bidder. That's sort of like Sotheby's for distressed drywall, but if no bidder raises their paddle, well, then the property returns to the bank and becomes R E O. You've probably heard this term before, that stands for real estate owned, R E O. It also kind of means bank owned, and bank owned is the phrase that kind of makes more sense. That's what REO is, all right. Yes, this is when the bank becomes the home's reluctant landlord, and if the occupant has not left, the bank can formally file for eviction. Banks don't like being in this position, and they might sell the home cheaply. Why would they do that? Because, again, banks are not in the business of owning property, and they don't want to pay those holding costs, besides paying legal fees and court costs, and the banks now having to pay property tax because they do temporarily own that foreclosed upon property. Now they're also usually paying for maintenance, repairs, and insurance, a non-paying borrower like this can typically cost a lender 1000s per month. So this is the difference between delinquency, default, and foreclosure. But, like I said, we are at a time when mortgage delinquency rates are historically low. Instead, it's consumer debtors that are more likely to default today on things like their credit cards and their automobile loans. The takeaway for real estate investors here is that in today's inflationary times, renters are increasingly cost-burdened, rent increases are historically slow. That's sort of the bad news. And then the upside, the good news is it also means that tenants must delay home ownership and keep on renting from you, because as they struggle to pay these rising expenses, it's also harder and harder for them to form a down payment and go buy their own place, that's the real lesson with the parts of the economy where you see default trends today.    Keith Weinhold  12:52   Now, if you're an income property owner, like I am, you probably have mortgages with a bunch of different banks, lenders like I do. You've probably noticed more than once that various banks and mortgage servicers, a lot of times, they feature these early payoff tools, enticing you to pay your mortgage off ahead of time, before it goes its full 30 year term, or whatever your full loan duration is. I mean, a lot of banks love it when you try to pay off your own early. It's often good for them and bad for you. And there are a few reasons that banks do this. They reduce their default risk if a bank convinces you, the borrower, to aggressively pay down your principal. It also builds equity faster, and you become less likely to walk away, so it's safer for the bank during downturns. Say there's a borrower with a 300k property and a 50k loan balance, meaning it's mostly paid off. Oh, that's far less risky to the bank than one with a 300k property and a 200k loan balance, meaning that you have less equity in it. So banks value stability. Another reason that some banks want to roll out the red carpet to try to get you to pay off your mortgage early is because banks recycle capital. They don't simply hold every mortgage for 30 years. A lot of loans are sold to Fannie Mae or Freddie Mac, or they're bundled into mortgage-backed securities, or they're serviced for fees. So your originating bank, when they first made that loan with you, oh, they've already earned their origination fees and servicing income and cross-selling opportunities, so getting principal back from you sooner allows them to reissue new loans sooner, and see rising interest rate environments like we've been in lately that changes the incentives for banks too, because if current mortgage rates are higher than your old rate a. Wow, then banks really love getting your old low rate loan paid off. Just say, for example, you have a 3% mortgage that you got five years ago, and new mortgages today are 7% Oh, if you pay off or refinance the old loan, oh well, now the bank can redeploy that money into higher yielding loans. Now they can lend it out at today's 7% that is really valuable to them. So encouraging your payoff, that is often just some consumer service positioning and marketing. You'll see messaging like, hey, make extra payments, or hey, you can own your home faster if you make extra principal pay downs, that's sort of marketing psychology. Because emotionally, a lot of consumers, they're not thinking big, they still emotionally love debt freedom, because a lot of them don't even consider true financial freedom is something that's in the realm of possibility for them, so banks provide tools because customers oftentimes want them and like them. Regulators actually like this position too. It's positioned as responsible lending optics, and financially healthy borrowers are deemed to be safer customers, but a bank sure does not want delinquency or foreclosure from a wealth building perspective. Productive low-cost debt benefits you, the borrower, enormously.    Keith Weinhold  16:34   And on previous episodes, I've talked extensively about how making extra principal pay downs on your mortgage is a bad idea, and that's whether it's rental property or your own home, and you know, I'll bring a new example to this for you. It might feel good to pay off your mortgage faster. Your bank probably likes that, as I just explained, but feeling good doesn't build your wealth. Let's just take a 400k mortgage at a 6% mortgage rate. We'll keep it simple. With a 30 year loan, your payment is about 2400 monthly, so you'll pay 864k over the life of the loan. Well, instead, with a 15 year loan, your payment's 3376 and you'll pay just 608k over the life of the loan. So, by paying extra principal with the 15 year, you save about 255k in interest over the life of the loan, and that's it. Most people stop right there, and they think, oh well, then the 15 year paying down principal faster than that has got to be the smarter way, look, I can point to this on paper and show you, no, but with that extra about $1,000 per month of mortgage payment that you made by going with the 15 year, if instead you would have just invested that at an 8% return, you would have about 1.1 million more dollars in your pocket. Some people say they sleep better because their house is paid off, but I would rather sleep knowing that my money is growing faster than my debt is costing me. I only used 8% as a return, too. If your dollars were instead invested in a different vehicle, say in buy and hold income property. We know that it can be multiples higher than 8% and all the while, if we keep our own money and avoid making an early pay down, our cash is also going to remain more liquid than if we sunk it into the house, because houses make terrible banks. It is indeed rather myopic to make extra principal payments on a mortgage loan in most cases. In fact, somewhat related to this, coming up on a future show, I'm going to tell you about the biggest financial expense you will ever have in your life, it is not taxes, it's not housing, it's not interest charges, it's not inflation, it's not paying for children, and it's not health care. Most people have never heard of it. The biggest financial expense that you'll ever have in your life. I'll talk about that coming up in a future episode.    Keith Weinhold  19:23   Is today's American housing market a buyer's market or a seller's market? In fact, it's somewhat of a discussion that you can have. There's not a clear cut answer, because more so than usual, it depends on which region of the nation you're looking at. As we know, six months of available supply is a balanced market nationally. There's only 4.4 months of existing housing supply, but almost twice that much new housing supply. National median home values are only up about 1.1% year over year. And what's the future of the investment market? Good, I'm going to discuss this and more with a guest later today. I would like to seriously thank you for your listenership. GRE is a platform largely built on long form trust, podcast listeners, newsletters, coaching calls, and referrals, releasing a show 52 weeks a year for between 11 and 12 years now, and the show is delivered every week from me, a real human flesh and blood host with a pulse and sometimes a cowlick in my hair, really human stuff going on here. I say this because robot podcast hosts are becoming more common, though I still wouldn't say that robot hosts are widespread. Amazon's Alexa Plus now produces AI-generated podcasts featuring chats between two robot co-hosts, but here on GRE it's always been human delivered with no plans to change that promise, and speaking of human connection, I learned that a number of successful guests that you've heard here on the show, they've gotten counsel from a rather special executive coach that's really developed some of these people that you've heard on the show. This coach has helped people show up as the best version of themselves and build them into better leaders, better operators, and better men and women, just like you, I know there's a gap between who you are and who you could be. When someone points out that gap to you, that can be a motivator alone, and when you learn the steps to close that gap, you really start to fulfill your potential. It often takes a trained eye from the outside to get you on the right trajectory and build the sort of person that compounds and builds you closer to your optimal self and people of enormous success have a coach or mentor behind them. Steve Jobs did, Michael Jordan, Tom Brady, Taylor Swift does the accountability piece alone is often enough to elevate your performance. I just learned about this coach this year. This man has been the behind the scenes key to success for a number of not just real estate related pros and GRE guests, but other people too. And interestingly, he hasn't marketed himself online anywhere. Well, I got curious, I learned more about him and kind of tracked him down, and he and I had a great lunch in California together not long ago, and I have since learned from him after 12 years behind the scenes. Well, it was quite a successful lunch, because that coach is now making himself available exclusively for GRE listeners. His name is Daniel Thomas Hind, the number of people with life-changing testimonials from working with him is pretty remarkable. So, if you're a hard-charging business owner or investor, and you want to get in the best shape of your life, physically, mentally, or professionally, you can fill out an application for a free consult. It's private one on one coaching, if you're willing to go to uncommon lengths to achieve pretty uncommon results. Thanks to Daniel, we've all become better leaders, better operators, better men. It started by showing up for ourselves. If it sounds interesting to you, now it can be your turn. You might at least look into it, since it is close personal one on one coaching. He can only help a limited number of people. So, complete an application before spots fill. You can go to Daniel Thomas hind.com H I N D is how you spell his last name, that's Daniel Thomas hind.com More next, I'm Keith Weinhold. This is Get Rich Education.    Keith Weinhold  24:05   What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group, NMLS 42056 They provided GRE listeners with more loans than anyone, because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal, and even chat directly with President Chaley Ridge. While it's on your mind, start at Ridge Lending group.com That's Ridge lendinggroup.com    Keith Weinhold  24:36   Let me ask you something: if you've worked hard to build wealth, is your money positioned to actually support your goals. A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers Freedom Notes for investors seeking structured income backed by real estate. It's a straight. Forward approach built on real assets, not speculation. In full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed, but with a track record of consistent on-time investor payouts, they built real credibility. Go to freedomfamilyinvestments.com to book a clarity call, or text family 266866 that's Family 266866    Keith Weinhold  25:38   This is Peak Prosperity's Chris Martinson, listen to Get Rich Education with Keith Weinhold and Don't Quit Your Daydream.   Keith Weinhold  25:52   For an in-house chat, I'd like to welcome back our head investment coach here at GRE. He has his MBA, but perhaps more importantly, he's an active real estate investor himself, and he spends his days helping GRE listeners cut through the noise and actually make smart real estate investing decisions, and this means helping you figure things out, like what market fits your goals, whether cash flow appreciation or even showing a tax law should be your priority, and how to think about financing and what properties, the exact properties pass the smell test, and maybe most importantly, helping investors like you avoid expensive mistakes. And yes, the coaching is free to GRE listeners at GRE Investment coach.com And basically, if the real estate world feels like Costco on a Saturday afternoon, he helps you find the free samples, find the exit, and get the good deals without getting run over by a shopping cart. It's time for you to share with the audience. Naresh Vissa.   Naresh Vissa  26:53   Thanks a lot, Keith, for having me back on the show. Always a pleasure to connect with our loyal GRE listeners and followers,   Keith Weinhold  27:01   a lot of loyal listeners, some that have listened to all 600 plus episodes, starting from back in 2014 and Naresh we continue to see income property builders provide incentives that we haven't seen in years. Tell us about it.   Naresh Vissa  27:19   We're at a key point in this real estate cycle, Keith, regarding incentives, because we had GRE, and I think investors will tell you this, not just through GRE, but maybe in their hometowns and their local markets, that they're seeing incentives that they've never seen before, and a major reason for this is understanding why these incentives are there in the first place. If we go back five years to 2021 we didn't really see any incentives in 2021 outside of maybe like one year of free property management, which isn't the most enticing incentive out there, but today we are seeing more incentives than we've seen, at least in my career as a real estate investor, which is not very long, it's only about 10 years, but in my career as a real estate investor, in my career as a real estate investment coach, and a major reason for that is because providers, we call them providers, we can call them local market builders, or specialists, or flippers, wholesalers - we'll just call them sellers - they want to offload inventory, they want to sell their homes as quickly as possible. And why is that? Because we're not in a 2021 environment anymore, where a property gets listed and within three hours the first offer comes in, and within 24 hours multiple offers are in, and within two days of property is sold. We're not in that environment anymore. There are a variety of factors about why we're not in that environment. Part of it is economy related, part of it we talked at length about Doge, and the government contracts that have been cut. I mean, we're talking about hundreds of billions of dollars that are worth of dollars that are no longer pumping into the US economy, and the many jobs associated with that. We're also talking about the artificial intelligence, so the tech industries for the last few years, have not necessarily downsized, but changed their job functions, or removed, just eliminated job functions entirely, and this has affected markets, not the entire United States, but it's certainly affected some markets that we operate in, Florida, certainly in Texas, you can look at Austin, Texas, for example, and see the impact that the artificial intelligence and AI has had in the sector there. There are just all sorts of reasons, and so this is why builders, they're not building as much. So there were five years ago what are called spec homes. And pre construction homes, pre construction homes are homes that are to be developed and they get buyers ahead of time and they don't build until they get a buyer and then they build and they complete the property. Pre construction homes are not being done anymore as compared to custom home. A custom home is when you have a buyer and the building has started, the buyer has paid a good portion of the building, and the property is complete. But in pre-construction, they haven't even broken ground, they haven't even gotten permits, and a lot of investors have been scared away from that, saying, Why get a home like that when I can just buy a spec home or a custom home. A spec home is a home where the builder just builds a property and they hope that a buyer is going to come after it's built, and the problem with that, as we're seeing today, this is why builders are trying to offload their inventory. It's because so many of these spec homes were built because these builders thought, oh, 2021 2022 those are such amazing years, but now in 2026 they built these homes, and there aren't buyers throughout the building process, they weren't able to get buyers, and there still aren't buyers available, so what do the builders want to do, they want to offer really, really enticing incentives, because it's very highly likely they took out some type of construction loan, and they took out some other type of loan, and they've got all this debt on the property. Builders are not landlords, builders build, they want to build something and sell it off. They do not want to hold on to it and let something just sit there, that builders make money by selling their property, so all these different reasons are why we're seeing incentives like we've never seen before. And to give you an example, instead of one year of property management, we're seeing two years of property management. Yeah, instead of closing cost credits, we're seeing builders and sellers in general actually pay money to buyers, so they close on a property. Let's say they, instead of a closing cost credit, you close on a property, they'll literally just wire you or overnight you a check for x amount of dollars, and this is not like $1,000 $2,000 We've had some investors get up to $50,000 mailed to them after closing on a property, so I think this is a really, really good time for investors to find deals. You brought up Costco earlier, I'm like the Costco finder, it's a really, really good time to find deals, because through networks like GRE we have access globally, not just mainland 48 states, not just United States, not just globally, whether it's teak timber parcels in South America or in Central America, or it's duplexes, quads, single family homes in mainland United States, we have access to these deals, to these incentives, whereas your average person, they're just reading some headline saying, oh, real estate is a bad investment right now, and home values are supposed to crash, and there's so many homes available for sale, and there's going to be this big crash, and and inflation is very high, which means interest rates are really high. That's like the general consensus, but that's what the mainstream news media is telling, and that's what's creating a consensus.   Keith Weinhold  33:29   That's what clicks and fear. Yes,   Naresh Vissa  33:31   that's where I say that there are GRE is here to find those diamonds in a rough to find those incentives to find those good deals to find those markets, just like even in the stock market, the stock market can be at all-time highs, but you can still find those diamonds in the rough that are good, high-quality companies. Maybe they're undervalued. There's always going to be some type of diamond in the rough. I don't think we've ever gone through a period in our lifetimes where it was like, oh, everything is going so well, and there's nothing to invest in. There's nothing we should just do nothing with our money. I don't think there's ever been a point. There's always in any asset class in any industry. So that's why I say right now I'm seeing incentives. That's how I began this conversation. I'm seeing incentives that I've never seen before, and I'm excited to share them with all of our GRE followers.   Keith Weinhold  34:24   Yes, there's never perfection in a market like a panacea, where everything is tuned in just right, and it's really not a buyer's market nationally, in a sense. Now it sort of feels that way, because in 2021 to 2022 we had such a frenzy and such a run up in such a seller's market that things have come somewhat back more into balance. We still have substantially less than six months of supply on a national basis, but yes, to your point, some people are really cashing in on. These incentives, and that's created a pickup in activity recently that you've seen with investors.   Naresh Vissa  35:07   I have absolutely seen a pickup in activity, and there could be.. I don't want to speak in absolutes.. there could be a variety of reasons for this. Number one is the stock market has consistently reached all-time highs for the past few weeks or so, and many people, they liquidated some of their portfolio, they liquidated some of those stocks, and said, all right, it's time to get into real estate. Another reason is, yes, you do see these headlines that are doom and gloom, next big crash, and there are some markets in Florida, for example, in Texas, for example, in the DMV area, DC metro area, Maryland, Virginia, and even in some parts of California, you do see a stagnation in home values, maybe even a decline in home values in some of these areas, but I bring them up because some areas where investors own are still thriving and doing really well, and many of those investors who we work with at GRE, they opted to 1031 and say, you know what, I had this property, it appreciated by 60% since I bought it, 60% 50% whatever it might be, and I want to cash out. Well, I don't want to necessarily cash out, but I want to sell in 1031 into an undervalued market, or a market where the homes have declined, or maybe it's an up and coming market. For those who don't know, 1031 is special tax favored strategy from the tax code that allows real estate investors to sell a property and to essentially replace it with a like kind property, and there's tax break, you don't have to pay a capital gains tax or anything on it. There's nothing like that with stocks. So, if you sell a stock, for example, you can't get a more expensive stock with that capital gain and avoid paying the capital gains tax. Unfortunately, you can't do that for stocks, but for real estate, you can. So, we've had several investors do that, where they, 1031 they said this market, it's taken off, maybe it could go down, who knows, but I'm selling at the peak, and I want to buy somewhere else, so that's what we help people do, that's what I help people do, I help them find those deals, those incentives, those markets that could be up and coming, or maybe that declined, and that's why still it makes a lot of sense to be on the lookout for those deals.   Keith Weinhold  37:47   Now, one such place is potentially the Oklahoma market. Last week here on the show, I had your co-host for an upcoming event with me, Richard, whom is an Oklahoma City provider, and we were sort of a phrase that I use, Naresh, is that next place, that next place, Oklahoma City, where the prices haven't run up, it's business friendly, and you do have these affordable prices, and you have landlord-friendly laws, potentially that next place where your dollar goes further, and as the Oklahoma City Thunder go deep in the playoffs, you know the nice thing about Oklahoma is that you can still buy real estate there without needing an NBA contract to afford it. In fact, we were spotlighting their $145,000 new build detached single family rental. Now it is tiny, and it comes with both LVP flooring and granite. I mean, it's something that sort of sounds like science fiction in Metro New York City and coastal California. I don't know if paying 145k would even give you permission to look at a house, but that's one opportunity that we've been talking about here. Niresh,   Naresh Vissa  39:03   let me talk a bit about Oklahoma, because this is a market that we haven't covered much. In fact, we, I would say, have never covered it in writing. It's not heavily featured throughout GRE's history. Yeah, it's not prominently featured on our website. This is a newer market, and I brought up the term up and coming, so I brought up the 1031 people are 1031 into up and coming markets. Oklahoma is an up and coming market. It's a very landlord friendly state, it's a very tax friendly state. The property taxes are significantly lower in Oklahoma, for example, compared to a Texas or a Florida, which are two very popular in real estate investment states. Investors go after Oklahoma is not quite as high, their home insurance isn't anywhere as high as a Florida, for example, but the best part. It is because of all these different factors. Oklahoma has a lot of industry, and we'll go into it this Thursday on our webinar. Go to GRE webinars.com to register, but Oklahoma, the tourism is getting up and running. The energy industry still has a very important part to play in this world's energy consumption, Oklahoma, it's got huge academic areas. You have Oklahoma University, you have Oklahoma State, you have a plethora of Tulsa has a very strong university there. You have medical schools there. Oklahoma is an underrated state. People don't think about Oklahoma when they think about what are the greatest states in America, or what state that I want to move to, but Oklahoma, I think, is that next up-and-coming state, because there's actually more stuff now. I brought up tourism, you brought up the Oklahoma City Thunder, they never had really any professional sports teams, what, 20 years ago,   Keith Weinhold  41:02   right?   Naresh Vissa  41:03   And the Thunder now are the best NBA teams. They have been the best, and I'm rooting for them. So this is all good. That's the Oklahoma City area, where the Thunder play, but, like I said, I brought up other markets, like Tulsa, where we have inventory, and there are a few others that we're going to cover, but mostly the best properties that we're going to cover on Thursday are in the Oklahoma City area, places within 45 minutes, 50 minutes from Oklahoma City. So, as you're watching the webinar and following the Oklahoma City Thunder, that should only kind of enhance as the team does better and as Oklahoma gets more publicity, and is on TV more, and you see all those nice stills on TV, and those shots, and ESPNs covering the city, that's all very good for real estate, and for publicity, and this is like an intangible reason to invest in Oklahoma that actually makes a very big difference. So, overall, Oklahoma is what I would call, like I said earlier, up and coming, the home values, because it's up and coming. You can't get $145,000 new construction property anywhere in the United States right now. When I say anywhere, there's a little bit of hyperbole there. If you look to some boondock towns and cities, yeah, you'll find them, but are they really good renters markets? Are they good appreciating markets? Well, in fact, the most of the state of Oklahoma is now, and definitely that Oklahoma City area is. So, I'm excited about this online special event we're having this Thursday, because, like I said, this is a new market, just like the team, I mean, so many fans are just new to Oklahoma, you know, like Oklahoma, like what's in Oklahoma. Well, attend our special event this Thursday, GRE webinars.com and we're going to get down to the nitty gritty of it. I think this is out of all the up and coming markets I've covered over the last 10 years, I think this is the best one, because the problems I had with some of these up and coming markets, like Memphis, for example, crime.. it's why are they up and coming? Why are the home value solo? Well, you know, crime was a major issue. There's no comparison between an Oklahoma City or a Tulsa and Memphis, for example, or a Baltimore. There's no comparison when it comes to esthetics, when it comes to newness, niceness, crime, homicides, no comparison. So, to me, this is a no-brainer. And I think investors should be really excited about this.   Keith Weinhold  43:32   There is anticipation for Thursday's live event, which you can enjoy from the comfort of your own home. You'll learn about real estate investing, you'll get to chat with Naresh and the co-host, Richard, that provides there. Ask any questions that you want to have answered in real time. The event name is why investors are targeting Oklahoma real estate this year. It is this Thursday night, the 20-eighth, 8pm Eastern, 5pm Pacific. Sign up is open@grewebinars.com It's free. Naresh, we all look forward to seeing you Thursday night. It was great having you here.   Naresh Vissa  44:06   Thanks a lot, Keith. Looking forward to seeing everybody.   Keith Weinhold  44:15   Yes, the Oklahoma City Thunder are the reigning NBA champions, and they've gone deep into playoffs again this season, but what you'll find more interesting about Oklahoma City's real estate investment market is that it's business friendly, still affordable population growth, job growth. There are still good deals. You don't need to have a venture capital exit just to put some rental property in your portfolio, and while those $145,000 properties are small detached cottages with LVP and granite, there are other single family rental and duplex styles, all new build, everything here is new construction, the. Like a nice looking 565k duplex in Edmond, Oklahoma. I'm looking at a photo of it right now. Edmund abuts right up against Oklahoma City. Between 2010 and 2020 it had whopping population growth of 16% That is not random. People vote with their moving trucks. Learn more about Oklahoma's growth in energy, aerospace, aviation, logistics, and tech, along with Oklahoma City's downtown revitalization. This creates the rent-paying tenants with stable incomes that we need at the event, the provider is even offering two years of free property management, and they handle all the tenant placement for you. Save your spot for Thursday now@grewebinars.com Our team will see you then. Next week, we'll have Rich Dad Poor Dad author Robert Kiyosaki back here on the show with us. We'll see you Thursday. I'm your host, Keith Weinhold. Don't quit your daydream.   Unknown Speaker  46:08   Nothing on this show should be considered specific personal or professional advice. Please consult an appropriate tax, legal, real estate, financial, or business professional for individualized advice. Opinions of guests are their own. Information is not guaranteed. All investment strategies have the potential for profit or loss. The host is operating on behalf of Get Rich Education LLC exclusively.   Keith Weinhold  46:36   The preceding program was brought to you by Your Home for Wealth building get richeducation.com  

