Podcast appearances and mentions of Fannie Mae

Keith is joined by housing market intelligence authority Rick Sharga—a frequent guest on outlets like CNBC and Bloomberg who "quietly gets it right" rather than chasing clickbait crashes. Together, they dig into whether America really has a housing shortage and how that lines up with what you're seeing in prices and inventory.  They explore why entry-level homes are so constrained and what that means for both investors and homebuyers.  They also examine how mortgage rates, builder behavior, and demographic shifts could shape housing demand and investment opportunities over the next several years. Episode Page: GetRichEducation.com/596 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  1-937-795-8989 to speak with a freedom coach 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, does America really have a housing shortage? And if so, how long will it last? Those answers and more, with an expert guest and I today on get rich education.   Speaker 1  0:19   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 of 188 world nations. He has a list show guests include 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 get rich education.com   Keith Weinhold  1:03   the same place where I get my own mortgage loans is where you can get yours. Ridge lending group and MLS, 42056, they provided our listeners with more loans than anyone because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage. Start your prequel and even chat with President chailey Ridge personally while it's on your mind, start at Ridge lending group.com that's Ridge lending group.com   Speaker 2  1:36   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  1:46   Welcome to GRE from Nantucket, Massachusetts to Pawtucket, Rhode Island and across 188 nations worldwide. America's favorite shaved mammal on a microphone has got his slack jawed act back on track for another wealth building week with you. I'm Keith Weinhold. This is get rich education. I'm still not wearing a pair of knockers, and I've returned here to bring you more value than your HOA dues. It's kind of crazy that America First put a man on the moon, and we're the first nation to put a man on the moon in 1969 and yet today, we have trouble housing our own people here on Earth. Shortly, we're going deep on does America really have a housing shortage first? Sometimes real estate investors can learn lessons from the stock market about the future direction of housing prices and demand and just simply what assets people have demand for, how AI is disrupting some stock sectors. Has been rather germane lately. One CEO made this perfect example. It's about how two different stocks travel search engine Expedia and Delta Airlines, those two stocks were once closely tied together. Their share prices used to be correlated, but they've gone in separate directions. See, Expedia offers you a service that can be replicated by bots, but delta has actual planes that take you somewhere, and it's hard for AI to replace that. This is why there's been a recent push toward more tangible stocks and tangible assets, a divergence, an attraction to assets that give you a share of either a tangible good, or, in the case of something like an airline, a service that's directly tied to something tangible. And similarly, commodities like gold, silver and copper cannot be replaced by AI. Neither can real estate. There is a growing sense to own things that can't be disrupted, dematerialized and demonetized by AI, like so much software can. In fact, as overall stock market valuations are lofty. You know, some people have become rather wary of an AI speculative bubble that perceptive to this demand. Just a few weeks ago, Goldman Sachs introduced an everything but AI index, yeah, where you can invest in a basket of companies that are sheltered from Ai disruption, this everything but AI index that's attracting investors. In fact, there's another trend that interfaces with real estate that just launched recently too today, you can wager on future homes. Prices through the platform, poly market, yes, place bets for profit or loss on the future direction of the median home price. In fact, one recent college graduate joked, I was born too late to afford a house, and born just in time to gamble on people who can buy a house? Yeah, you're probably familiar with poly market by now. It's the prediction market that lets you speculate on things like elections and Fed rate decisions and various geopolitical events and other real world outcomes. Well, they have launched a set of real estate markets that allow users to bet on future home values. The way it works is that you can wager on future home values in New York, Los Angeles, Miami, San Francisco and Austin, Texas, as well as US national home values. So that's six different markets. Now I haven't gambled on Poly market, I had checked it at times to get an idea of where people really think markets are headed or what's going to happen next. Because, rather than major media, where sometimes as a hype machine, they create headlines that scare you in order to try to get clicks, well, instead of all that, regular people are placing their money on polymarket, and you can look at what that action is like, because that can be a more reliable harbinger of future price direction at last check with a national median home price of about 420k with the numbers, poly market is using one month from now, 66% of people think that home prices will rise. And it's more nuanced than that. You can bet on just what price range you believe home prices will fall into one month from now. And this is nothing that I recommend wagering on, but besides an interesting trend, yeah, you can get that idea of where real people actually believe markets are headed. As we're about to talk to national housing expert Rick sharga on whether or not we really have a housing shortage, we've got new data about the level of housing permits. Of course, housing permits are a gage of the level of future housing inventory, because after a permit is issued, it's typically six to 12 months until a single family home is built. But I'll share that with you near the end of the show, because it makes sense to cover this with you in chronological order. We'll discuss housing supply first, and then I'll tell you about the future supply direction based on housing permits. Now, you know from the inception of this show in 2014 I talked about the why of real estate investing before the how with anything in life, it's only when you truly know why you're doing something that you'll profoundly care about the how and you'll want to do it well. In fact, when I do an in person real estate presentation, one of the modules that I teach most often is simply called Why real estate. The biggest Why is not altruistic, although that matters, and that's part of it. But instead it's that real estate pays five ways. That's the biggest why any GRE devotee knows that the five ways are simultaneously paid, are appreciation, cash flow, ROA tax benefits, and not inflation hedging. But specifically inflation profiting. Yet I have found multi decade real estate investors that don't understand this, the most valuable hour that you can spend is knowing all the ways that you're paid and seeing and believing how your total rate of return of 20% 30% or even 40% is not far fetched or risky, but it's actually common and even estimated conservatively. If you're initiated on this, you already know, but if you aren't, it can sound a little hard to believe what I just said right there, I recently reshot the entire real estate pays five ways video course, and it's the most valuable hour of investing video content that you're likely ever to see. It's premium, masterclass level content. I'm just giving it away for free because people need to know this. And actually, on the newest shoot, I've condensed it down into just 40 minutes of content across the five videos, one instructional video for each of the five ways you're paid. The videos average eight minutes. So that's about 40 minutes total, and they build on. Each other. So at the end of each one, you get to see your cumulative rate of return. It just keeps adding up, and you know exactly where all of the numbers come from. That's why it's more conducive to video form than audio form. I know that many of you have seen it, but if not, it is foundational, and I cannot recommend it enough. It's free and available to you now. At get richeducation.com/course, get that now, while it's on your mind. At get rich education.com/course, more next, I'm Keith Weinhold, this is get rich education.   