In this episode of The Consumer Finance Podcast, Chris Willis, Lori Sommerfield, Taylor Gess, and Lane Page discuss the CFPB's sweeping final amendments to Subpart A of Regulation B. The group unpacks the elimination of the disparate impact legal theory from ECOA, the narrowing of the discouragement standard (including what it means for targeted advertising), and the significant new limits on special purpose credit programs (SPCPs). They also explore expected litigation challenges, the continuing role of the Fair Housing Act and state laws in bringing cases under the disparate impact theory, and the practical steps lenders should be taking now to reassess fair lending testing, SPCP design, and redlining risk in light of the final rule. Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Today's episode of the Consumer Finance Monitor Podcast features a wide-ranging and timely discussion about one of the most consequential fair lending developments in years: the CFPB's final rule fundamentally reshaping enforcement under the Equal Credit Opportunity Act (ECOA) and Regulation B. Hosted by Alan Kaplinsky (the Founder, Chair for 25 years and now Senior Counsel of the Consumer Financial Services Group at Ballard Spahr, LLP), the episode brings together an exceptional panel of fair lending authorities: our special guest Bradley Blower (the Principal and Founder of Inclusive-Partners LLC) along with John Culhane, Jr., and Richard Andreano, Jr., Senior Counsel in the Consumer Financial Services Group at Ballard Spahr LLP. The discussion revisits a proposal first examined on the podcast last year when the CFPB under Acting Director Russell Vought proposed sweeping revisions to ECOA enforcement principles (you can find more on that episode here). Now, the Bureau has finalized the rule largely as proposed, marking a dramatic shift in federal fair lending policy. The CFPB's Three Major Changes As discussed during the podcast, the final rule makes three major changes from the former Regulation B: ·        Eliminates the use of disparate impact analysis under ECOA and Regulation B. ·        Narrows discouragement liability by focusing primarily on spoken, written, or visual statements rather than broader conduct. ·        Revises the framework governing Special Purpose Credit Programs (SPCPs), particularly for for-profit lenders. The Bureau's stated rationale is that ECOA does not authorize disparate impact liability and that fair lending enforcement should focus on intentional discrimination rather than statistical disparities alone. Supporters of the rule argue that the changes provide lenders with clearer standards, reduce regulatory uncertainty, and create a more predictable environment for innovation, including AI-driven underwriting and algorithmic decision-making. Critics, however, contend that the rule ignores the historical role disparate impact analysis has played in uncovering systemic discrimination and could make it substantially more difficult to identify discriminatory outcomes embedded in facially neutral policies or automated systems. Disparate Impact: A Sea Change, But Not the End of Fair Lending The panel devoted significant attention to the CFPB's elimination of disparate impact liability under ECOA. John Culhane described the move as a "dramatic shift" for non-mortgage lending, noting that disparate impact theories historically drove many federal fair lending actions involving indirect auto finance, student lending, and other consumer credit products. At the same time, Rich Andreano emphasized that the mortgage industry remains subject to disparate impact claims under the federal Fair Housing Act because of the Supreme Court's decision in Texas Department of Housing and Community Affairs v. Inclusive Communities Project. As a result, mortgage lenders still face substantial fair lending exposure notwithstanding the CFPB's new ECOA position. The panelists also stressed that disparate impact is far from dead at the state level. Several states, including Massachusetts, New Jersey, and New York, are expected to continue aggressive fair lending enforcement using disparate impact theories under state statutes, regulations, and consumer protection laws. Indeed, the panel highlighted the growing role of state attorneys general and state regulators as federal enforcement narrows. Discouragement Liability and the "Townstone Effect" Another focal point of the discussion was the CFPB's narrowing of discouragement liability. The panel explored how the Bureau's revisions appear heavily influenced by the CFPB's controversial enforcement action against Townstone Financial, where the Bureau alleged that comments made during radio broadcasts and podcasts discouraged minority borrowers from applying for loans. Rich Andreano characterized the final rule's discouragement provisions as effectively "the Townstone rule," reflecting the current CFPB leadership's strong opposition to the prior Bureau's enforcement theory in that case. Nevertheless, both Brad Blower and John Culhane cautioned that courts and state regulators may continue to consider broader conduct, including branch placement, marketing strategies, and community engagement, when evaluating potential redlining or discouragement claims. SPCPs Face New Uncertainty The podcast also examined the CFPB's revisions to Special Purpose Credit Programs. Brad Blower explained that while SPCPs remain permissible, the new rule substantially complicates the use of race-conscious programs by for-profit lenders. Many institutions may now seek to redesign programs around race-neutral criteria such as first-generation homeownership, low- and moderate-income geographies, or majority-minority census tracts. Rich Andreano warned that many financial institutions, especially banks, may scale back SPCPs due to litigation and regulatory uncertainty, particularly given the broader political and legal environment surrounding diversity, equity, and inclusion initiatives. The Practical Message: "Stay the Course" Despite the significance of the CFPB's rule changes, the clearest takeaway from the discussion was remarkably consistent: lenders should not dismantle their fair lending compliance programs. All three panelists emphasized that institutions should continue: ·                 Monitoring for disparate impact. ·                 Reviewing underwriting and pricing models. ·                 Evaluating marketing and branch strategies. ·                 Testing AI and algorithmic systems for bias. ·                 Maintaining robust fair lending compliance management systems. As Brad Blower observed, institutions that "take their foot off the gas" risk state enforcement actions, private litigation, reputational harm, and future regulatory scrutiny under a different federal administration. Rich Andreano summarized the prevailing industry guidance succinctly: "Stay the course." AI, Algorithmic Underwriting, and Future Litigation The panel also explored how the rule intersects with AI-driven lending. Although federal ECOA disparate impact enforcement may narrow, the panelists noted that state laws and private litigation could continue targeting algorithmic discrimination. Several states already are pursuing or considering laws specifically addressing AI bias and automated decision-making. The panel further predicted that legal challenges to the CFPB's final rule are highly likely. Potential claims could include: ·        Administrative Procedure Act challenges. ·        Arguments that the CFPB disregarded congressional intent underlying ECOA. ·        Challenges arising under the Supreme Court's decision in Loper Bright Enterprises v. Raimondo, which eliminated Chevron deference to agency rules. The panel suggested that litigation over the final rule could ultimately reach the Supreme Court, particularly on the unresolved question of whether ECOA itself authorizes disparate impact liability. Conclusion This episode provides an exceptionally practical and nuanced examination of one of the most important fair lending developments in recent memory. While the CFPB has dramatically narrowed federal ECOA enforcement theories, the broader fair lending landscape remains highly active due to state enforcement, private litigation risk, the Fair Housing Act, and ongoing scrutiny of AI-based underwriting systems. For lenders, the message from the panel was unmistakable: despite the CFPB's final rule, fair lending compliance remains as important as ever. You can listen to the full podcast on the Consumer Finance Monitor Podcast available through Ballard Spahr and major podcast platforms. Consumer Finance Monitor is hosted by Alan Kaplinsky, Senior Counsel at Ballard Spahr, and the founder and former chair of the firm's Consumer Financial Services Group. We encourage listeners to subscribe to the podcast on their preferred platform for weekly insights into developments in the consumer finance industry.