Keith Weinhold  10:39   Flock homes helps you retire from real estate and landlording, whether it's one problem property or your whole portfolio, through a 721 exchange, deferring your capital gains tax and depreciation recapture, it's a strategy long used by the ultra wealthy now Mom and Pop landlords can 721, the residential real estate request your initial valuation, see if your properties qualify@flockhomes.com slash GRE, that's F, l, O, C, K, homes.com/gre.   Keith Weinhold  11:16   You know, most people think they're playing it safe with their liquid money, but they're actually losing savings accounts and bonds don't keep up when true inflation eats six or 7% of your wealth. Every single year, I invest my liquidity with FFI freedom family investments in their flagship program. Why fixed 10 to 12% returns have been predictable and paid quarterly. There's real world security backed by needs based real estate like affordable housing, Senior Living and health care. Ask about the freedom flagship program. When you speak to a freedom coach there, and that's just one part of their family of products, they've got workshops, webinars and seminars designed to educate you before you invest. Start with as little as 25k and finally, get your money working as hard as you do. Get started at Freedom, family investments.com/gre, or send a text. Now it's 1-937-795-8989 Yep. Text their freedom coach directly. Again, 1-937-795-8989,   Kathy Fettke  12:27   this is the real wealth network's Kathy betke, and you are listening to the always valuable get rich education with Keith Weinhold. You   Keith Weinhold  12:46   Is America really short millions of homes? If so, that doesn't mean every market is undersupplied, and prices can only go up because of it. If there's a housing shortage, why are prices falling in some cities? So the shortage? Is that something that's real, or is it just misunderstood, and you're gonna learn what it means to you? I'm get rich education's Keith Weinhold along with an intelligence authority today that usually gets it right. In fact, I found an old clip of him on Bloomberg where he suggested home prices bottoming in 2011 and as it turns out, they sure did today, together, we're answering the question, does America really have a housing shortage? And my guest has often appeared in major media, CNBC, Fox NPR. He's the founder of the CJ Patrick company. Hey, welcome back to the show. Rick sharga,   Rick Sharga  13:39   good to see you again. Keith, thanks for inviting me.   Keith Weinhold  13:41   You know, it's funny. Four years ago, Rick and I found each other, and we sort of checked each other out. I found him to be an authority that just doesn't go on saying this bombastic and absurd stuff just to get attention. Instead, he quietly gets it right, and when he knew I had a real estate YouTube channel, similarly, I resonated, because I'm not one of these people that's constantly saying that housing prices are going to crash just to get views and then those crash. People never follow up when they're wrong, and they've been wrong for about 14 years now. But Rick, rather than prices, we're here to understand if there's really a housing shortage today, most agencies believe we have a shortage. Moody's will tell you 2 million. Zillow, four to 5 million. Congressional Republicans have gone on to say 20 million. I sure don't know about that. And then yet, Rick sometimes at the same time, you do see these conflicting stats, where it says that sellers outnumber buyers today, which sort of flies in the face of a housing shortage. So what is your take amidst all this?   Rick Sharga  14:46   Well, Keith, I think what we're seeing is a fairly obvious example that if you torture data enough, you can make it say anything in the right you wanted to say. And there is a lot of confusion about how much. A housing shortage we really do have. It's not like we have 20% of the population unable to find anywhere to live. Most people still prefer to live indoors, and they've been able to do so, but the fact of the matter is that all of the math suggests that we are underserved in terms of the number of housing units available across the country, and we can go through some of the math. The big question, of course, is, how many houses are we short? How many housing units are we short? And the reason the numbers are all over the place, and as you suggested, let's set aside the Republican estimate of 20 million, because there's, there's certainly something political going on there, but the estimates range from around a million to as high as five or 6 million. And the reality is all of those estimates are counting something different. Some are counting housing growth versus population growth. Some are counting vacancy rates compared to historic levels, some are counting inventory available for sale today versus inventory available to sale in prior years. So each of these organizations, and they're all pretty reliable organizations, Moody's is certainly good. Zillow's research team is top notch. Fannie Mae and Freddie Mac the National Association of Realtors. None of these people are hiring dime store economists. They're all good folks, but they're all measuring something slightly different, which is why these numbers come out all over the place, and the one of the fundamental challenges is trying to figure out housing shortages compared to what, or compared to when. All of these estimates assume that there was some point in history when we had exactly the right number of housing units to suit the needs of the population. So they start with some point in time, and I think if you did enough research, you find they all start at slightly different points in time, and then kind of work their way forward from that and come to very different conclusions, again, based on where they started and where they ended up, and what they count. The one thing I would push back on a little bit from some of your comments in the intro is that I am highly, highly skeptical, extraordinarily skeptical of the reports that talk about how many more sellers we have than buyers, because that makes some wild assumptions about the number of people that are actually interested in buying a house. And I've never seen any research methodology that's really nailed that number accurately. Because nobody knows if you're thinking about buying a house right now, until you go to an open house until you do a search on on Zillow, or realtor.com or homes.com until you actually are applying for a loan or making a deposit. So the notion of being able to mind read three 40 million Americans to figure out how many of them are interested in buying, I think, is a neat trick, but I do think it's at least in part one of those methods that people use to get a lot of clicks to their website   Keith Weinhold  18:05   right? This whole thing of and I think when we talk about sellers versus buyers, that's shorthand. What we really mean are, there are some stats out there that show that prospective sellers outnumber prospective buyers, in some cases, which, yeah, I think I agree with you there. I doubt that as well. And yeah, of course, I think you're getting on some of the nuance here. We're trying to predict how some people would behave. For example, how much pent up demand is there when we're talking about sellers versus buyers, and we're talking about a shortage, for example, say, the 28 year old living with their parents that could move out and afford to buy a home if mortgage rates hit 5% like for example, how do you count that? Or, how would you even know to   Rick Sharga  18:53   it's a valid point. Keith, and I think that fundamentally, is my question. With that particular report, you really can't count that person. We do have some metrics that we follow, and it's funny, you mentioned that 5% mortgage, because as we record this, mortgages have broken that 6% threshold for the first time in a number of years. And just about every kind of mortgage you could buy right now is below 6% so that's a good thing. And every time we've gotten close to that 6% mark. In recent years, since mortgage rates doubled back in 2022 we've seen a huge influx of people applying for purchase loans, for those mortgage loans to buy a house, those numbers are up somewhere between 13 and 15% year over year right now, and that's before we've really had these mortgage rates dip below 6% so to me, that suggests there really is pent up demand out there, and I judge that just based on what I see in terms of a number of people actively applying for a loan.   Keith Weinhold  19:54   Yeah, there's a lot of nuance here. HUD tells us that we have more. Homeless people than we've ever had in this nation. So that's sort of an extreme affordability problem. To your point earlier about how most people want to live indoors, and I'm sure not making light of homelessness. It's a sad situation, but we're always going to have homeless people regardless of whether we have excess housing or a housing shortage. We have about 146 million housing units in the United States. The census shows and suggests that 8 million of those 146 million are housing units where people have doubled up and are sharing space with non relatives. That's one way to think about the level of pent up demand within the shortage,   Rick Sharga  20:44   I don't know if that's a result of shortage necessarily, or if that's a result of having the weakest affordability for people looking to buy homes that we've had in over 40 years. The last time affordability was as bad was the 1980s and the reason affordability was bad back then was because mortgage rates were at 1819, 20% and it made it very difficult for people to afford homes. But we're coming out of a very unusual cycle, and this is a little bit off topic from our inventory question, but it's the only time in US history when two conditions have hit the housing market back to back, if you go back to covid, coming out of covid, we saw home prices go up nationally by over 50% in about 18 months. It was a huge, huge, unprecedented increase. Yeah, and right on the heels of that, as inflation started to get out of control, the Federal Reserve had to take pretty extreme measures to get that back down. So they started playing with the Fed funds rate, and we saw mortgage rates double in 2022 in the history of the country, according to Freddie Mac we've never seen mortgage rates double in a calendar year. And in 2022 They not only doubled in a calendar year, they doubled in the space of a few weeks. So we're coming out of a period where home prices went up by over 50% and then mortgage rates doubled, and it just crushed affordability. So the people that have been looking to buy a $400,000 house suddenly realized they could only afford a $200,000 house, and there were none of those around. It's really why home sales have gone down as rapidly as they had volume of sales. In 2021 we sold 6 million existing homes. In 2022 it dropped to 5 million. And for the last three years, we've been sitting at around about 4 million annual sales of existing homes. And again, that doesn't suggest a lack of inventory, a lack of homes, because there are fewer people buying, and there's more properties staying on the market longer. But the underlying numbers, the underlying metrics we would look at, are where we can start to kind of deduce that there aren't enough homes. For example, you mentioned that there are about 146 million housing units across the country. Most recent census data I have from the end of 2024 says it's about 140 748, 40 748 million. So it's up just slightly from your number. That represents a growth of about 6.7% in housing units between 2010 and 2024 during the same period of time, the population went from about 309 million to about 340 1 million, and that represents a growth rate of about 7.4% so if everything else stayed equal, your population grew at a faster rate than your housing units did. And that suggests that even if the number of housing units was ideal back in 2000 it's somewhere less than ideal by the time we got to the end of last year,    Keith Weinhold  23:42   we're talking with Rick sharga. He's the founder and owner of the housing market intelligence firm, the CJ Patrick company. We're answering the question, does America really have a housing shortage? We're getting a yes there. And before we're done, we're going to talk about, how long could the shortage persist? But Rick, you spoke to affordability, and I think that has a lot to do with the nuances within the shortage, and that brings up shortages within the luxury tier versus shortages in the entry tier. And the entry tier is really what a lot of our listeners and viewers are interested in, because we're used to buying those as rental properties. So can you tell us about that?   Rick Sharga  24:23   It's a great point, Keith. And what we've been talking about so far is kind of a structural shortage in the overall number of housing units that could be purchased, could be owner occupied, could be rented. And one of the culprits there, and I will answer your question, I promise, one of the culprits there is that builders simply haven't built that much. If you look at the long term average, like 2025 years, the average number of housing starts was somewhere between 1.3 and 1.4 million a year coming out of the Great Recession in 2010 so you look at that last 15 year period or so, 12. Of those years, they've started less homes than that long term average. So builders simply haven't been keeping pace, not only with population growth, but also with just the ability to create enough homes in general, to offset the number of homes that are obsoleted every year, that get bulldozed every year. So there is a structural shortage. To your point, if you look at inventory available for sale, we are up about 9% year over year, but we're still down about 15% from where we were prior to the pandemic. So there are fewer homes for sale than there were back when the market was functioning more efficiently. The most drastic shortage is at the entry level builders simply have not been making a lot of entry level properties. There's a reason for that. There's some independent research out there, including some research from Fannie Mae that suggests that the pre construction cost a builder has to absorb before they break ground is over $100,000 across the country, on average, higher than that, where I'm calling you from today, in California, it's about 120,000 there. If your table stakes are 100,000 $120,000 it's really difficult to make a profit on an entry level property. So the builders, I think understandably, have been focusing on higher dollar, higher value properties and not replenishing that supply that we need for first time buyers and the kind of properties that real estate investors tend to like. The other problem we've had, Keith, is that when those mortgage rates doubled, the people who had purchased those entry level homes refinanced into a two and a half 3% mortgage and are now sitting on a $300,000 property, let's say or $250,000 property with a two and a half percent mortgage. And if they wanted to trade up, they'd be trading up to a four or $500,000 house with a 6% mortgage. And they simply can't afford to do that. So the combination of entry level owners staying put at much larger numbers and builders creating new entry level homes at much smaller numbers has really created kind of a crisis of inventory at the entry level segment of the housing market.    Keith Weinhold  27:18   Yeah, when we talk about that crisis of inventory in what's available. I'm not talking about shortage numbers now. I'm talking about the active listing count. This means more or less available homes to buy. This includes single family homes and condos. We have an active listing count of around 1 million today. The historic average is around 2.2 million, and that peaked near 4 million during the global financial crisis. So today, only about one quarter as many active listings, available homes as at the peak,    Rick Sharga  27:54   yeah, only about half as many as, let's call it a normal market, and that's one of the reasons. I think the first time you and I spoke on your podcast, we were talking about all the online snake oil salesmen who were predicting a home price crash. But that's one of the reasons why home prices haven't crashed, and why they've kind of continued to grow, at least at a modest pace, and in some cases now are starting to decline a little bit. But that lack of inventory on the market. When you don't have enough inventory to meet demand, or just barely enough to meet demand, that means that seller doesn't really have to negotiate all that much. That means that buyers are kind of at a disadvantage, and so as long as that's the case, you'll see home price stability. That doesn't mean that every market is going to see prices go up. But if you look across the country right now, if you look at markets where home prices are down even marginally year over year, you're looking at the Gulf Coast states, you're looking at some other southern markets, Las Vegas, Phoenix, you're looking at some outlying markets like Boise, Florida, certainly, and Texas. And those are markets where inventory is actually considerably higher than it was a year ago, and in some cases, considerably higher than it was back in 2019, if you look at markets where prices are still going up a lot, Midwest, Northeast, those are still markets where there's not enough inventory to meet demand. So that relationship between available inventory for sale and demand is really what drives pricing    Keith Weinhold  29:23   this whole discussion, which is really about the supply, just in the economics one on one. Adam Smith of supply versus demand. A lot of people, just like including my dad, when I was telling him about housing, something he doesn't follow. And I told him that prices are up the most in the Northeast and Midwest. That surprised him. He was like, No, well, population growth is lower here and lower than Pennsylvania, where he lives. And that's when I brought up, well, they're under building there. So in parsing this by geography, Rick, I think another way that we can do it is parsing the housing shortage by the single family homes versus apartments, because it's. Pretty well documented that nationally, apartments could be seen as overbuilt, and single family is under built. Do you have any details with respect to that?    