The word "verified" stops most people cold, but it shouldn't stop you. Daniel Rosen pulls back the curtain on e-OSCAR, the automated system the credit bureaus have been using since 1993, and shows credit heroes exactly how to push past it. Join Our FREE Start Repairing Credit Challenge: http://startrepairingcredit.com/    No one reads the letter. No one looks at the documentation. The bureau converts the entire argument into one of 29 three-digit codes and sends it to the creditor's automated system. A 2007 congressional report found that the bureaus used the same four codes more than 90% of the time. Daniel walks through what a "reasonable investigation" actually means under the FCRA, how to structure disputes that force creditors to look at specific claims with specific evidence, and what to do when verified comes back again, including filing a CFPB complaint. Tune in! P.S. Join the #1 event to grow your credit repair business: http://creditrepairexpo.com/   Key Takeaways: 00:00 Why "Verified" Doesn't Mean What You Think  03:46 The Secret System the Bureaus Use to Process Disputes  05:08 The FCRA Rule Bureaus Hope You Don't Know  06:04 How to Write a Dispute They Can't Ignore  07:02 Why Your Paper Trail Is Everything  07:10 How to Escalate When the System Fails  07:28 File This and Force a Human to Review Your Case  08:20 What Makes Clients Stay With You  09:08 The System Is Designed to Discourage You — Use the Law  09:48 Final Thoughts Additional Resources: Get a free trial to Credit Repair Cloud Get my free credit repair training   Fastest Wins in Credit Repair: 7 Things You Can Delete In DAYS Make sure to subscribe so you stay up to date with our latest episodes.

Joseph S. Moore is a historian, author, and investor who spent a decade reading nearly every piece of financial advice published in America over the past 300 years, testing those lessons himself, and distilling them into his HarperCollins book How to Get Rich in American History, selected by Malcolm Gladwell and Adam Grant for their Next Big Idea Club.Episode Sponsor: Fiscal AI is a modern data terminal that gives investors instant access to twenty years of financials, earnings transcripts, and extensive segment and KPI data—use my link for a two-week free trial plus 15% off: https://fiscal.ai/talkingbillions/3:00 — Joseph's working-class South Carolina roots: mother born into a home with no flush toilet, father's family led the famous Gastonia mill strike in the 1920s, grew up in a household that voted communist.5:00 — Bogumil shares his parallel experience growing up in communist Poland and watching the country transform after embracing free markets.8:00 — The church basement class that saved Joseph from the 2008 crisis: bought a house as a grad student, a Dave Ramsey budgeting class revealed the danger, sold the house one week before the market froze.11:00 — The American Dream: people have declared it dead since the 1670s. Joseph introduces "Big Woe" — the despair industrial complex of journalists, politicians, and academics incentivized to sell doom.17:00 — Upward mobility data: in the 1800s, 20-30% moved from bottom to middle class; today, 60% escape the bottom, 10% go all the way to the top. "We have more economic mobility than we've ever had."23:00 — Dismantling financial shibboleths: compound interest only recently became powerful (people didn't live long enough), stocks didn't reliably beat bonds until after WWII, real estate stayed flat for a century in most cities.31:00 — Old ideas in new packaging: latte factor advice dates to the 1800s, crypto mirrors 10,000 self-issued currencies before the Civil War ("all self-issued currencies eventually go to zero"), Airbnb reimagines the oldest mortgage payoff strategy.37:00 — Fast time vs. slow time: most of life is lived in slow time — the daily decisions about career, marriage, savings that determine whether you can seize opportunities when fast time arrives. Story of Norman McGee buying foreclosed homes during the Depression.42:00 — Women as unsung financial heroes throughout American history. Agnes Taylor, a beat cop's wife, paid off a New York brownstone by renting rooms. "Capitalism is a team sport. Marriage is a superpower."51:00 — Hope as a financial asset: CFPB studies found a positive attitude plus saving habit outpredicted income and inheritance for financial wellness.56:00 — FIRE movement as the "crossfit of personal finance" — financially independent people throughout history only thrived when they found meaningful work to do.1:04:00 — Generational wealth doesn't last: 90% of top 1%'s grandchildren are not wealthy. "Tutors outperform trust funds." Human capital is 30x the value of the stock market.1:09:00 — Joseph's definition of success: a great marriage, raising good kids, getting good enough at something that people trust you. "The money could go away and I'd have all those other things."Podcast Program – Disclosure StatementBlue Infinitas Capital, LLC is a registered investment adviser and the opinions expressed by the Firm's employees and podcast guests on this show are their own and do not reflect the opinions of Blue Infinitas Capital, LLC. All statements and opinions expressed are based upon information considered reliable although it should not be relied upon as such. Any statements or opinions are subject to change without notice.Information presented is for educational purposes only and does not intend to make an offer or solicitation for the sale or purchase of any specific securities, investments, or investment strategies. Investments involve risk and unless otherwise stated, are not guaranteed.

In this episode, Len Suzio and Dean Stockford discuss the CFPB's November 2025 proposed rulemaking on Section 1071 and explain how it could dramatically scale back the current small business lending data-collection requirements. Len highlights the biggest proposed changes, including moving to a single compliance date of January 1, 2028, sharply reducing the number of required data points, raising the reporting threshold from 100 to 1,000 small business loans in each of the prior two years, narrowing the definition of a small business from $5 million to $1 million in gross annual revenue, and excluding certain products like merchant cash advances, agricultural loans, and transactions of $1,000 or less. He argues that the most significant impact would come not from fewer data fields, but from the much smaller pool of covered lenders and loans, while also warning that the revised definition could create confusion with CRA reporting standards and increase the risk of errors. Brought to you by GeoDataVision and M&M Consulting

Utility collections, telecom collections, and cable bill collections are some of the fastest wins in credit repair — and right now, with bureaus scrambling to add alternative data to credit reports, the system is more overwhelmed than ever. Join Our FREE Start Repairing Credit Challenge: http://startrepairingcredit.com/ When a utility or telecom bill goes to collections, the collector usually receives a very thin file: a name, maybe an old address, a balance, and sometimes an account number. What's missing is everything that matters — service agreements, itemized billing statements, payment history, and proof the account belongs to your client. That gap is your leverage. Daniel walks through how to demand full validation, dispute factual errors like wrong balances and wrong service addresses, challenge identity and service address mismatches, escalate to the CFPB when collectors stall, and check the statute of limitations on older debts. These fast wins matter beyond the dispute letter. When clients see negative items coming off early, they trust the process, stay enrolled longer, and start referring friends and family — which is how credit repair businesses actually grow. Tune in!  P.S. Join the #1 event to grow your credit repair business: http://creditrepairexpo.com/   Key Takeaways: 00:00 Intro  01:36 Why utility collections fall off fast  02:16 Collectors only get a thin file — no real proof  05:06 Strategy 1: Demand full debt validation  06:06 Strategy 2: Dispute factual errors precisely  07:08 Strategy 3: Challenge identity and service address  07:50 Strategy 4: Escalate to the CFPB  08:34 Strategy 5: Check the statute of limitations  09:26 Final thoughts Additional Resources: Get a free trial to Credit Repair Cloud Get my free credit repair training   Fastest Wins in Credit Repair: 7 Things You Can Delete In DAYS Make sure to subscribe so you stay up to date with our latest episodes.

Open finance infrastructure, agentic banking, and cross-border payments converge as Prometeo connects 7,500+ financial institutions across Latin America and the US through a single API. Tedd Huff, CEO of fintech advisory firm Voalyre and founder of Fintech Confidential, sits down with Ximena Aleman, Co-Founder and Co-CEO of Prometeo, to unpack what it takes to standardize fragmented banking systems across 30 countries and bring that playbook to the American market.Tedd and Ximena cover why US banking infrastructure is more fragmented than most people realize, how Prometeo's account verification now covers 85% of US bank accounts, and what agentic banking looks like when AI agents operate real bank accounts with built-in compliance controls. The conversation also addresses the open banking pricing debate, CFPB 1033 as a US expansion accelerant, the Nacha preferred partner announcement, and why only 2 to 3% of VC funding reaches female-led startups.Find out more1️⃣ Disaggregate your payment stack layer by layer; calling it "mature" hides gaps that cost you money.2️⃣ Build infrastructure for corridors, not single countries, starting with the highest-volume trade routes your customers operate.3️⃣ Bring non-bankers onto your product team to challenge workflows that insiders have normalized for decades.4️⃣ Give smaller financial institutions a revenue stream tied to open banking adoption instead of pricing them out.5️⃣ Pitch the outcomes your infrastructure enables, not the technical specs of what you built.LINKSGuest:Ximena Aleman LinkedIn: https://www.linkedin.com/in/ximena-aleman-7913439a/Company:Prometeo Website: https://prometeoapi.comPrometeo LinkedIn: https://www.linkedin.com/company/prometeo-openbankingFintech Confidential:Podcast: https://fintechconfidential.com/listenNotifications: https://fintechconfidential.com/accessLinkedIn: https://www.linkedin.com/company/fintechconfidentialX: https://x.com/FTconfidentialInstagram: https://www.instagram.com/fintechconfidentialFacebook: https://www.facebook.com/fintechconfidentialSUPPORTERSUnder.io: Streamlines application and underwriting by digitizing PDFs for e-signature. under.io/FTCSkyflow: A zero-trust data privacy vault delivered as an API covering PCI, CCPA, GDPR, SOC 2, and beyond. skyflowsecure.comDFNS: Wallets as a service, API first, multi-chain, secured with MPC across 50+ blockchains. fintechconfidential.com/dfnsHawk AI: Real-time payment screening, AML transaction monitoring, and dynamic customer risk rating. gethawk.comABOUTGuest: Ximena Aleman is Co-Founder and Co-CEO of Prometeo. She started her career in journalism before moving into marketing and tech leadership, completing an MBA at Universidad ORT Uruguay. She was named one of the Top 100 Women in FinTech in 2024 and is a World Economic Forum Agenda Contributor.Company: Prometeo is an open finance infrastructure company providing a single API for cross-border banking, connecting 7,500+ financial institutions across Latin America and the US. The company is backed by PayPal Ventures, Samsung Next, and Antler.Host: Tedd Huff, CEO of fintech advisory firm Voalyre and host of Fintech Confidential. The show is produced by DD3 Media, delivering entertaining and informative content focused on the people, tech, and companies changing how you pay and get paid.DD3 Media is a multimedia and marketing agency founded by Tedd Huff specializing in content creation and production for the fintech and payments industry. As the production company behind Fintech Confidential, DD3 Media produces podcasts, live streams, video content, and onsite events for global audiences.CHAPTERS00:00 Episode Highlights00:54 Welcome to Fintech Confidential01:03 Dfns: Wallets as a Service (sponsor)02:25 Meet ProMateo Founder04:39 Outsiders Spot the Gap06:38 Infrastructure Before Open Banking10:21 Borderless Banking Explained16:21 Why US Banking Feels Messy18:56 Standardizing Fragmented Systems20:42 Agentic Banking Kickoff23:34 Limiting Agent Liability24:49 Compliance and B2B Accountability27:32 Monitoring Agents Like Card Rails30:07 Sky Flow: Building Fast and Secure (sponsor)30:30 Skyflow Privacy Vault31:10 AI Bookends And Middle32:01 US Credibility Milestones33:06 Account Verification Playbook35:56 FDATA Advocacy Meets Sales39:51 Crystal Ball Agentic Payments41:39 Open Banking Pricing Debate48:44 LatAm Vs US Open Finance51:27 Strategic Investors And Trust53:42 Women In Fintech Funding Gap55:36 Founder Advice And Farewell57:43 Show Wrap And Sponsor Reads58:29 Hawk AI - Realtime Fraud Monitoring (sponsor)59:15 DisclaimerThis has been a production of DD3 Media with all rights reserved. This content is provided for informational purposes only. It is not offered or intended to be used as legal, tax, investment, financial, or other advice.© DD3 Media. All Rights Reserved.

Coming up on the Federal Drive with Terry Gerton When Congress focuses on one big fight, something else usually stalls A court decision has strengthened the CFPB's footing as debates over its future continue Updating aviation consumer protections is one piece of a broader question about how the federal government prepares for large‑scale travel and tourism demandsSee Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

A recent court ruling requiring continued funding of CFPB gives the organization room to keep carrying out its mission despite ongoing pressure from the White House and Congress. We'll examine how the decision affects the bureau's day‑to‑day operations and longer‑term outlook, with Senior Counsel at Ballard Spahr, Alan Kaplinsky.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Marine veteran, Millionaires Club recipient, and Credit Repair Expo 2026 speaker Joshua Rico joins Daniel Rosen and Keenan Jones to share how he went from a 500 credit score to a million-dollar credit repair business. Join Our FREE Start Repairing Credit Challenge: http://startrepairingcredit.com/ While deployed in Iraq, a family member stole $6,000 from Joshua's bank account and tanked his credit. He came home to denials on apartments, denials on cars, and an 18.74% APR on the one vehicle he could get. After cycling through MLMs, phone flipping, barbering, and other ventures, the pandemic forced him to ask what he could actually build online. He found Credit Repair Cloud, finished the masterclass in two weeks, and landed 50 clients in his first month. Joshua breaks down every layer of his business: the $99/month recurring model, the organic marketing system built on video testimonials, and the disputing tactics his team uses daily. He explains why he stopped sending letters two years ago, how he uses upload portals, CFPB complaints, and social media disputes instead, and walks through his process for cleaning up personal information on credit reports. He also shares a late payment removal script, his approach to hard inquiries, and the pledge loan strategy he recommends for credit building. Tune in!  P.S. Join the #1 event to grow your credit repair business: http://creditrepairexpo.com/   Key Takeaways: 00:00 Intro  01:28 From Deployed Marine to Million Dollar CEO  03:44 How Family Identity Theft Started It All  09:00 The Zero-Ad Script That Built a Million Dollar Following  12:16 How He Landed 50 Clients in His First Month  17:06 The Daily Routine That Took Him From Broke to Millionaire  19:10 The Hands-Off Business Model That Earns While He Sleeps  23:46 Why Mindset Is the Real Foundation of Every Success  31:00 The $300K Mistake That Almost Ended Everything  39:12 The Marketing System Behind His Million Dollar Business  44:26 Exactly How to Get Your First Client in 30 Days  53:26 The Advanced Dispute Strategies Nobody Talks About  01:16:00 One Piece of Advice That Changes Everything Additional Resources: Joshua Rico on YouTube Follow Joshua Rico on TikTok & Instagram Get a free trial to Credit Repair Cloud Get my free credit repair training   5 Possible Reasons and How to Fix Them Make sure to subscribe so you stay up to date with our latest episodes.