Rick Sharga  30:08   We talk a little bit about that, and quick shout out to both of our home state, Pennsylvania, yeah, Phil, Philadelphia actually had some of the highest annual price increases right in their home sales last year. But part of that isn't just because they haven't been building a lot in Philadelphia or the suburbs. It's because we see people moving from higher priced markets into lower priced markets. So we have people actually commuting to New York who have bought homes in Philadelphia or the Philadelphia area. They can get much more house for their money there. They're not subject to some of the wage taxes that happen in New York State. They just get on that Amtrak and train into the city every day. So there is some of that going on across the country too, as we still see net migration of people moving out of states like California, New York and Illinois into nearby states where the cost of living is much lower. That slowed down since covid, since a lot of companies have been requiring people to come work back at the office. But it is still happening. It is still happening in generally the same direction you raise the issue of inventory for rental units versus inventory for, let's say, owner occupied properties, we have seen a plateau in the number of single family rental homes. So the stuff you're hearing out of DC, that you're seeing the media about the really important ban on institutional investor buying is really much more sizzle than substance. Oh, right. Institutional investors are owned and are buying a fraction, but we've seen over a million apartment units come online in the last 18 months. It's about the largest number of apartments that have that have sprung up and in that shorter period of time on record. And we've gotten to a point where in some markets, there's actually a little bit of an oversupply of those apartment units now that will balance itself out over the next couple of years, because multifamily building starts are way down too so we're not seeing a lot of activity there as builders hold off, waiting for this new inventory to get absorbed. But to put it in perspective, vacancy rates went from near zero back during covid in those apartments to over 6% last year. Rental rates have gone down from 15% year over year, increases back in 2020, 2021, to negative numbers nationally in the last year, just talking apartments, just apartments. So we have a short term mini glut, if you will, of apartments. It will be absorbed rapidly. We have 92 million people between the ages of 26 and 54 who are have either formed households or are about to a lot of them would like to be homebuyers can't afford today's prices, so they're renting instead. And about 5 million people a year are turning 35 which is when, you know, we parents start literally kicking them out of the house. So I think that rental overage will resolve itself, really, in the next 12 to 18 months. And if the builders don't start building new inventory by that point, we'll wind up with another shortage on the housing front, I'm of the opinion that we're at least a million homes short compared to what demand should be. I think the number is probably somewhere between one and 2 million. And again, I'm doing that simply based on a slight decrease in vacancy rates, population growth and the aging of the population. What could throw all of our numbers off? Keith is one of the X factors in demographics and population, which is immigration. Population growth, if it's organic, if it's by birth, does have an effect on housing, to an extent, but it's it's more nuanced, and it takes longer to really show itself if you're dealing with adult immigrants coming into the country, particularly immigrants who are coming in for jobs and have income that they can spend on housing, your housing demand goes up quickly, and that can have some local market repercussions depending on where the immigrants are going.   Keith Weinhold  34:18   In Philadelphia is not a coastal city. Its cost of housing is surprisingly low to a lot of people, but it's not on a coast. Just look at a map. Well, Rick, as we're winding down here, how long could the housing shortage persist overall?   Rick Sharga  34:33   I think we're in a period of time right now where builders are reluctant to overbuild. They got caught in the great recession with about a 13 month supply of homes available for sale, and then as home prices crashed, they were competing with their own inventory from the prior year, and many of them took a real beating financially during that period of time. So I don't expect we'll see builders overbuild anytime soon. And that tells me that we're probably looking at at least another three to five years before we can have a rational conversation about housing numbers kind of leveling off to be where they should be. We mentioned immigration. That is an X factor that could extend the housing shortage. If we start to see more immigration coming into the country, it could mean that we don't need as many houses as I suspect, if we have fewer people coming into the country. And the other x factor here is the boomers, the baby boomers of any generational cohort, probably have the highest home ownership rates right now and ultimately will age out of their properties. They've stayed there longer than any prior generation has, and that's also contributed to the inventory shortage, as opposed to the housing shortage. But as a friend of mine said, and it's a little macabre, but as he says, boomers will eventually leave their homes, either vertically or horizontally, so that will bring some inventory back to the market as well   Keith Weinhold  35:58   housing supply. It is rather inelastic, and we're probably going to be in this shortage for a number of years. Well, Rick, tell us how and why people consult with you and then just how they can do that.   Rick Sharga  36:12   Yeah, I work with mostly companies that are in the real estate or mortgage industries. Keith, I typically prepare a lot of market intelligence reports to them. It's real estate data, economic data, mortgage data. For some clients, I do foreclosure reports. They know what's going on in terms of delinquencies and defaults. For others, I do research on investor purchase activity, what they're buying, what they're selling, what they're paying, where they're doing all this. So anything that's data related to real estate data, mortgage data, economic data, I'm kind of neck deep in and I'm very easy to find on either LinkedIn or x. So if anybody's listening today and wants to connect on those platforms, just reach out and tell me you saw me on the GRE podcast, and I'll know you're legit.   Keith Weinhold  36:56   Housing supply is coming up short, but Rick never does. It's been great having you back on the show.   Rick Sharga  37:02   We'll do it again soon, Keith, It's great talking to you.   Keith Weinhold  37:10   Do we really have a housing shortage? The answer is yes, and the number of units short is one to 2 million. The shortage is worst in the entry level home segment, which matters so much to us as investors, we are owning an asset that's going to have sustainable demand for quite a while into the future. Rick indicated that it could take perhaps three to five years just to get back into balance. Now, we recently learned that there were fewer housing permits issued last year than there were in any year since 2019 and housing permits are an indicator of the future home supply. They had their recent peak five years ago with 1.7 5 million, and last year, there were just about 1.4 million. So home permits issued are 19% lower today than they were back in 2021 this is a harbinger of supply, because from the time that a permit is issued, it takes six to 12 months to complete a single family home. It's about six months to build a tract home, and closer to 12 months for a custom home. For apartments, it can take in excess of 24 months to deliver that period of time from permitting to completion. So nationally, we should continue to see scarce supply in the one to four unit space, keeping upward pressure on prices again for the most valuable 40 minutes of educational real estate investing material around you can access my premium real estate pays five ways, master class of five videos, totally free. And you know how I operate. I don't try to upsell you to some paid course. Either. It's just truly free. I'll send it to you. You can access it at get rich education.com/course coming up on future episodes here on the get rich education podcast, we're about to go on a run. The next stretch of GRE is loaded. We've got fresh topics with some game changing monolog content that I'm going to share with you new guests, distinguished guests. Next week, the youngest guest to ever appear on the show is going to be with us. He's a 19 year old college student with a real estate investing related major. How does he see Gen Z's financial world? Is there any hope at all? The following week, we're going to break down an innovative way to sell properties that could completely change how you think about your exit strategy when it's all done, when it's time for you to retire from real estate, rather than a 1031, Exchange, which would just keep you in the real estate game and with more of it, do a seven. 21 exchange into a real estate fund. Have no more assets to manage, no more property managers to manage total capital gains tax deferral and still get financial upside. And then just four weeks from now, it's get rich education podcast episode number 600 debt is the American dream. So if you're serious about building wealth, be sure to follow or subscribe to the show. If you've already done that, I would really appreciate it if you told a friend about this show until next week. I'm your host. Keith Weinhold, don't quit your Daydream.   Speaker 3  40:39   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  40:58   The preceding program was brought to you by your home for wealth, building, get richeducation.com

The CISO role isn't the finish line, it's a launchpad. 69% of security executives are eyeing the exit, and Anthony Johnson is proof that what comes next can be even bigger. Anthony Johnson, former Global CISO at JP Morgan and Fannie Mae, now founder and managing partner at Delve Risk, breaks down what really happens when a security leader stops buying tools and starts building companies. From the trap of unpaid advisory boards to why AI is eliminating the entry-level pipeline, Anthony delivers a no-nonsense look at career strategy, the future of fractional work, and why understanding how your company makes money is the most underrated skill in cybersecurity. If you're a security practitioner at any level, this episode will change how you think about your next move. Impactful Moments 00:00 - Introduction 01:00 - Meet Anthony Johnson 02:00 - 69% of CISOs want out 06:00 - Why Anthony left the CISO seat 09:00 - Revenue changes your security priorities 11:00 - Career paths after the CISO role 13:00 - The advisory board compensation trap 17:00 - AI's threat to the talent pipeline 22:00 - Hiring for aptitude over competency 24:00 - Soft skills win in the AI era 29:00 - Corporate loyalty is dead—now what 31:00 - Networking that actually lands roles 34:00 - Know how your company makes money 36:00 - Ron's personal reflection on freedom Links Connect with our guest, Anthony Johnson, on LinkedIn: https://www.linkedin.com/in/anthony-johnson-delverisk/ Check out our upcoming events: https://www.hackervalley.com/livestreams Join our creative mastermind and stand out as a cybersecurity professional: https://www.patreon.com/hackervalleystudio Love Hacker Valley Studio? Pick up some swag: https://store.hackervalley.com Continue the conversation by joining our Discord: https://hackervalley.com/discord Become a sponsor of the show to amplify your brand: https://hackervalley.com/work-with-us/  

In this episode of John Solomon Reports, we dive deep into the latest developments surrounding U.S. military operations and the ongoing situation with Iran. Our special guest, Congressman Rick Crawford, Chairman of the House Intelligence Committee, shares his insights on the current state of affairs, including the impact of recent actions taken against the Iranian regime and the potential implications for their leadership.Following this, we welcome Bill Pulte, a key figure overseeing Freddie Mac and Fannie Mae, who discusses the current trends in mortgage rates and the evolving housing affordability plan under President Trump. His expertise sheds light on how these changes are benefiting American families.In the final segments, we hear from former advisors to Secretary of War Pete Hegseth, Justin Fulcher and Darin Selnick, who provide their perspectives on the critical issues surrounding Iran and other pressing global matters.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Joined by a 20-year veteran of Fannie Mae, Shane shares findings from his work on a proposed new model for building renter wealth: shared prosperity rental housing.Show notes:Phillips, S. (2025). Building Renter Wealth: An Evaluation of Shared Prosperity Rental (SPR) Housing Program Design and Feasibility. UCLA Lewis Center for Regional Policy Studies.Executive summary for the SPR report.Shane's 2021 article in The Atlantic, “Renting is Terrible, Owning is Worse.”Shane's blog posts preceding and following the article in The Atlantic.Monkkonen, P., Carlton, I., & Macfarlane, K. (2020). One to four: The market potential of fourplexes in California's single-family neighborhoods. UCLA Lewis Center for Regional Policy Studies.The Multifamily Impact Council's Multifamily Impact Framework.Enterprise Community Partners' Renter Wealth Creation Fund website.Colorado Renter Rewards program website.

Refinance Fee Savings: How to Lower Your Costs on Title, Appraisal, and CreditRefinancing your mortgage can be a smart move, potentially saving you thousands of dollars over the life of your loan. But let's be honest, the initial costs of refinancing - title fees, appraisals, credit reports, and surveys - can sometimes feel like a hurdle. What if we told you there were ways to significantly reduce, or even eliminate, some of those fees? At DDA Mortgage, we leverage our expertise and lender relationships to help you navigate the refinancing process and potentially save you money. A key to unlocking these savings lies in getting a solid "DU approval" - which we'll explain more about in this article. Get ready to learn how to potentially reduce your refinance costs and maximize your savings!Reduced Title Fees with a Desktop Underwriter (DU) Approval on Refinance LoansTitle fees are a necessary part of any real estate transaction, including refinances. They cover the cost of researching the property's history to ensure clear ownership and issuing title insurance to protect you and the lender. However, with a Desktop Underwriter (DU) approval, which is Fannie Mae's automated underwriting system, on your refinance, you could be eligible for a significant reduction in title fees. We're talking potential savings of up to $1,500! This applies to both rate/term refinances (lowering your interest rate or shortening your loan term) and cash-out refinances.Here's how it works: The DU system analyzes your financial information, credit history, and property details to assess the risk of the loan. If the system provides a strong approval, it indicates a lower risk for the lender. This can translate into reduced costs for certain services, including title insurance. At DDA Mortgage, we work closely with our title partners to negotiate the best possible rates for our clients, especially when we can leverage a favorable DU approval. If you're considering a refinance, understanding the potential for title fee reductions is crucial. Make sure to visit our refinancing page to learn more about how we can help!Why a DU Approval Matters for Title FeesLower Perceived Risk: A strong DU approval signals to the lender that you are