I never thought I'd be glued to my screen at 6 AM on this crisp April 13th, 2026, watching the legal world swirl around President Donald Trump like a storm over Mar-a-Lago. But here we are, listeners, with the U.S. Supreme Court diving headfirst into his bold Executive Order 14160, challenging the very heart of birthright citizenship. According to Rutgers Law School's analysis of key issues to watch in 2026, this order seeks to redefine who qualifies for U.S. citizenship by birth, potentially clashing with the Citizenship Clause of the Fourteenth Amendment and the Immigration and Nationality Act. Oral arguments heated up just days ago on April 1st, as reported in coverage from the Maine Supreme Judicial Court proceedings, where lawyers like Peter J. Brann for the Senate President and David M. Kallin for the League of Women Voters of Maine squared off against Timothy C. Woodcock for the Republican National Committee. The stakes? A doctrinal earthquake that could reshape immigration law for generations.Just last week, on April 7th, G37 Chambers' International Legal News roundup from March 30 to April 3 highlighted the White House defending Trump, stating he was making the entire Middle East region safer amid foreign policy firestorms. But back home, the courts are buzzing. Picture this: the Supreme Court also just rejected Colorado's ban on conversion therapy in a March 31st update noted by Rutgers Law professors, a win for broader civil rights debates that echo Trump's administration priorities on limiting judicial overreach.Meanwhile, in a twist tying sanctions to legal battles, the U.S. Department of the Treasury's Office of Foreign Assets Control, or OFAC, issued then revoked a license for paying defense attorneys in the Southern District of New York case against former Venezuelan President Nicolás Maduro and his wife Cilia Flores de Maduro, per G37 Chambers. They're on the SDN List, facing narcotics and firearm charges after a dramatic U.S. Army Operation Southern Spear rendition. Their lawyers argue it violates Sixth Amendment rights to counsel and Fifth Amendment due process—echoes of constitutional fights Trump knows all too well from his own past tussles.And don't sleep on Trump v. CASA, Inc., where the Supreme Court in June ruled that universal injunctive relief likely exceeds federal courts' equitable authority, as detailed in Goodwin's emerging issues report for 2026. This curbs sweeping injunctions, handing a victory to executive actions like Trump's. With the D.C. Circuit eyeing CFPB overhauls under acting director Russell Vought, who wants to slash 88% of staff, these rulings signal a federal retrenchment aligning with Trump's deregulatory push.As the sun rises over Washington, D.C., these battles paint Trump as the epicenter of 2026's legal drama—citizenship clashes, sanction skirmishes, and court curbs on power. It's a high-wire act, listeners, blending policy wins with constitutional showdowns.Thanks for tuning in, and come back next week for more. This has been a Quiet Please production, and for more, check out Quiet Please Dot A I.Some great Deals https://amzn.to/49SJ3QsFor more check out http://www.quietplease.aiThis content was created in partnership and with the help of Artificial Intelligence AI

  A myriad of forces reshape the payments industry everyday.  Whether it is new technology, new regulations, or new attacks by fraudsters, it can be tough to keep up with the ever-changing landscape.   In this episode, we discuss how payments professionals can learn about all of these factors and more at the Innovative Payments Conference, taking place at the Mayflower Hotel in Washington DC, April 29 through May 1.  Brian Tate, the IPA's CEO, talks about what's on the agenda for the upcoming conference, including:   Russell Vought, head of OMB and acting director of CFPB, talking about the future of the Bureau and Regulation, and  David Wasserman, of the cook Political Report, providing a nonpartisan analysis of the upcoming Midterms.  We will also have sessions on things like AI, EWA, Fraud, and Open Banking. Additionally, the IPA has also arranged a special tour of The FBI Experience immediately after the conference for those interested in learning about the history of the Bureau.   This podcast was recorded on March 26, 2026. Things may have changed by the time you hear it.   Registration is now open at this link: Innovative Payments Conference. Listeners can get $25 off the price of registration when they use the code Podcast. Make sure to capitalize the first letter. 

Welcome back to Fintech Recap. I'm Alex Johnson, joined as always by my partner in recapping, Jason Mikula. We kick things off with Bilt 2.0. After Wells Fargo pulled the plug on a partnership costing the bank reportedly $10M a month, Bilt rebuilt its stack with Column as the bank partner, Cardless as issuer processor, and Fidem Financial as the capital provider. The transition was not smooth. Picture a free-for-all of declined applications; lower credit limits; missed, failed, or duplicated rent payments; fraud; and an AI customer support bot looping without resolution. My read: Bilt 1.0 worked because Wells Fargo absorbed everything. Bilt 2.0 jerry-rigged a multi-vendor solution and asked customers not to notice. From there, we get into what I'm calling the “graduation problem” in BaaS. As fintech companies like Mercury pursue charters (and deals like Capital One acquiring Brex reshape the landscape), the same partners that fueled growth for sponsor banks are now leaving or vertically integrating. We debate whether BaaS was ever an enduring model or a toll on regulatory scarcity. What happens when that scarcity disappears? From there, we turn to New York's proposed financial data rights law, which mirrors and extends the CFPB's 1033 rule. It's the most ambitious open banking legislation ever introduced in the U.S. It covers consumers and small businesses, applies to every bank serving New Yorkers regardless of charter type, and explicitly bans fees for data access.  We close with two Can't Let It Gos: Elizabeth Warren's letter to MrBeast, which resurfaced deleted Step videos coaching teenagers on how to convince their parents to let them invest in crypto, and the prediction market industry's very aggressive March Madness push from Coinbase and Kalshi. This episode is brought to you by Persona.  Persona is the identity verification platform trusted by fintech's fastest-growing teams, from YC-backed startups to publicly traded companies. Build your identity program with enterprise-grade tools, starting at $0 with Persona's Startup Program. Fintech Takes listeners can get a full free year through Persona's Startup Program at withpersona.com/ftt Sign up for Alex's Fintech Takes newsletter for the latest insightful analysis on fintech trends, along with a heaping pile of pop culture references and copious footnotes. Every Monday and Thursday: https://workweek.com/brand/fintech-takes/  And for more exclusive insider content, don't forget to check out my YouTube page. Follow Jason: Newsletter: https://fintechbusinessweekly.substack.com/ LinkedIn: https://www.linkedin.com/in/jasonmikula/   Follow Alex:  YouTube: https://www.youtube.com/channel/UCJgfH47QEwbQmkQlz1V9rQA/videos LinkedIn: https://www.linkedin.com/in/alexhjohnsonTwitter: https://www.twitter.com/AlexH_Johnson

  Every payment has a context and intention that goes with it. Transactions seem like a simple movement of funds, but things like donations and incentives carry more weight than just the money they move.  In this episode Marina Hodges, the executive vice president of Merchant and Payments at SKUx, explains how the company tries to honor the intentions behind payments by filtering transactions.  She discusses how transaction filtering works, what kinds of companies are using it today, and why it matters for payments providers.  This podcast was recorded on March 11, 2026. Things may have changed by the time you hear it.   The IPA will be holding our 2026 Innovative Payments Conference, happening in Washington DC, April 29 through May 1.   Featured speakers include OMB Director Russell Vought discussing the future of the CFPB and David Wasserman of the Cook Political Report discussing the midterm elections. Registration is now open.   Listeners can get $25 off the price of registration when they use the code Podcast. You can learn more and register here: Innovative Payments Conference 

On today's episode of the Consumer Finance Monitor Podcast our host, Alan Kaplinsky, discusses the rapidly evolving landscape of federal financial supervision with Sherra Brown, Head of Regulatory Research and Analysis for the Americas at Vixio Regulatory Intelligence. Our conversation focuses on what may be a fundamental shift in supervisory practices at the Consumer Financial Protection Bureau and the implications of parallel changes at the federal banking agencies. Recent reports suggest that the CFPB may dramatically scale back its supervisory program—potentially reducing the number of examinations from roughly 600 annually to about 70, conducting examinations entirely virtually, narrowing the scope of reviews, and even Introducing a so-called "humility pledge" for examiners. If implemented, these developments would represent a significant departure from the Bureau's prior supervisory posture. At the same time, the federal prudential banking regulators—the Office of the Comptroller of the Currency, Federal Deposit Insurance Corporation, and Federal Reserve Board—are moving toward a more risk-focused examination model, eliminating "reputation risk" as a supervisory category and signaling a broader effort to reduce regulatory burden. Below are several key themes from our discussion. Possible Structural Changes to CFPB Supervision Sherra and Alan discussed reports that the CFPB could significantly reduce the scope and frequency of its supervisory examinations. The Bureau may move toward a model involving: 1.     Fully virtual examinations 2.     A dramatically smaller number of exams each year 3.     Narrower, risk-focused review areas 4.     Greater reliance on institutions' internal compliance testing The shift could also reflect staffing reductions and broader policy priorities under the current administration. While virtual examinations are not new, as they were widely used during the COVID-19 pandemic, the potential reduction in exam scope and volume would mark a major change. As Sherra noted, a narrower supervisory footprint raises an important question: is the Bureau fundamentally redesigning its supervisory model or simply doing the minimum necessary while its future remains uncertain? What a Virtual Examination Looks Like For institutions that have not experienced a virtual exam, the process is procedurally similar to traditional on-site supervision. Institutions typically receive a document request list and must provide materials electronically. Interviews and meetings with examiners occur via videoconference. However, the key difference is relational. Virtual supervision makes it harder for examiners and institutions to build the working relationships that often facilitate dialogue and clarification during an on-site review. Data integrity, document accessibility, and centralized record management become even more important in a virtual environment. Likely Areas of CFPB Focus Although the Bureau has not yet clearly identified which institutions will be examined, Sherra suggested that the focus will likely be on large banks rather than non-bank entities. She also noted that several areas historically emphasized by the CFPB appear unlikely to receive the same attention going forward. For example, the Bureau has backed away from certain fair-lending theories such as disparate impact. One area that appears likely to remain a priority is protections for service members, including compliance with the Military Lending Act. Prudential Regulators: A Parallel Shift While the CFPB's future direction remains uncertain, the prudential regulators have continued their examination programs. One of the most notable developments is the elimination of "reputation risk" as a supervisory category. The OCC has already removed it from examination practices, and both the FDIC and Federal Reserve have indicated similar intentions. Historically, reputation risk sometimes served as a catch-all category allowing regulators to pressure institutions even when no specific legal violation was identified. Its removal is part of a broader effort to focus supervision on clearly defined financial, operational, and compliance risks. At the same time, regulators appear to be tailoring examination intensity more carefully based on institutional size and risk profile, potentially reducing the burden on community banks. Compliance Should Not Be Relaxed Despite the apparent reduction in federal supervisory activity, Sherra emphasized that institutions should not weaken their compliance management systems. Several factors make continued vigilance essential: 1.     State attorneys general remain active in consumer protection enforcement. 2.     Private litigation risk persists. 3.     Future administrations could revive aggressive federal supervision, potentially accompanied by look-back reviews. Strong documentation, robust complaint management processes, and clear audit trails remain essential. The Growing Role of States Another important theme from our discussion is the expanding role of state enforcement. Several states, including New York, California, and Massachusetts, have signaled their intention to fill any perceived gaps left by reduced federal oversight. State regulators and attorneys general continue to focus on issues such as fair lending, consumer protection violations, and deceptive practices. Accordingly, institutions operating nationally must consider not only federal expectations but also evolving state regulatory priorities. Five Practical Takeaways Five key takeaways for financial institutions navigating this changing supervisory environment are: 1.     Fewer examinations do not mean less regulatory risk. 2.     Complaint management and data analytics will become increasingly important. 3.     Documentation discipline is even more critical in a virtual examination environment. 4.     Institutions should not weaken their compliance management systems. 5.     Board and senior management oversight remain essential. In short, while federal supervision may be evolving, the fundamental expectations for sound compliance and risk management remain unchanged. Listeners can access the full discussion on the Consumer Finance Monitor Podcast, where Sherra Brown provides valuable insight into what may be one of the most significant shifts in federal financial supervision in recent years. Consumer Finance Monitor is hosted by Alan Kaplinsky, Senior Counsel at Ballard Spahr, and the founder and former chair of the firm's Consumer Financial Services Group. We encourage listeners to subscribe to the podcast on their preferred platform for weekly insights into developments in the consumer finance industry.

In this episode of The Consumer Finance Podcast, Chris Willis is joined by Consumer Financial Services Partners Stefanie Jackman and Nicholas O'Conner to dissect the shifting risk landscape for servicers, collectors, and debt buyers as federal scrutiny eases and state regulators surge to the forefront. As a segment of the Year in Review and Look Ahead series, the trio talks about Reg F's post-Loper Bright staying power, the explosive growth of state medical debt restrictions and FCRA preemption battles, and the rapid spread of coerced debt/economic abuse statutes reshaping account handling. They also explore the evolving role of debt settlement companies and their use of AI, in addition to offering practical tips on building national policies and procedures to prepare for the next wave of litigation and enforcement. Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Most Americans believe federal agencies operate in straightforward, binary ways—either you have the authority or you don't. But behind the scenes, agency structure is a complex constitutional plumbing system, rife with legal traps that can unravel entire cases. When a federal agency's design is flawed, even a single constitutional error can invalidate decades of regulation, or even the agency's entire existence. This episode pulls back the curtain on the real mechanics of agency power, revealing how appointment, removal, and control are hotly contested legal battlegrounds that shape U.S. governance.Imagine you're a business owner threatened with multimillion-dollar fines or facing a licensure ban. You might assume the law is clear—an agency acts within its authority or it doesn't. But beneath that surface, courts scrutinize whether agency officials were constitutionally appointed, how they can be lawfully fired, and whether their organizational structure satisfies the strict limits of the Constitution. You'll discover how landmark Supreme Court cases like Lucia v. SEC and Free Enterprise Fund set the boundaries. These rulings expose how stacking protections or creating insulated agencies can violate the President's Article II power, and why some agency officials, like ALJs and inspectors, are actually officers of the United States, not just civil servants.We break down the core doctrine: the Buckley v. Vallejo test for significant authority, the Edmund v. United States supervision criteria for inferior officers, and the subtle distinctions between independent agencies and executive departments. You'll learn how the Appointments Clause is a constitutional gatekeeper—who can be appointed where, and how failure to comply renders decisions voidable. The episode reveals the crucial difference between “full control” and “independent insulation,” illustrating how modern courts draw the line, especially in cases like the CFPB's single-director structure or multi-layered insulation, which courts increasingly find unconstitutional.But it's not just about who's appointed properly—it's about whether agencies are structured so that the President can effectively control them. We explore how the “unitary executive” theory—the idea that all executive power resides in the President—drives recent Supreme Court decisions. You'll see how the Court zigs when agencies try to wall off decision-making with multi-layer protections, and zag when it demands that the President must wield the power to remove and supervise key officials. The case law is stark: stacking dual layers of for-cause protections or creating unreviewable adjudicators can threaten the President's constitutional duty, but so can making officials completely removable at will.Timing and process matter—especially in the vital realm of agency personnel and rulemaking. You'll learn how the Office of Information and Regulatory Affairs (OIRA) operates as the president's secret weapon, scrutinizing regulations before they're issued, and how the Supreme Court has ruled on the limits of White House pressure that violate statutory procedures. We reveal the trap: White House demands aren't illegal per se, but they cannot override Congress's statutory authority or bypass the Administrative Procedure Act.This episode also dives into practical remedies—when courts find structural flaws, they prefer surgical fixes like severing unconstitutional parts rather than dismantling agencies altogether. Whether it's removing a four-cause removal protection or reclassifying an agency's structure, the courts aim to preserve regulatory stability while enforcing constitutional safeguards.Perfectly suited for anyone preparing for the bar exam or deepening their understanding of administrative law, this episode offers a step-by-step analytical roadmap. From classifying officers with Buckley and Edmund tests, to mapping chains of command, and understanding how courts fix unconstitutional structures.