a qualified borrower, reducing their perceived risk.Negotiating Power: This lower risk profile gives us more leverage to negotiate with title companies on your behalf.Streamlined Process: A smooth underwriting process can lead to faster closings and potentially lower costs.Potential Appraisal Waiver Savings with a DU ApprovalAppraisals are another significant expense in the refinance process. They involve a professional appraiser assessing the current market value of your property to ensure it aligns with the loan amount. However, in many cases, a DU approval can pave the way for an appraisal waiver, saving you hundreds of dollars.The DU system uses a vast database of property information and market trends to determine if an appraisal is necessary. If your property's characteristics and location align with their data and your loan request is deemed low-risk, the system may grant an appraisal waiver. This means you avoid the cost and hassle of scheduling and paying for an appraisal.It's important to note that appraisal waivers aren't guaranteed and depend on several factors, including your loan-to-value ratio, credit score, and property type. But, when available, they can significantly reduce your closing costs. Don't forget to contact us to determine if you can take advantage of an appraisal waiver for your refinance!https://www.ddamortgage.com/blogdidier malagies nmls#212566dda mortgage nmls#324329 Support the show

Welcome to the 9Innings Podcast where we Educate, Empower and Engage. ON THIS WEEKS ECON 101: the host analyzes the U.S. housing affordability crisis, focusing on the government's directive for Fannie Mae and Freddie Mac to buy $200 billion in mortgage-backed securities. The discussion explains why this move is unlikely to meaningfully lower mortgage rates or improve affordability, emphasizing that rates are driven by broader market forces. The episode also highlights the limited impact of compressing mortgage spreads, the offsetting effect of the Federal Reserve's actions, and the need to address deeper issues like housing supply and wage growth to solve affordability challenges. Government Action and Its Immediate Impact (00:01:14) How Mortgage Rates Are Determined (00:02:32) The Role of Risk Premiums and Market Trust (00:04:13) Understanding Mortgage Spreads (00:05:37) Potential for Policy to Backfire (00:06:44) Risks and Unintended Consequences (00:08:03) Key Takeaways for Buyers, Homeowners, and Investors (00:09:29)NEWSLETTER (WHAT NOW): https://substack.com/@9icapital?r=2eig6s&utm_campaign=profile&utm_medium=profile-page Follow Us: youtube: / @9icap Linkedin: / kevin-thompson-ricp%c2%ae-cfp%c2%ae-74964428 facebook: / mlb2cfp Buy MLB2CFP Here: https://www.amazon.com/MLB-CFP%C2%AE-90-Feet-Counting-ebook/dp/B0BLJPYNS4 Website: http://www.9icapitalgroup.com Hit the subscribe button to get new content notifications. Corrections: Editing by http://SwoleNerdProductions.com Disclosure: https://sites.google.com/view/9idisclosure/disclosure

UAD 3.6 is a fundamental shift in how appraisal data is structured, collected, and delivered. But what does this actually means for your day-to-day work? In this episode, hosts Jim Morrison and Hal Humphreys sit down with Ken DeFeo of Fannie Mae and Sean Murphy of Freddie Mac—two of the key minds behind the development of UAD 3.6.Together, they unpack why the redesign was necessary, how UAD 3.6 moves the industry beyond legacy form-based reporting, and what appraisers should know about data consistency, clarity, and quality going forward. The conversation also tackles the very real concerns around change management, lessons learned from early production and testing, and how this new standard supports appraisal modernization—without changing the core role of the appraiser.UAD 3.6 Bootcamp is in Orlando next week! Find out more and register here: https://appraiserelearning.com/product/uad-3-6-bootcamp-orlando-fl-march-4th-6th/At The Appraisal Buzzcast, we host weekly episodes with leaders and experts in the appraisal industry about current events and relevant topics in our field. Subscribe and turn on notifications to catch our episode premieres every Wednesday! You can find the video version of this podcast at http://www.youtube.com/@TheAppraisalBuzzcast or head to https://appraisalbuzz.com for our breaking news and written articles.

Keith digs into what's really going on with apartments now that values in many markets have dropped 20–40%. You'll hear why larger multifamily properties have been hit so much harder than one-to-four unit rentals, and what that means for both current owners and new buyers. "The Apartment King," Brad Sumrok, joins the conversation to share how recent economic shifts, financing structures, and market forces have reshaped the apartment landscape—and why he believes we may be near a key turning point in the cycle. You'll also learn how investors are approaching deals differently today, what makes certain markets and property types more attractive right now.  Resources: Learn more about Brad here. Episode Page: GetRichEducation.com/594 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  1-937-795-8989 to speak with a freedom coach 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 us. Apartment Building values have fallen 2030, even, 40% over the past few years. Investors lost millions. What are all the reasons that it happened? And when will apartments turn around? I'm joined by the apartment king today on get rich education.   Corey Coates  0:26   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 of 188 world nations. He has a list show guests include 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 get rich education.com   Keith Weinhold  1:09   the same place where I get my own mortgage loans is where you can get yours. Ridge lending group and MLS, 42056, they provided our listeners with more loans than anyone because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage. Start your prequel and even chat with President chailey Ridge personally while it's on your mind, start at Ridge lending group.com that's Ridge lending group.com you   Corey Coates  1:40   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  1:59   Welcome to GRE from Monterrey, California to Monterrey, Mexico and across 188 nations worldwide. America's favorite shaved mammal on a microphone has got his slack. John, act back on track for another wealth building week with you. I'm Keith Weinhold. This is get rich education, and I'm still not wearing a pair of Dockers. We all know that the one to four unit space single family homes, up to four plexes have held under their values despite soured affordability, but five plus unit apartment buildings are a drastically different story. We're going to talk about just how much value they've lost recently, and the reasons why it's about more than just the interest rates doubling and tripling that began in 2022 Today's guest is an apartment educator. His students have had both losses and wins over time. I'll ask about both, because adversity is where you get the lessons now today, you might buy an apartment building at a steep discount compared to what it sold for five years ago. And who might you buy an apartment from today, it might not be the type of seller that you're thinking about because of owners defaulting you might now be buying it from a bank that had to basically repossess it. Yeah, you might try to buy it from a lender at 60% of the loan amount. Well, a lender doesn't want to do a 40% write down, so they're going to try to get more and see. That's how this could practically look today for an apartment owner that survived the crisis and is still standing today. They're asking themselves, now, why would I sell at a discount if I don't have to? So they're probably going to try to hold on. And then, of course, the tenants in these apartments don't know that any of this is going on now. I own a lot of single family rental homes myself, also apartment buildings in the one to one and a half million dollar range is where I've played, and often that ends up being eight to 12 units, because in that space, I don't need partners to invest in assets of that size. One to $2 million is also small enough so that you're not competing with institutional money and other players. Today, I'll tell you what I did with some of those buildings myself when interest rates reset about four years ago, and before you and I wrap up the show today, I've got something to tell you about what's coming in future. GRE episodes here stuff that's really unexpected as the apartment King waits in the wings. One last thing to tell you about, like I mentioned to you recently, investors say that they want an opportunity, but what they really want is certainty. Once certainty arrives, the opportunity. Is gone.    Keith Weinhold  5:01   Our GRE live event last Thursday was a success. It is about how central Florida is the most compelling housing market right now, with the builder offering rate buy downs as low as 3.75% and, you know, I just ran the numbers on something, and I can hardly believe this. All right, right. Now owner occupied mortgage rates are near 6% this means investment property rates are almost 7% with the rate by down to 4% here's how your cash flow looks with a 30 year fixed rate mortgage on a 300k loan with a 7% rate, your p and i payment is 1996 at a 4% rate. It's just 1432, this is a reduction of $564 per month, a whopping payment difference. That's really the difference between treading water and stacking cash flow on these brand new build properties that we're talking about here in Central Florida. So talking about opportunity and certainty, that is a big measure of both. Yeah, before I ran the numbers, I didn't realize that the spread was this wide. With high demand for these properties, the builder does have some more available, a long term fixed rate of around 4% it should be up for you now you can see the limited time replay of GRE, freshest live event at grewebinars.com, in case you want to look into This again, grewebinars.com let's discuss the apartment market. Foreign apartment building values have fallen at 20% 30% even 40% over the past few years, depending on the market that they're in today, we're going to learn how bad it is, why it happened, and if that actually creates an opportunity here in the late 2020s, decade, our guest is known as the apartment king. He is the number one nationally known educator and mentor for apartment investing. He started with a bang in 2002 by making his first ever real estate investment, not a four Plex like I did, but a 32 unit apartment building, and he's now owned and invested in over 11,000 units and over 1 billion in assets under management. He's received awards like the naa independent owner of the year, and he's the star of the massively popular in person events that he puts on, which you'll learn about soon. Hey, it's been several years. Welcome back to the show. Brad sumrock,   Brad Sumrok  7:46   hey, Keith. It's really good to be on again. Nice to be here.   Keith Weinhold  7:50   Brad and I were together in person last month, and we also talked physical fitness. Then Brad is one of the fittest guys you'll ever meet in person. He just looks fantastic. We want to hear about your apartment forecast shortly. Brad, let's talk about the hard stuff. First, you've endured adversity since we last had you here several years ago. Tell us about that.   Brad Sumrok  8:14    Well, look, I mean, I think anyone that's been serious about investing in apartments over the last five years. And I'll also say it this way, anyone who did a deal and say 21 the middle of 21 till probably the end of 2022 it's very likely that that property is worth less today than than it was when we bought it. So that, in itself, has created, you know, adversity, because I got into the business in 2002 and the market went up until 2008 and we went through a downturn in 2008 nine and 10, as is, I'm sure you're aware. And then the market went up again until around 2021, mid year. And then, due to so many reasons, and I could go into those reasons, but let me just just cut to the chase. That you alluded to is we had another downturn, and so the downturn, you know, impacts property values, it impacts confidence, it impacts investor appetite to do deals. It impacts just about everything related to the business, on the investment side, and the other business that I'm in, which is the seminars, the events and the mentoring. So it's been a big downturn, and we could go into those, you know, into the reasons why, and I'm sure you'd like to know my take on that. But now is a great time, because things are recovering, and one of the things Tony Robbins teaches Keith is pattern recognition. It's like I've been through two downturns, and I could see the patterns, and it occurs to me that we're at or near the bottom of a cycle. So like it's also a good time to be gearing up.   Keith Weinhold  9:50   Now, many realize but for those uninitiated on this, the one to four unit space really didn't feel much pain starting in 2022 so much of that is time. Two people get long term fixed interest rate debt on the one to four unit property, but it's shorter term debt on five plus unit apartment buildings. So when interest rates went up, people soon had to pay those higher rates. They were underwater. That's really the genesis of so much of the apartment building pain.   Brad Sumrok  10:19   Well, and I would say, look, it was, I'm going to throw a bunch of things at you here. So we had the pandemic, right? And during the pandemic, people got paid to stay home from work, right? The government printed, what, $5 trillion worth of money, right? And so that kicked off what became a period of, like, very high inflation. And you know, the published number was 9% but I think a lot of people experience certain items that were a lot more than 9% like, for example, for sure, in 2022 when we bought a 286 unit property, you know, we were able to replace all the appliances inside of a unit in The kitchen, you know, for $1,800 and even today it's like $3,200 so that's a little bit more than 9% and so we had that. So we had the printing of money, we had inflation, we had variable rate debt. Why did people do variable rate debt? The first thing I'll say is there is a place for variable rate debt. But what happened in 2021 and 2022 is the fixed rate lenders, which are typically the government sponsored agencies Fannie and Freddie. They were still lending money, but because of their criteria for lending, if you would go with one of those loans, you would get like 50% leverage the shorter term lenders that would give you the three year loans, you can still get like 75 to 80% leverage. So the vast amount of people that were buying anything in 2021 and 2022 I mean, I'm not just talking about myself. I'm talking about people with 2030, 4050, 70,000 doors all over the country, they were buying with short term debt. And historically, short term debt performs at or better than long term debt. I mean, think about it, when you get a long term, 10 year fixed rate loan and multifamily you have prepayment penalties. You know, when the market's constantly going up like it did, from 2012 to 2022 you could get that fixed term loan. You could pay it off early, you could pay the seven figure prepayment penalty, and you could still make lots and lots of money, and that's what people were doing. So when you bake in the prepayment penalties on long term debt, you know short term debt is oftentimes the better option. Well, nobody saw the Fed raising rate 16 times in 12 months. And look, I don't care what anybody says, Nobody predicted it. If they had predicted it, they would be probably the richest person in the world right now, right nobody saw a comment like, there may have been some people that said, hey, yeah, this is going to happen, or this is going to happen. But what actually happened with the Fed rates over a very short period of time was unprecedented. Unprecedented means it never happened before. So it's not something you could anticipate or something anyone can model. Okay? And so what that did is most of us had what's called an interest rate cap, which is an insurance policy that if the rates go up too much, that yours is capped. But the problem with those rate caps is they're only good for like, two years, right? So we're buying these deals in 2021 and we're getting short term debt, which is a three year debt. And in two years, in 2023 the rate cap expires, and now the rates are 9% instead of 3% and when we bought the deal, the rate cap insurance was $40,000 and now it's a million dollars. And so you're in a very awkward, unfriendly financial situation. And it wasn't just that. So it wasn't just inflation, it wasn't just interest rates. And many of us sung belt markets, specifically Texas and Florida, which historically have been some of the best markets to invest in, because of migration and no taxes, and then landlord and business friendly environments. Well, these states also suffered a lot of named storms, with, you know, hurricanes and wind storms and hail storms and so in these markets, at the same time, we had rising rates. At the same time, we had massive inflation. Now