Two of the three major credit bureaus are dismissing a larger share of consumer complaints. At the same time, the Trump administration has attempted to gut the Consumer Financial Protection Bureau — the government watchdog agency established following the Great Recession. Today, we'll delve into what it means for consumer protections. Also, the price of a barrel of Brent crude is about 50% higher than it was a month ago. Where do things go from here?

Two of the three major credit bureaus are dismissing a larger share of consumer complaints. At the same time, the Trump administration has attempted to gut the Consumer Financial Protection Bureau — the government watchdog agency established following the Great Recession. Today, we'll delve into what it means for consumer protections. Also, the price of a barrel of Brent crude is about 50% higher than it was a month ago. Where do things go from here?

It's Hump Day on the Majority Report   On today's program:   The Trump administration clearly had no idea what it was getting into with Iran. Trump is passing the buck onto his cabinet as Hegseth admits he never anticipated Iran would fight back, and Witkoff confesses he has no idea how the war ends.   Patrick Dattilio, Claire Connor, and Ethan Wechtaluk of the Hagerstown Rapid Response network join Sam to discuss their organizing against an ICE detention center in Washington County, Maryland.   Joel Jacobs, data reporter at ProPublica joins the show to discuss his piece Credit Bureaus Are Leaving More Mistakes on Frustrated Consumers' Reports Under Trump's CFPB   In the Fun Half:   Senator Richard Blumenthal leaves a briefing on the war feeling like we are headed towards a path of a ground invasion in Iran.   An Iranian military official breaks down how unprepared the American top brass were for this war.   Senator John Husted (R-OH) says that people living in poverty have no experience navigating the real world.   Senator John Kennedy (R-LA) gets his deep-fried behind slapped by David J. Bier in a hearing over DHS and ICE in a glorious exchange.   Speaker of the House Mike Johnson (R-LA) believes there is a lot of energy to impose Sharia Law onto America.   As the Texas republican Senate primary runoff nears, we take a look at incumbent John Cornyn's faith advisor deliver a sermon alongside and AI Charlie Kirk.45   all that and more   To connect and organize with your local ICE rapid response team visit ICERRT.com The Congress switchboard number is (202) 224-3121. You can use this number to connect with either the U.S. Senate or the House of Representatives. Follow us on TikTok here: https://www.tiktok.com/@majorityreportfm Check us out on Twitch here: https://www.twitch.tv/themajorityreport Find our Rumble stream here: https://rumble.com/user/majorityreport Check out our alt YouTube channel here: https://www.youtube.com/majorityreportlive Gift a Majority Report subscription here: https://fans.fm/majority/gift Subscribe to the AMQuickie newsletter here: https://am-quickie.ghost.io/ Join the Majority Report Discord! https://majoritydiscord.com/ Get all your MR merch at our store: https://shop.majorityreportradio.com/ Get the free Majority Report App!: https://majority.fm/app Go to https://JustCoffee.coop and use coupon code majority to get 10% off your purchase Check out today's sponsors: SELECT QUOTE: Get the right life insurance for you and save more than 50% on term life insurance at SelectQuote.com/MAJORITY ROCKET MONEY: Let Rocket Money help you reach your financial goals faster: RocketMoney.com/MAJORITY SUNSET LAKE:  Head on over to SunsetLakeCBD.com and use coupon code "Left Is Best" (all one word) for 20% off of your entire order. Follow the Majority Report crew on Twitter: @SamSeder @EmmaVigeland @MattLech On Instagram: @MrBryanVokey Check out Matt's show, Left Reckoning, on YouTube, and subscribe on Patreon! https://www.patreon.com/leftreckoning Check out Matt Binder's YouTube channel: https://www.youtube.com/mattbinder Subscribe to Brandon's show The Discourse on Patreon! https://www.patreon.com/ExpandTheDiscourse Check out Ava Raiza's music here! https://avaraiza.bandcamp.com

Kathy Kraninger has seen the banking system from both sides of the regulatory divide. The former director of the Consumer Financial Protection Bureau and now president and CEO of the Florida Bankers Association joins the show to discuss whether Washington is undergoing a regulatory "recalibration" including everything from whether banks will be required to collect citizenship information to the growing challenges banks face from fraud, scams, and rapidly evolving technologies like artificial intelligence. 

With the Consumer Financial Protection Bureau less active and running with fewer resources, many states no longer get the data they need to finish their own consumer protection cases. A new multistate lawsuit aims to restore the bureau's full funding. We wanted to understand what that means for states like Maryland, so Federal News Network's Eric White spoke with Bill Meeks, Director of the Lending and Finance Unit in the Consumer Protection Division for Maryland's Attorney General.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Things are not "calm and predictable" in student loan land right now. Hear real stories from recent consultations and learn what actions matter most before the June 30th, 2026, consolidation deadline. We dig into what's happening with PSLF case reviews, consolidation risks, tax season strategies, and what Parent PLUS borrowers need to know now that double consolidation is gone. Even if you feel lost or overwhelmed, you'll finish this episode with a checklist of things to act on now to protect your strategy before small mistakes turn into expensive ones. Key moments: (02:22) Why PSLF payment histories are missing and how to file a complaint with StudentAid.gov (08:49) Consolidate after June 30, 2026, and you could add 10 years to forgiveness (18:37) Smart strategies for tax returns and loan recertification (26:42) Double consolidation is over for Parent PLUS borrowers — here's what to do now Resources mentioned:  File a StudentAid.gov complaint File a CFPB complaint   Like the show? There are several ways you can help! Follow on Apple Podcasts, Spotify or Amazon Music Leave an honest review on Apple Podcasts  Subscribe to the newsletter Join SLP Insiders for student loan loopholes, SLP app and member community Feeling helpless when it comes to your student loans? Try our free student loan calculator Check out our refinancing bonuses we negotiated Book your custom student loan plan Get profession-specific financial planning Do you have a question about student loans? Leave us a voicemail here or email us at help@studentloanplanner.com and we might feature it in an upcoming show!  

Join two 25-year veterans representing the elder justice profession as they provide an overview of the troubling trends they have seen with the burgeoning problem of elder abuse. Their focus will be on financial exploitation—perpetrated by a broad spectrum of offenders, including strangers and people known to their older targets.  The presenters will also address key challenges and threats to the physical and financial safety of older people, including the proposed dismantling of the Consumer Financial Protection Bureau and its Office for Older Americans, along with other concerning issues at the federal, state and local level that are leaving thousands of older people at the mercy of financial predators. Topics will include financial grooming (a.k.a. “pig-butchering”), crypto scams, romance scams, and the growth of transnational crime rings that are targeting American seniors to the tune of billions in losses. About the Speakers Jenefer Duane is an elder justice advocate and consultant. Duane is a former senior program analyst in the Consumer Financial Protection Bureau's (CFPB) Office for Older Americans. With 40 years in aging services and consumer protection, she specializes in prevention, response, investigation, prosecution and resolution of cases of elder financial exploitation. At the CFPB, she led the development of the national Elder Financial Protection and Response Network program. She was the agency lead for the award-winning Money Smart for Older Adults program with the FDIC. She also led several CFPB-FinCin initiatives to strengthen the suspicious-activity reporting and investigation of elder financial exploitation.  Paul Greenwood is a former deputy district attorney and an AARP consultant. Greenwood headed up the Elder Abuse Prosecution Unit at the San Diego DA's Office for 22 years. In 1999 California Lawyer magazine named Paul as one of their top 20 lawyers of the year in recognition of his pioneering efforts to pursue justice on behalf of senior citizens. He has prosecuted more than 750 felony cases of physical, sexual, emotional and financial elder abuse. He has also prosecuted 10 murder cases, including one death penalty case. In March 2018 Greenwood retired from the San Diego DA's office to concentrate on sharing lessons learned from his elder abuse prosecutions with a wider audience. In October 2018 he was given a lifetime achievement award by his former office. Greenwood now spends much of his post retirement time speaking on behalf of AARP nationally, consulting on elder abuse cases, testifying as an expert witness and providing trainings to law enforcement and Adult Protective Services agencies across the country and internationally. He is also involved as the criminal justice board member of the National Adult Protective Services Association. A Grownups Member-led Forum program. Forums at the Club are organized and run by volunteer programmers who are members of The Commonwealth Club, and they cover a diverse range of topics. Learn more about our Forums. Organizer: Denise Michaud  Learn more about your ad choices. Visit megaphone.fm/adchoices

Friday February 20, 2026 Alexis Goldstein Fired by CFPB Now Running for Congress

On today's Consumer Finance Monitor podcast, we are releasing an episode about a timely and wide-ranging discussion on one of the most significant and fastest-evolving developments in commercial finance: the rapid "consumerization" of small business lending law. In this episode, host Alan Kaplinsky welcomes Louis Caditz-Peck, Executive Director of the Responsible Business Lending Coalition (RBLC), for an in-depth conversation about the proliferation of state small business lending protection statutes, the policy debates driving them, and what they mean for lenders, fintechs, banks, and small business borrowers. From Self-Regulation to State Law: How We Got Here For decades, commercial lending operated under a fundamentally different regulatory framework than consumer credit. The prevailing assumption was that business borrowers were sophisticated, negotiated their transactions, and did not need standardized disclosures or suitability-type protections. That assumption has eroded. As Louis explains, since the financial crisis, and particularly with the growth of online and fintech lending, small business financing has changed dramatically. Community banks have pulled back. Non-bank online platforms have expanded. New products, including merchant cash advances and other revenue-based financing arrangements, have proliferated. At the same time, concerns have grown about: Opaque pricing structures Misleading "interest rate" representations Broker incentives that steer borrowers into higher-cost products Repeated refinancing of unaffordable obligations These concerns led to the development of the Small Business Borrower's Bill of Rights, a set of industry standards first launched in 2015 at the Aspen Institute by a coalition of lenders, small business groups, and nonprofit advocates. What began as a voluntary, self-regulatory effort quickly became a blueprint for legislation. California's SB 1235 in 2018 marked the first major small business truth-in-lending law. Since then, according to Louis, 19 small business financial protection laws have been enacted across multiple states, with California and New York leading the way. The "Consumerization" of Small Business Lending A central theme of the episode is whether we are witnessing the "consumerization" of small business lending. Many of the new state laws borrow heavily from consumer credit concepts, including: APR-style cost disclosures Total cost of financing disclosures Payment schedule requirements Prepayment and fee transparency Restrictions on certain contractual provisions Some states have layered on licensing or registration requirements for small business finance providers. Others incorporate or supplement state UDAP (unfair and deceptive acts and practices) standards, which may apply to certain business-to-business transactions as well as consumer transactions. The policy rationale is straightforward: many "Main Street" businesses are effectively sole proprietorships or closely-held operations without in-house finance or legal teams. Legislators increasingly view these borrowers as closer to consumers than to large corporations with treasury departments and inside or outside counsel. As Alan and Louis discuss, the regulatory shift raises serious operational and compliance challenges, particularly given the state-by-state patchwork of requirements. The Compliance Conundrum: Patchwork and Harmonization A recurring concern is whether the proliferation of state laws imposes disproportionate burdens on smaller lenders and startups, especially compared to large institutions with robust legal and compliance infrastructures. Louis emphasizes that RBLC has actively worked to promote interstate harmonization, particularly between California and New York. For example: Advocating for standardized disclosure forms that can be used in multiple states Aligning definitions and disclosure triggers Encouraging estimated APR calculations for revenue-based financing However, not all states have followed a harmonized approach. Some laws, particularly those focused narrowly on merchant cash advances, have created divergent requirements, complicating multi-state compliance. As Alan notes, the trend presents both risk and opportunity for lenders and their counsel. The regulatory environment is no longer static. Companies offering small business financing must assume that: Cost disclosures will likely be required in more states Registration or licensing may apply Enforcement risk—particularly under state UDAP statutes—will increase Section 1071 and Federal Uncertainty The episode also explores the role of the CFPB under Section 1071 of the Dodd-Frank Act, which requires data collection on small business lending to: 1.     Identify potential discrimination, and 2.     Assess whether certain markets are underserved. The CFPB finalized its 1071 rule in 2023 under then Director Rohit Chopra. Multiple legal challenges followed. Under the current administration, a notice of proposed rulemaking has sought to scale back and slow implementation. At the same time, the Federal Trade Commission has signaled an interest in using its enforcement authority to address unfair or deceptive acts or practices affecting small businesses—underscoring an intriguing tension within federal regulatory policy. As Louis observes, the debate is not simply about reducing or expanding government. It is about how government authority will be used and whether transparency and enforcement will be advanced through rulemaking, litigation, or state initiatives. Merchant Cash Advances and Revenue-Based Financing A particularly nuanced part of the discussion focuses on merchant cash advances (MCAs) and other sales-based financing products. These arrangements typically involve: An advance of funds in exchange for a fixed repayment amount Payments tied to a percentage of daily or periodic sales Variable duration depending on business performance RBLC's position, as Louis explains, is product neutral. The coalition does not advocate banning product categories or imposing rate caps. Instead, it focuses on responsible practices, including transparent pricing and assessment of ability to repay. Importantly, none of the major state lending protection laws impose interest rate caps. The emphasis is on disclosure and market transparency rather than price regulation. Who Is Covered—and Who Is Not? Most state small business truth-in-lending statutes apply to financing of $500,000 or less (with some variation, such as New York's $2.5 million threshold following gubernatorial revision). Coverage often includes: Closed-end loans Open-end lines of credit Sales-based financing/MCAs Factoring (in some states) Banks are generally exempt from these statutes, though non-bank "providers" presenting the offer of credit may still have disclosure obligations even in bank partnership models. As Alan highlights, this raises interesting competitive and policy questions about level playing fields across banks and non-banks. Looking Ahead to 2026 Both speakers agree: this trend is not going away. With significant percentages of small business owners reporting difficulty accessing affordable capital—and a substantial minority reporting harm from predatory practices—state legislators remain motivated to act. The key policy question is not whether regulation will expand, but how. Well-designed transparency frameworks can: Promote price competition Reward responsible innovation Improve borrower decision-making Poorly harmonized or overly rigid frameworks, however, risk increasing compliance costs and reducing credit availability. As Alan notes in his closing remarks, small business finance regulation is becoming a core area of growth for law firms and compliance professionals historically focused on consumer financial services. The line between consumer and commercial finance continues to blur.  Alan noted that the Consumer Financial Services Group which he founded and chaired for 25 years has counseled and represented small business lenders for decades. For lenders, fintechs, banks, and their advisors, understanding these developments is no longer optional—it is essential. Consumer Finance Monitor is hosted by Alan Kaplinsky, Senior Counsel at Ballard Spahr, and the founder and former chair of the firm's Consumer Financial Services Group. We encourage listeners to subscribe to the podcast on their preferred platform for weekly insights into developments in the consumer finance industry.

Open banking in the United States has been on a long and winding road, and the journey is far from over. In this episode, I sit down with Steve Boms, Executive Director of FDATA North America, the trade association representing the fintech companies at the heart of the open banking ecosystem. Steve has been one of the most active voices in shaping U.S. open banking policy for over a decade, and he brings a uniquely informed perspective to where things stand today.We dig into the current state of the 1033 rule and what amendments are likely coming, FDATA's firm stance that banks should not be permitted to charge fees for consumer-directed data access, and the growing complexity created by a patchwork of state-level regulations on data privacy, AI, and fintech products. We close with a fascinating discussion on how agentic AI, with its need for clear consent frameworks, robust APIs, and defined liability rules, could become the next major catalyst that finally forces meaningful open banking progress in this country.In this podcast you will learn:The origin story of FDATA in the UK and how it came to the US.How Steve has been involved with CFPB and Section 1033 since 2015.Over the next 10+ years, how FDATA has been engaged in open banking policy.How open banking and open finance has evolved in the UK.Who their members are and what FDATA does for them.Where we are at today when it comes to the 1033 rule.The FDATA view on banks charging fees for access to their data.Why this is not really a bank versus fintech fight.Why it may be many years before we have a final rule for open banking.Why data access negotiations have been put on pause for now.What else Steve is working on beyond open banking.Why he is increasing concerned about the Balkanization of financial services regulation (see his recent Open Banker column).How they coordinate with the other fintech trade associations.How they think about the standardization of API and other data standards.Why Steve is optimistic about the future of open banking in the U.S.Why AI agents could be a catalyzing force for clear open banking rules.Connect with Fintech One-on-One: Tweet me @PeterRenton Connect with me on LinkedIn Find previous Fintech One-on-One episodes

Headlines for February 18, 2026; Jesse Jackson Fought for Justice at Home & Abroad: Juan González & Bishop William Barber; “Extremely Dangerous Situation”: Trita Parsi Warns U.S. & Iran Have Incentives to Escalate Conflict; CFPB Staffer Alexis Goldstein Fired for Confronting DOGE Members, Announces Run for Congress; Meet Analilia Mejía, Who Won NJ Congressional Primary After Speaking Out Against ICE & Genocide in Gaza

In the episode of the Consumer Finance Monitor podcast we are releasing today, we examine what may be the most consequential development in New York consumer protection law in nearly half a century: the enactment of the New York State Fair Business Practices Act (the FAIR Act). Signed into law in December 2025 and taking effect on February 17, 2026, the FAIR Act represents the first comprehensive overhaul of New York General Business Law § 349 in almost 50 years. Long focused primarily on deceptive acts and practices, Section 349 has now been expanded to expressly prohibit unfair and abusive business practices as well—bringing New York law far closer to the federal UDAAP framework under the Consumer Financial Protection Act. To explore what changed, why it matters, and how the law will be enforced in practice, Alan Kaplinsky (founder and former leader of the Consumer Financial Services Group at Ballard Spahr LLP and now Senior Counsel and host of Consumer Finance Monitor) is joined by two senior officials from the New York Attorney General's Bureau of Consumer Frauds and Protection who were directly involved in shaping and implementing the statute: ·        Jane Azia, Chief of the Bureau of Consumer Frauds and Protection ·        Alec Webley, Assistant Attorney General and one of the attorneys who helped shepherd the FAIR Act through the legislative process What followed was a wide-ranging and unusually candid discussion of the statute's origins, scope, enforcement implications, and practical lessons for businesses operating in, or affecting, New York. From Deception to Unfairness and Abusiveness For decades, New York's consumer protection regime lagged behind most other states and federal regulators by focusing almost exclusively on deception. As Jane Azia explained, deception alone often fails to capture conduct that is plainly harmful to consumers, particularly where disclosures technically exist but are obscured, consumers are subjected to high-pressure tactics, or businesses exploit significant informational or power asymmetries. The FAIR Act closes those gaps by expressly prohibiting: ·        Unfair practices, modeled closely on the FTC's longstanding unfairness framework ·        Abusive practices, drawing heavily on more than a decade of CFPB enforcement experience Importantly, while the statute borrows from federal concepts of unfairness and abusiveness, New York is not bound to follow future CFPB reinterpretations. As Alec Webley emphasized, the legislature carefully chose its language, expressly incorporating only certain federal elements (such as the FTC's "substantial injury" concept) while deliberately declining to tether New York law to future federal regulatory shifts. Broader Scope Than Federal Law One of the most significant differences between the FAIR Act and federal consumer protection law is scope. Jane Azia pointed out that unlike the federal Consumer Financial Protection Act, which applies primarily to financial services, the FAIR Act applies to all business activity occurring in, or affecting consumers in, New York. That means unfair or abusive conduct by non-financial businesses now squarely falls within the Attorney General's enforcement authority. The statute also avoids many of the preemption constraints that can limit state enforcement against national banks under federal law, because it is a law of general application rather than a banking regulation. No Rulemaking—But Clear Signals The FAIR Act does not grant the Attorney General rulemaking authority, and the AG's office does not currently plan to issue formal regulations or written guidance. Instead, businesses should expect the meaning of "unfair" and "abusive" to be fleshed out through enforcement actions, settlements, and existing federal precedent. That said, the Attorney General has already identified categories of conduct likely to draw scrutiny, including: ·        Steering borrowers into unnecessarily costly repayment options ·        High-pressure sales tactics ·        Obscured or misleading pricing ·        Exploitation of consumers with limited English proficiency ·        Misleading marketing in health care, auto sales, and emerging financial products Several examples discussed on the podcast, including enforcement actions involving e-cigarettes, earned wage access products, and savings account practices, illustrate how the AG's office has already been applying unfairness and abusiveness theories under existing authority, and how the FAIR Act now allows those claims to be brought directly under state law. Remedies and Enforcement Tools The FAIR Act does not dramatically alter the remedies available to the Attorney General, but it reinforces a powerful enforcement arsenal, including: ·        Injunctive relief ·        Restitution ·        Civil penalties ·        Disgorgement ·        Expedited "special proceedings" that can allow the AG to move quickly in court to halt unlawful conduct As a reminder, recent amendments to Article 22-a of the general business law also significantly increased civil penalties for violations of section 349 occurring during disasters or abnormal market disruptions, an issue businesses should not overlook. Extraterritorial Reach and Coordination with Other Regulators The discussion also addresses a recurring compliance question: when New York law applies beyond New York's borders. In general, the statute applies where conduct occurs in New York or where New York consumers are harmed. It can also apply to out-of-state consumers harmed by New York-based businesses. By contrast, purely out-of-state conduct with no meaningful New York nexus typically falls outside the statute's reach. The episode also explores how the Attorney General coordinates with: ·        Other state attorneys general in multi-state investigations, ·        The New York Department of Financial Services, ·        The New York City Department of Consumer and Worker Protection, and ·        Federal agencies such as the FTC. Even as federal consumer protection enforcement ebbs and flows, the states, and New York in particular, remain active and increasingly influential. Practical Takeaways for Businesses A central theme of the discussion was that the FAIR Act is not a reason to relax compliance efforts—quite the opposite. As Alec Webley noted, statutes like this create an opportunity for companies and their counsel to step back, reassess business practices, and ask hard questions: ·        Are consumers complaining about this practice? ·        Is it genuinely necessary to the business? ·        Does it obscure costs or risks? ·        Would the company be comfortable seeing it described on the front page of a major newspaper? Practices that may have survived under a narrow deception standard could now pose real enforcement risk under broader unfairness and abusiveness principles. Looking Ahead Both guests emphasize that the FAIR Act was drafted with care and restraint, and that early enforcement actions are likely to fall squarely within the statute's text and intent. At the same time, emerging technologies, particularly digital marketing, fine-print disclosures on mobile devices, and the use of AI, are clearly on the Attorney General's radar. The bottom line is clear: the FAIR Act marks a fundamental shift in New York consumer protection law. With its February 17, 2026 effective date now here, businesses operating in or affecting New York should be taking this development seriously by reviewing practices, strengthening compliance frameworks, and preparing for a more expansive and assertive enforcement environment. We will continue to track developments under the FAIR Act and report on key enforcement actions and interpretations as they unfold. Consumer Finance Monitor is hosted by Alan Kaplinsky, Senior Counsel at Ballard Spahr, and the founder and former chair of the firm's Consumer Financial Services Group. We encourage listeners to subscribe to the podcast on their preferred platform for weekly insights into developments in the consumer finance industry.

Welcome to The Chrisman Commentary, your go-to daily mortgage news podcast, where industry insights meet expert analysis. Hosted by Robbie Chrisman, this podcast delivers the latest updates on mortgage rates, capital markets, and the forces shaping the housing finance landscape. Whether you're a seasoned professional or just looking to stay informed, you'll get clear, concise breakdowns of market trends and economic shifts that impact the mortgage world.In today's episode, we go through a couple mergers and acquisitions from around the mortgage industry, including an interview with Pennymac's Kevin Ryan on the company's acquisition of Cenlar. Plus, Robbie sits down with Kastle's Rishi Choudhary for a discussion on how AI agents are moving from hype to real impact in mortgage lending and servicing by automating unstructured, high-friction borrower interactions at scale, delivering measurable ROI through lower servicing costs, higher loan officer productivity, and production-proven deployments. And we close by looking at reaction to that very robust delayed January payrolls report.This week's podcasts are Sponsored by Cenlar. Cenlar supports lenders and investors with scalable, best-in-class loan servicing built for today's complex market. From compliance to customer experience, Cenlar helps portfolios perform better, borrowers stay supported, and servicers focus on growth. We're proud to partner with a true industry leader.

In this episode, IPA CEO Brian Tate joins host Ben Jackson to break down the association's newly released annual report and explore the major regulatory and industry developments shaping payments in 2026 — the IPA's 20th anniversary year.  From the future of the CFPB to the accelerating shift from checks to electronic payments, to the emerging regulatory frameworks for stablecoins and digital assets, this conversation maps the landscape that payments companies must navigate in the year ahead.  Key Topics Discussed  • The New Administration's Regulatory Posture  • The Ongoing Transition from Checks to Electronic Payments  • Third-Party Relationships & Digitalization  • Key Issues for IPA Members  • Looking Ahead to 2026  • 2026 Innovative Payments Conference Preview  Links & Resources  IPA Annual Report  IPA Membership Information   2026 Innovative Payments Conference (April 29–May 1, Washington, DC)   

Who controls your financial data and who decides how it can be used? As Americans increasingly rely on digital banking, apps, and financial technology tools, that question has moved to the forefront of a policy debate that may come to a head in the coming months.Section 1033 of the Dodd-Frank Act is currently under review by the Consumer Financial Protection Bureau, prompting renewed debate over how consumers should access their own financial information and decide how it is shared. Translating that principle into practice, raises significant legal and policy questions about whether current regulatory and market structures truly empower consumers or instead concentrate control over data into the hands of banksThis webinar will examine open banking through a consumer-centered legal lens, focusing on how rules governing data access, privacy, and consent impact real-world choice. Panelists will discuss how bank-centric approaches may prioritize institutional preferences over consumer autonomy, potentially limiting Americans’ ability to use innovative financial tools that rely on secure, authorized data sharing.Throughout the program, panelists will evaluate the CFPB’s Section 1033 rulemaking and consider whether a consumer-directed approach to financial data can both defend consumer’s right to their own data and foster innovation.Featuring:Paul Watkins, Managing Partner, Fusion Law PLLCProf. Todd Zywicki, George Mason University Foundation Professor of Law, Antonin Scalia Law School, George Mason University(Moderator) Will Hild, Executive Director, Consumers Research

Welcome to The Chrisman Commentary, your go-to daily mortgage news podcast, where industry insights meet expert analysis. Hosted by Robbie Chrisman, this podcast delivers the latest updates on mortgage rates, capital markets, and the forces shaping the housing finance landscape. Whether you're a seasoned professional or just looking to stay informed, you'll get clear, concise breakdowns of market trends and economic shifts that impact the mortgage world.In today's episode, we go through the latest update from the Consumer Financial Protection Bureau. Plus, Robbie sits down with Curinos' Ken Flaherty, Josh Beane, and Rich Martin for a discussion on key 2025 performance trends across first mortgage, home equity, and unsecured lending, as well as 2026 forecasts and assumptions for each vertical, and the strategic priorities lenders should focus on to grow profitably in the year ahead. And we close by talking about why we've seen a drop in mortgage applications.Thank you to Truework, the one verification solution to replace in-house waterfalls. Verify any borrower with a VOIE solution that automates the entire process to quickly deliver the most accurate and complete reports with broad GSE coverage.

Find a bank that pays more, charges less, and keeps your money safe as rates adjust in 2026. How do you choose the best bank when savings rates are falling and fees won't quit? Hosts Sean Pyles and Elizabeth Ayoola discuss wealth inequality and retirement security to help you think bigger about what's “normal” in personal finance. They begin with a rapid-fire hot takes segment, with their perspectives on how money and power shape everyday life, why the decline of pensions shifts retirement risk onto workers, and questions worth asking about what a fairer safety net could look like. Then, banking Nerd Chanelle Bessette joins Sean and Elizabeth to discuss banking in 2026. They go over how to compare high-yield savings accounts as APYs drop, how to avoid common bank fees (like overdraft and ATM charges), and how to weigh digital-only banks versus brick-and-mortar options. They also cover how AI is changing customer service and fraud, why reduced consumer protections can raise the stakes for shoppers, and which banks topped NerdWallet's Best-of Awards in key categories. Our Nerds researched more than 250 banking products, narrowing down to just one winner per category: https://www.nerdwallet.com/l/awards-banking-2026?utm_source=sm&utm_medium=podcast&utm_campaign=cm_organic_011926_podcast_sm_desc_allepisodes_best-of-banking  See all the winners of NerdWallet's Best-Of Awards: https://www.nerdwallet.com/l/awards?utm_source=sm&utm_medium=podcast&utm_campaign=cm_organic_011926_podcast_sm_desc_allepisodes_best-of-awards  Want us to review your budget? Fill out this form — completely anonymously if you want — and we might feature your budget in a future segment! https://docs.google.com/forms/d/e/1FAIpQLScK53yAufsc4v5UpghhVfxtk2MoyooHzlSIRBnRxUPl3hKBig/viewform?usp=header In their conversation, the Nerds discuss: high-yield savings account, best high-yield savings account, savings account interest rates, APY, online banks, best online banks, bank fees, overdraft fees, avoid overdraft fees, ATM fees, ATM fee reimbursement, Allpoint ATM network, MoneyPass ATM network, no-fee checking account, monthly maintenance fee, bank bonuses, certificate of deposit, CD rates, best CD rates, Marcus by Goldman Sachs, SoFi bank, Newtek Bank, best bank 2026, early direct deposit, two-day early direct deposit, savings buckets, savings goal buckets, Zelle transfer limit, bill pay checks, cash deposits at ATMs, fraud protection, bank fraud scams, AI in banking, banking chatbots, customer service chat, Consumer Financial Protection Bureau, CFPB complaints, CFPB settlements, credit unions vs banks, pension plan, defined benefit plan, and 401(k) vs pension. To send the Nerds your money questions, call or text the Nerd hotline at 901-730-6373 or email podcast@nerdwallet.com. Like what you hear? Please leave us a review and tell a friend. Learn more about your ad choices. Visit megaphone.fm/adchoices

Join Our FREE Start Repairing Credit Challenge: http://startrepairingcredit.com/What if I told you that there is a credit repair shortcut that people are teaching, but using it could get you fined, sued, arrested, or even thrown in prison?I'm talking about people filing fake identity theft reports with the FDC, the CFPB, or the police because someone told them that it's a loophole, a magic trick, or a fast way to wipe their credit clean. Some people call it a credit sweep. Others just think that they found a secret loophole that no one else knows about. But here's the truth: it's a felony, and people are getting caught. Today, I'm going to show you exactly why fake identity theft claims can destroy your business, ruin your life, and get you locked up, even if you didn't mean to break the law. So you better stick around!P.S. Join the #1 event to grow your credit repair business: http://creditrepairexpo.com/Key Takeaways:00:00 This Credit “Hack” Could Land You In Prison02:49 Federal Regulations and Penalties for False Claims04:32 Real Cases05:01 Legal Credit Repair Changes Lives05:39 Outro06:48 Credit Repair ExpoAdditional Resources:Get a free trial to Credit Repair CloudGet my free credit repair training  5 Proven Steps to Remove Charge-Offs and Rebuild Your Credit FASTMake sure to subscribe so you stay up to date with our latest episodes.

Pre-show: Christmas-slideshow time Follow-up: Paris Buttfield-Addison’s locked Apple ID

Watch The X22 Report On Video No videos found (function(w,d,s,i){w.ldAdInit=w.ldAdInit||[];w.ldAdInit.push({slot:17532056201798502,size:[0, 0],id:"ld-9437-3289"});if(!d.getElementById(i)){var j=d.createElement(s),p=d.getElementsByTagName(s)[0];j.async=true;j.src="https://cdn2.decide.dev/_js/ajs.js";j.id=i;p.parentNode.insertBefore(j,p);}})(window,document,"script","ld-ajs");pt> Click On Picture To See Larger Picture The [CB] is losing control of the economy, they wanted a crash instead Trump has turned it around and the economy is growing very quickly. The D’s are trying to convince the people that the economy is worse than what Trump is letting on, this will fail.Watch gold, silver and Bitcoin. The [DS] tried to gain control the military by having the seditious 6 tell the military not to obey, Trump gives them a dividend check to show he cares about them. The Epstein files were released, it all points to the Clinton’s and the D’s. The entire plan backfired on the [DS], boomerang. Every step of the way they are feeling the pain. The [DS] wants war and Trump is fighting against those countries who are suppose to be our allies. He will get peace in the end. Economy (function(w,d,s,i){w.ldAdInit=w.ldAdInit||[];w.ldAdInit.push({slot:18510697282300316,size:[0, 0],id:"ld-8599-9832"});if(!d.getElementById(i)){var j=d.createElement(s),p=d.getElementsByTagName(s)[0];j.async=true;j.src="https://cdn2.decide.dev/_js/ajs.js";j.id=i;p.parentNode.insertBefore(j,p);}})(window,document,"script","ld-ajs"); Treasury Secretary Scott Bessent BODIES Elizabeth “Pocahontas” Warren with a Devastating Reminder After She Claims Trump is Setting the Stage for the Next Economic Crash  Senator Elizabeth “Pocahontas” Warren (D-MA) made a poor decision trying to school Treasury Secretary Scott Bessent earlier this week, and it spectacularly backfired. https://twitter.com/atrupar/status/2000915011154112623?ref_src=twsrc%5Etfw%7Ctwcamp%5Etweetembed%7Ctwterm%5E2000915011154112623%7Ctwgr%5E4c8d9bec902c32b0cd01ee05619255f6315a3493%7Ctwcon%5Es1_c10&ref_url=https%3A%2F%2Fwww.thegatewaypundit.com%2F2025%2F12%2Ftreasury-secretary-scott-bessent-bodies-elizabeth-pocahontas-warren%2F  substantial increase in private credit which is outside of the regulated banking system — that tells me that the regulated system is too constrained.” https://twitter.com/SenWarren/status/2001375798947885283?ref_src=twsrc%5Etfw%7Ctwcamp%5Etweetembed%7Ctwterm%5E2001375798947885283%7Ctwgr%5E4c8d9bec902c32b0cd01ee05619255f6315a3493%7Ctwcon%5Es1_c10&ref_url=https%3A%2F%2Fwww.thegatewaypundit.com%2F2025%2F12%2Ftreasury-secretary-scott-bessent-bodies-elizabeth-pocahontas-warren%2F https://twitter.com/SecScottBessent/status/2002138930410324028?ref_src=twsrc%5Etfw%7Ctwcamp%5Etweetembed%7Ctwterm%5E2002138930410324028%7Ctwgr%5E4c8d9bec902c32b0cd01ee05619255f6315a3493%7Ctwcon%5Es1_c10&ref_url=https%3A%2F%2Fwww.thegatewaypundit.com%2F2025%2F12%2Ftreasury-secretary-scott-bessent-bodies-elizabeth-pocahontas-warren%2F  Administration. Over-regulation is not the solution to what ails the American banking system. Rigorous, responsible supervision is. The initial report on the 2023 debacle by former Vice Chairman for Supervision, Michael Barr, was an exercise in obfuscation and sophistry. The American people deserve supervisors who are not asleep at the wheel, and the incoming Chairman of the Federal Reserve should undertake a thorough investigation of the systemic and oversight failures that led to that disaster. Source: thegaetwaypundit.com Trump announces that they've sold $1.3 BILLION worth of Gold Cards within Days Political/Rights https://twitter.com/RepJamesComer/status/2002011743254380602?s=20 More than a dozen politically exposed people and government officials’ names appear in the hundreds of thousands of pages of Jeffrey Epstein files made public Friday, sources said. And Deputy Attorney General Todd Blanche said the DOJ discovered more than 1,200 victims and their families during the exhaustive review, explaining the process behind determining which files could be released in a letter to Congress exclusively obtained by Fox News Digital. https://twitter.com/Badhombre/status/2002388917618610413?s=20   home in New York to solicit money for her campaign and the DCCC. FBI was warned that Jeffrey Epstein was into child porn — but ignored it for 10 years, docs show   A former employee of late sex predator Jeffrey Epstein alerted the FBI that he was interested in “child pornography” and that he threatened to “burn her house down” decades before Epstein became an international fixation — but feds apparently did nothing. Source: nypost.com   If there was every anything about Trump, it would have been released before he reached the bottom of the escalator in 2015, the Comey FBI would have leaked it, and the Dems would have brought it up at some point while Biden was in office. But none of that happened. Why? Because Epstein leads to the Dems, and people like myself have been trying to warn the world about it for 10+ years.  https://twitter.com/WarClandestine/status/2002408563193368834?s=20  and it worked brilliantly. Could you imagine if in Trump's first term he released all this stuff about Epstein? The public would not have believed it, and the Dems/MSM would have claimed it was all politically motivated and fabricated by Trump. The only way this Epstein disclosure was going to work, was to get the public to beg for it. So that's what Trump did. https://twitter.com/MikeBenzCyber/status/2002450017647301084?s=20 https://twitter.com/WarClandestine/status/2002530633394934144?s=20   partner with Wolfe via the TerraMar project, which is also connected to the Clintons and the Clinton Foundation. What is Nathan Wolfe known for? Searching for bat coronaviruses in Ukraine via USAID Project PREDICT, via his biolab company, Metabiota, which was funded via Rosemont Seneca, which is partially owned by Hunter Biden. Russia accused Wolfe and his biolab company of creating genome-specific biological weapons in Ukraine. This situation has been addressed by RFK Jr. and Tulsi multiple times, and has been a major topic at the UN for over 3 years now. So Epstein had an interest in eugenics and he had financial/social connections to virologists who were making genome-specific biological weapons via USAID grants in Ukraine. Nathan Wolfe even directly thanked Epstein in his 2011 book “The Viral Storm: The Dawn of the New Pandemic Age” where Wolfe predicted the COVID pandemic 8 years before it happened… So what am I getting at? I think Epstein had plans to engage in ethnic cleansing/population control/genocide via biological weapon, and I think he had something to do with Covid. Epstein is at the epicenter of the Deep State empire. He was essentially a real life James Bond villain. The timing could not be worse. He and Hillary are in the middle of trying to fight subpoenas to testify in person to the House Oversight Committee on the Epstein matter and what they might know. They want to submit sworn statements. Republican Committee Chair James Comer (KY-1) wants to be able to question and cross-examine them in person.  DOGE Geopolitical U.S. Snatches Venezuela Oil Tanker in Dark‑Hour Strike on Narco‑Terror Funding In a stealth operation carried out before dawn on Dec. 20, the U.S. Coast Guard—working alongside the Department of War—seized an oil tanker last seen in the terrorist state of Venezuela. The United States accused the ship's operators of moving sanctioned crude to fuel narco‑terror activity. Officials issued a stark warning to traffickers: “We will find you, and we will stop you. https://twitter.com/Sec_Noem/status/2002481990755627050?ref_src=twsrc%5Etfw%7Ctwcamp%5Etweetembed%7Ctwterm%5E2002481990755627050%7Ctwgr%5E0acb5b51ea0ddfb03f7a0e25a375c9245159ce68%7Ctwcon%5Es1_c10&ref_url=https%3A%2F%2Fwww.breitbart.com%2Ft%2Fassets%2Fhtml%2Ftweet-5.html2002481990755627050 https://twitter.com/PeteHegseth/status/2002504193924342003?ref_src=twsrc%5Etfw%7Ctwcamp%5Etweetembed%7Ctwterm%5E2002504193924342003%7Ctwgr%5E1410e2476c70f24b31810862ee2f8e034c77bc3e%7Ctwcon%5Es1_c10&ref_url=https%3A%2F%2Fwww.breitbart.com%2Ft%2Fassets%2Fhtml%2Ftweet-5.html2002504193924342003  conduct maritime interdiction operations — through OPERATION SOUTHERN SPEAR — to dismantle illicit criminal networks. Violence, drugs, and chaos will not control the Western Hemisphere. Source: breitbart.com U.S. imposes sanctions on family and associates of Venezuela’s Maduro and his wife The United States on Friday imposed sanctions on family members and associates of Nicolás Maduro and his wife, as Washington ratchets up pressure on the Venezuelan president. The U.S. Treasury Department said in a statement that it had imposed sanctions on seven people it said were tied to Maduro and his wife. U.S. Treasury Secretary Scott Bessent accused them of “propping up Nicolás Maduro’s rogue narcostate.” “ Source: cbc.ca War/Peace Zelenskyy Announces Eastern Ukraine Citizens Will Not Be Allowed to Vote in Elections Ukraine President Volodymyr Zelenskyy has agreed to hold elections if there is a ceasefire.  However, eastern Ukraine citizens, those currently living in the Donbas region, who are supportive of Russia, will not be permitted to vote. This creates a rather bizarre official hypocrisy within the Zelenskyy regime.  The official position of Zelenskyy is that Eastern Ukraine will never be accepted as a part of the Russian federation. Zelenskyy has recently noted, with EU leadership support, that his government will never recognize Eastern Ukraine as part of the Russian federation.  However, this same region, approximately 20% of Ukraine, will not be permitted to participate in his controlled election. Essentially, any Ukraine resident who does not support Zelenskyy will not be permitted to vote in any election, if any election is ever permitted.  Additionally, Zelenskyy notes that “there is the practice of voting abroad,” however, any region not controlled by Zelenskyy cannot submit votes. Source: zerohedge.com A Lie And Propaganda’: Gabbard Fact-Checks Reuters’ Russia Scaremongering In Real Time    Reuters posted an anonymously-sourced story pushing the idea that Russia is bent on reconstituting the Soviet Union. Before the metaphorical ink had dried, Director of National Intelligence Tulsi Gabbard pounced, condemning the story as “a lie and propaganda” on behalf of “warmongers” seeking to derail President Trump’s drive to end the long and bloody Ukraine war.   Reuters vaguely attributed the purported US intelligence conclusions about Russia to “six sources familiar with US intelligence.”    https://twitter.com/DNIGabbard/status/2002484806978834862?s=20  narrative to block President Trump's peace effort, and fomenting hysteria and fear among the people to get them to support the escalation of war, which is what NATO and the EU really want in order to pull the United States military directly into war with Russia. The truth is the US intelligence community has briefed policymakers, including the Democrat HPSCI member quoted by Reuters, that US Intelligence assesses that Russia seeks to avoid a larger war with NATO. It also assesses that, as the last few years have shown, Russia's battlefield performance indicates it does not currently have the capability to conquer and occupy all of Ukraine, let alone Europe. https://twitter.com/TulsiGabbard/status/2002503405156151648?s=20   invade/conquer Europe (in order to gin up support for their pro-war policies). The truth is that ‘US intelligence' assesses that Russia does not even have the capability to conquer and occupy Ukraine, what to speak of ‘invading and occupying' Europe.   Source: zerohedge.com WATCH: US CENTCOM Releases Footage from Operation Hawkeye Strikes Against 70+ ISIS Targets  US Central Command released footage from Operation Hawkeye strikes against ISIS militants and facilities on Friday night. “Tonight, U.S. and Jordanian forces struck 70+ ISIS targets in Syria with 100+ precision munitions. Peace through strength,” CENTCOM said on X. This is one of 10 operations conducted in Syria and Iraq since the December 13 ambush in Syria, which left multiple American service members injured and two soldiers and a civilian interpreter killed. Twenty-three terrorist operatives have been killed or detained, according to CENTCOM. “We will continue to relentlessly pursue terrorists who seek to harm Americans and our partners across the region,” CENTCOM Commander Admiral Brad Cooper said. TAMPA, Fla.- Following the attack on U.S. and partner forces last Saturday, U.S. Central Command (CENTCOM) commenced Operation Hawkeye Strike at 4 pm ET against ISIS in Syria, Dec. 19, at the Commander in Chief's direction. Source: thegatewaypundit.com   of Syria, led by a man who is working very hard to bring Greatness back to Syria, and is fully in support. All terrorists who are evil enough to attack Americans are hereby warned — YOU WILL BE HIT HARDER THAN YOU HAVE EVER BEEN HIT BEFORE IF YOU, IN ANY WAY, ATTACK OR THREATEN THE U.S.A. DONALD J. TRUMP PRESIDENT OF THE UNITED STATES OF AMERICA Medical/False Flags [DS] Agenda https://twitter.com/ElectionWiz/status/2002717078722052256?s=20  reclassify serious crimes as less severe “intermediate offenses” that are not publicly reported. https://twitter.com/EndWokeness/status/2002421989886075083?s=20 BREAKING: HUD Sec. Scott Turner CONFIRMS major investigation into Boston for anti-white public housing discrimination“They were using discriminatory housing policies in their city! We found a quote on their website that said they will integrate ‘racial equity at every level of city government.'”“They put race above reality. They put race above merit and need. Our job at HUD is to enforce and uphold the fair housing – and they were evading and encouraging landlords and property owners to evade the Fair Housing Act!”“They have been put on NOTICE. We uphold and enforce this law.” https://twitter.com/EricLDaugh/status/2002091915819253766?s=20  weaponized against Minnesota!” GOOD. IT’S CALLED ACCOUNTABILITY, TIM. “They’re threatening us with this. And this is what happens when you have a floundering presidency, and it is about those ballrooms and everything else. Now we’re back on transgender folks. And these are healthcare providers providing the best guidance to parents and children to get their care.” “It’s on every front! It’s CDLs, it’s transportation money, it’s money across the board that they have weaponized!” He should be worried. https://twitter.com/AAGDhillon/status/2002596210620969230?s=20 https://twitter.com/ScottAdamsSays/status/2002531244131991931?s=20 https://twitter.com/cb_doge/status/2001646253655097726?s=20 https://twitter.com/RapidResponse47/status/2002203857955549464?ref_src=twsrc%5Etfw%7Ctwcamp%5Etweetembed%7Ctwterm%5E2002203857955549464%7Ctwgr%5E7d1378774cdcbdfe43552d1c5b5ef213bd4f721f%7Ctwcon%5Es1_c10&ref_url=https%3A%2F%2Fwww.breitbart.com%2Ft%2Fassets%2Fhtml%2Ftweet-5.html2002203857955549464 President Trump's Plan Democrats Have Devised a Plan to Compete With Turning Point USA for Young Voters and it's Going to be a Disaster Democrats have decided that they need to have their own version of Turning Point USA in order to appeal to young voters and what they have come up with is the most Democrat thing ever. It's going to be a total disaster. It's called the ‘DNC National Youth Coordinated Table'. It's not a grassroots group, it's completely fabricated. And you can just imagine how meetings of this group are going to go, with mini-groups within the group fighting for dominance and power. Newsweek reported on this: Source: thegatewaypundit.com https://twitter.com/CynicalPublius/status/2002577300802711720?s=20 DOJ Appeals Controversial Ruling That Disqualified Trump-Appointed U.S. Attorney Lindsey Halligan, Resulting in the Dismissal of Charges Against Letitia James and James Comey The Department of Justice has formally appealed a controversial ruling that disqualified Interim U.S. Attorney Lindsey Halligan, a decision that directly led to the dismissal of federal charges against James Comey and Letitia James. According to a Notice of Appeal filed on December 19, the Trump-led DOJ is asking the U.S. Court of Appeals for the Fourth Circuit to overturn a lower-court ruling that declared Halligan's appointment unconstitutional and voided every prosecutorial action she took while in office. Source: thegatewaypundit.com JUST IN: DOJ Wins Motion to Unseal Documents on Investigation into Trump Shooter Thomas Crooks The Department of Justice announced that it successfully moved to unseal documents related to the investigation into would-be Trump assassin Thomas Crooks.  “The Department of Justice received court approval to disclose to Congress documents gathered as part of the FBI's investigation of Thomas Crooks and his attempt to assassinate President Trump,” the Western District of Pennsylvania announced on X. A copy of the motion and order can be found here. Source: thegatewaypundit.com https://twitter.com/AAGDhillon/status/2002596363138445539?s=20 Justice Department Sues Four States Including Georgia After Secretary of State Brad Raffensperger Sides With Democrats in Failure to Produce Voter Rolls https://twitter.com/AAGDhillon/status/2001775020566286614?ref_src=twsrc%5Etfw%7Ctwcamp%5Etweetembed%7Ctwterm%5E2001775020566286614%7Ctwgr%5Ee92dad24c2453e3b35c6a465ec1523cafbc35499%7Ctwcon%5Es1_c10&ref_url=https%3A%2F%2Fwww.thegatewaypundit.com%2F2025%2F12%2Fjustice-department-sues-four-states-including-georgia-after%2F Source: thegatewaypundit.com https://twitter.com/MAGAVoice/status/2001992915850260516?s=20 https://twitter.com/MarkPaoletta/status/2002483634251461079?s=20   memorial to President John F. Kennedy and now additionally honors President Donald J. Trump, who has brought America back and saved the Trump-Kennedy Center. The Board's action is permissible under the statute and no legislation is necessary. The Board’s action does nothing to change the statutory title. Instead, the Board has–in line with longstanding Executive Branch practice–designated a new name. For example, The Office of the Federal Chief Information Officer, within the Office of Management & Budget, is designated by statute as the “Office of Electronic Government.” But it's long gone by the name “Office of the Federal Chief Information Officer” in official, public, and internal communications. Similarly, the Consumer Financial Protection Bureau is designated by statute as the “Bureau of Consumer Financial Protection.” But since the beginning, the agency has long gone by the name Consumer Financial Protection Bureau or CFPB in all official communications, correspondence with the Hill, titles and signage on its buildings. The “United States Institute of Peace” was established by statute but was renamed by the Department of State as the “Donald J. Trump United States Institute of Peace.” The Department of War was established as the “Department of Defense” by statute in 1947. Earlier this year, President Trump authorized the use of the name “Department of War” and the name is now etched on the Pentagon's building and in official correspondence and public communications. It is entirely fitting for the Board of Trustees to vote to add President Trump to the title so that this Center is now named The Donald J. Trump And The John F. Kennedy Memorial Center for the Performing Arts. President Trump has provided superb leadership at every level to save the Kennedy Center from financial ruin and wokeness, and to bring our national treasure to new heights! Thank you, @kencen Board of Trustees for honoring President Trump. I have been going to the Kennedy Center for decades and have never seen such energy and excitement as I did at the Christmas tree lighting and Noel performance. The Golden Age is here!   AND ORDER. As your next Governor, Bruce will continue to fight hard to Grow the Economy, Cut Taxes, and Regulations, Promote MADE IN THE U.S.A., Champion American Energy DOMINANCE, Strengthen our Military/Veterans, Advance Election Integrity, and Protect our always under siege Second Amendment!   Bruce Blakeman is a FANTASTIC guy, will win the big November Election and, without hesitation, has my Complete and Total Endorsement for Governor of the ONCE GREAT STATE OF NEW YORK (IT CAN BE GREAT AGAIN!). BRUCE BLAKEMAN WILL NEVER LET YOU DOWN!  (function(w,d,s,i){w.ldAdInit=w.ldAdInit||[];w.ldAdInit.push({slot:13499335648425062,size:[0, 0],id:"ld-7164-1323"});if(!d.getElementById(i)){var j=d.createElement(s),p=d.getElementsByTagName(s)[0];j.async=true;j.src="//cdn2.customads.co/_js/ajs.js";j.id=i;p.parentNode.insertBefore(j,p);}})(window,document,"script","ld-ajs");

Monday, December 15th, 2025Today, a mass shooting at Brown University leaves multiple dead and wounded; another 15 people were killed at Bondi Beach in Sidney Australia in a mass shooting; TSA is providing air passenger data to ICE; a gun toting Border Patrol thug is exposed as a racist online troll; the House Oversight committee has released a new batch of photos from the Epstein Estate; Trump allies pressured Romania into lifting travel restrictions on the Tate brothers; the deeply personal reasons Indiana Republicans pushed back against Trump; Colorado rejects the President's pardon of election thief Tina Peters; Marjorie Taylor Greene is trying to oust Mike Johnson as Speaker; Republicans in the House defy Trump and vote with Democrats to restore bargaining rights for federal workers; Abrego Garcia remains a free man after the Trump administration tried to issue a retroactive deportation order; Trump judges have once again blocked Judge Boasberg's contempt proceedings; a judge orders Dan Richman's emails at the core of the Comey case be returned to him; House Democrats will ask for the release of Volume II of Jack Smith's final report; and Allison and Dana deliver and your Good News.Thank You, DeleteMeGet 20% off your DeleteMe plan when you go to http://joindeleteme.com/DAILYBEANS and use promo code DAILYBEANS at checkout.Thank You, Naked WinesTo get 6 bottles of wine for $39.99, head to http://nakedwines.com/DAILYBEANS and use code DAILYBEANS for both the code and password.Trump Issues SHOCK RESPONSE to MY REQUEST About THE FILES|Allison Gill|Midas Touch|The Breakdownhttps://www.youtube.com/watch?v=-EUjaptr9kUSubscribe to the MSW YouTube Channel - https://www.youtube.com/@MSWMediaPodsStoriesBrown University shooting live updates: Person of interest to be released from custody|NBC Newshttps://www.nbcnews.com/news/us-news/live-blog/brown-university-shooting-live-updates-rcna249097Bondi Beach shooting live updates: 15 dead at Hanukkah event, including children|NBC https://www.nbcnews.com/world/australia/live-blog/bondi-beach-australia-live-updates-rcna249083Colorado Officials Reject Trump's ‘Pardon' of a Convicted Election Denier|NYThttps://www.nytimes.com/2025/12/13/us/politics/trump-tina-peters.htmlThe deeply personal reasons why many Indiana Senate Republicans said no to Trump|MSNhttps://www.msn.com/en-us/news/politics/the-deeply-personal-reasons-why-many-indiana-senate-republicans-said-no-to-trump/ar-AA1SbWjAHouse votes to nullify Trump order and restore bargaining rights for federal workers|APhttps://apnews.com/article/democrats-trump-federal-worker-union-rights-republicans-1bbd71bb6236aa2ff2c3b816e54327a1Marjorie Taylor Greene's farewell gift to Mike Johnson: a longshot plot to oust him|MSNOWhttps://www.ms.now/news/marjorie-taylor-greene-mike-johnson-motion-to-vacateHouse Democrats release more photos from Jeffrey Epstein's estate|NBChttps://www.nbcnews.com/politics/politics-news/new-epstein-photos-show-trump-clinton-bill-gates-woody-allen-steve-ban-rcna248819House Democrats to ask for release of Jack Smith classified documents report|Guardianhttps://www.theguardian.com/us-news/2025/dec/12/house-democrats-aileen-cannon-jack-smithImmigration Agents Are Using Air Passenger Data for Deportation Effort|NYThttps://www.nytimes.com/2025/12/12/us/politics/immigration-tsa-passenger-data.htmlGun-Toting Border Patrol Goon Unmasked as Racist Online Troll|Daily Beasthttps://www.thedailybeast.com/gun-toting-border-patrol-goon-unmasked-as-racist-online-troll/How a Manosphere Star Accused of Rape and Trafficking Was Freed|NYThttps://www.nytimes.com/2025/12/10/us/andrew-tate-barron-trump-romania.htmlUS federal judge orders ICE not to rearrest Kilmar Abrego Garcia|JURIST NEWShttps://www.jurist.org/news/2025/12/us-federal-judge-orders-ice-not-to-rearrest-kilmar-abrego-garcia/Good Trouble - https://near.tl/sm/ik-ZushRaThis is a call for Good Trouble and is time sensitive.Project 2025 implementation has progressed to gut the Equal Credit Opportunity Act (ECOA Act).The public comment period ends at 11:59pm ET on December 15th.https://www.regulations.gov/commenton/CFPB-2025-0039-0001From The Good Newshttps://humanesocietyofmacomb.orgPup in Tucson form - https://near.tl/sm/aySLYhb9Rhttps://rachelcorriefoundation.orghttps://www.instagram.com/dlnvnsDirect questions to - goldcard@doc.gov→Go To https://DailyBeansPod.com Click on ‘Good News and Good Trouble' to Share YoursOur Donation Linkshttps://www.nationalsecuritylaw.org/donate, https://secure.actblue.com/donate/msw-bwc, http://WhistleblowerAid.org/beansJoin Dana and The Daily Beans and support on Giving Tuesdayhttp://onecau.se/_ekes71Federal workers - email AG at fedoath@pm.me and let me know what you're going to do, or just vent. I'm always here to listen.Dr. Allison Gill - https://www.muellershewrote.com, https://bsky.app/profile/muellershewrote.com, https://instagram.com/muellershewrote, https://www.youtube.com/@MSWMediaPodsDana Goldberg - https://bsky.app/profile/dgcomedy.bsky.social, https://www.instagram.com/dgcomedy, https://www.facebook.com/dgcomedy, https://danagoldberg.comMore from MSW Media - https://mswmedia.com/shows, Cleanup On Aisle 45 pod, https://www.muellershewrote.comReminder - you can see the pod pics if you become a Patron. The good news pics are at the bottom of the show notes of each Patreon episode! 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In this episode, Thomas Berry of the Cato Institute and Jed Shugerman of the Boston University School of Law join the recap the oral arguments from Trump v. Slaughter and debate whether the statutory removal protections for members of the Federal Trade Commission violate the separation of powers. Jeffrey Rosen, president and CEO of the National Constitution Center, moderates.   Resources  Thomas Berry, Brief of the Cato Institute as Amicus Curiae in Support of Petitioners (10/17/2025)  Jed Shugerman, Brief Amicus Curiae of Professor Jed Handelsman Shugerman in Support of Respondents (11/14/2025)  Jed Shugerman, “The Indecisions of 1789: Inconstant Originalism and Strategic Ambiguity” (2023)  Jane Manners and Lev Menand, “The Three Permissions: Presidential Removal and the Statutory Limits of Agency Independence” (2021)  Marbury v. Madison (1803)  Myers v. United States (1926)  Humphrey's Executor v. United States (1935)  Morrison v. Olson (1988)  Seila Law LLC v. CFPB (2020) Stay Connected and Learn More Questions or comments about the show? Email us at ⁠podcast@constitutioncenter.org⁠ Continue the conversation by following us on social media @ConstitutionCtr Explore the ⁠America at 250 Civic Toolkit⁠ Explore ⁠Pursuit: The Founders' Guide to Happiness⁠ ⁠Sign up⁠ to receive Constitution Weekly, our email roundup of constitutional news and debate Follow, rate, and review wherever you listen Join us for an upcoming ⁠live program⁠ or watch recordings on ⁠YouTube⁠ Support our important work:   ⁠⁠⁠Donate

This week, a court filing showed that the Trump Administration has declared the current funding structure for the Consumer Financial Protection Bureau to be illegal. The agency was created in the wake of the global financial crisis to protect consumers and collect consumer complaints. Project 2025 architect Russell Vought is currently acting director of the CFPB. He has said repeatedly that he wants to see the CFPB close its doors, and back in February, he ordered employees of the agency to stop working. To talk more about the Trump Administration taking yet another axe to the CFPB and what happens next, we spoke to David Dayen, executive editor of The American Prospect.And in headlines, the Justice Department sues to block new Congressional district boundaries approved by California voters, the State Department makes it harder for people with conditions including cancer and diabetes to obtain visas, and Kristi Noem gives out $10,000 bonus checks to some TSA agents who worked through the shutdown.Show Notes: Check out The American Prospect – https://prospect.org/Call Congress – 202-224-3121Subscribe to the What A Day Newsletter – https://tinyurl.com/3kk4nyz8What A Day – YouTube – https://www.youtube.com/@whatadaypodcastFollow us on Instagram – https://www.instagram.com/crookedmedia/For a transcript of this episode, please visit crooked.com/whataday Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.