we also have insurance rates doubling or even tripling in some occasions. And then the final thing was, during the pandemic, a lot of the multifamily projects that were in the middle of being built, these development projects, they all slowed down. People couldn't work. And so back in 2020, or after we're fully recovered from the pandemic, some of these markets, like Nashville and Austin and Dallas and Houston and Phoenix, they got deluged Keith with new supply coming on, like a disproportionate amount of new supply. So there's like five. Five things that contributed to multifamily being really tough in the last few years. And so it wasn't just people with short term debt that had challenges. It was probably just about anybody that bought a deal within an 18 month timeframe that I outlined before that just really experienced challenges, and some of those people are still in deals, right? And so let's just take a deal that's, you know, a $10 million deal with a $7 million loan. Well, that deal right now might be only worth 7 million, yeah, and that's the opportunity. So the owner that has that deal may get punched in the face, so to speak, you know, by the market, and they may lose their equity in that deal, but the borrower coming in, or the buyer coming in, like one of my mentees right now, had a deal that was listed at 11 million, and he's picking it up for seven, which is, like, at or below the current loan value. So one buyer group's loss is the new buyer group's opportunity, if that makes sense   Keith Weinhold  16:03    right? 100% there's nothing unusual at all about the mortgage rate levels that began to go higher about four years ago. The unusual part, and Brad has touched on it, is the rate of increase, with mortgage rates doubling or tripling in a short period of time, within about a year or so, but yeah, it's a great point. It's about more than the mortgage rates. It's about increasing insurance costs and increasing expenses of all types, like you talked about with the appliances there, and then, even if you were able to weather all that as an apartment building owner, with all of the supply coming on to the market, when supply exceeds demand, we know what happens to price, and we also know that you can't raise rents very much with all of this supply coming on the market, but the supply of new apartment buildings, that inflow, that wave, is beginning to die down, because builders got the memo quite a while ago that they need to stop building at such a fast pace in places like Florida and Texas and you know, Brad, there are a lot of asset classes that have been beaten up lately. We can always point to a few. You can look at Bitcoin or nfts or even commercial office space. Now those assets might bounce back, but they don't have to, because no human needs those things. But I expect apartments to bounce back because having a place to live is a primordial Maslow and human need. It's almost inevitable. In fact, shelter is at the base of Maslow's hierarchy of needs. So a bounce back has almost got to happen. Yeah.   Brad Sumrok  17:46   Look, it's becoming the big word right now in politics. Right is affordability. And so when you look at affordability, if you take a median priced home in this country of say, $400,000 I don't know if that's the actual median, but maybe it's around 400 420,000 100, $420,000 yes, to buy that home. And who's going to buy a $420,000 home? It's going to be a working class family making 60 to 70,000 a year, right? They could rent a median priced apartment unit for $1,800 a month, or they could pay a 20% or a 10% down payment on a $400,000 homes, and they need 40 to 80,000 down right, or maybe less, but they still need a down payment and that p i, t i, the principal, interest, tax and insurance is going to be around $3,100 okay, so there's a $1,300 per month gap, and that's a big, big gap for that working class family. And so where are they going to live? Like we're becoming more and more of a renter nation? Keith, and the statistics that I read say that only 27% of American families can even qualify to get a mortgage, yeah, on a $400,000 home. So we're becoming more and more and more of a nation of renters by necessity. And so the demographics like look, all markets are not equal. You got to know what's going on in your market. But there are markets, ie locations, geographies that have even a higher affordability gap. You know, some markets have a 2000 a month or a $2,500 a month affordability gap. So you're going to find more and more people renting in these markets.   Keith Weinhold  19:37   Yes, there is a premium to ownership opening up that gap, and that's why we have this wave of renters that's really already begun. In about the last year, the American homeownership rate has fallen from 66% to 65% 1% doesn't sound like much, but that already means that we have 1.3 million new renters. We're going to talk to Brad some more, including about. His apartment market forecast you're listening to get rich education. Our guest is apartment King. Brad sumrock, more when we come back, I'm your host. Keith Weinhold,    Keith Weinhold  20:09   flock homes helps you retire from real estate and landlording, whether it's one problem property or your whole portfolio through a 721 exchange, deferring your capital gains tax and depreciation recapture. It's a strategy long used by the ultra wealthy. Now Mom and Pop landlords can 721, the residential real estate request your initial valuation, see if your properties qualify@flockhomes.com slash GRE. That's f, l, O, C, K, homes.com/gre,   Keith Weinhold  20:45   you know, most people think they're playing it safe with their liquid money, but they're actually losing savings accounts and bonds don't keep up when true inflation eats six or 7% of your wealth. Every single year, I invest my liquidity with FFI freedom family investments in their flagship program. Why? Fixed 10 to 12% returns have been predictable and paid quarterly. There's real world security backed by needs based real estate like affordable housing, Senior Living and health care. Ask about the freedom flagship program when you speak to a freedom coach there, and that's just one part of their family of products. They've got workshops, webinars and seminars designed to educate you before you invest. Start with as little as 25k and finally, get your money working as hard as you do. Get started at Freedom family investments.com/gre, or send a text. Now it's 1-937-795-8989, yep. Text their freedom. Coach, directly. Again. 1-937-795-8989,   Hal Elrod  21:58   this is Hal Elrod, author of The Miracle Morning, and listen to get rich education with Keith Weinhold, and don't quit your Daydream.   Keith Weinhold  22:13   Welcome back to get rich Education. I'm your host, Keith Weinhold. We're talking about a sector we have not talked about very much lately because it's been in rather moribund condition, but we are beginning to turn the corner where there are more opportunities in apartment building investing, because it's been beaten down an awful lot. And Brad, that plays right in to your apartment forecast. So tell us about some of the highlights of your apartment forecast.   Brad Sumrok  22:38   Yeah, sure. And one of the things that I want to share with you, Keith, is that, you know, back in the peak of the market, the market peaked, say, at the end of 21 early 22 there were so many investors that were in multifamily or that wanted to be in multifamily. And the other thing that caused this so called, you know, downturn that I didn't mention before is, let's take this $10 million deal. If a property was listed at $10 million you'd literally have 30 to 40 buyer groups pursuing that deal, bidding up the price. Yeah. And so a $10 million Listing would sell for 11 and a half million Okay, now what I'm seeing is that same $10 million deal might sell for a seven to 8 million and you might be the only buyer going after the deal. Wow. And how do I know? Because you said, like, I run a an investor community and and I have active multifamily buyers, and I coach them, and I look at their deals, and this is what's happening. And the other reason I know is I sold two of my deals personally in 2025 and both of the deals that I sold, I bought in 2015 where we had 10 year fixed rate debt. So we didn't sell because we had a three year loan. We needed to sell because we had a 10 year loan due. And look, first thing I'll say is I made money, because over that 10 year period, values did go up. They peaked in 2022 and they came back down that because I bought it so long ago. That's the one lesson that I think people also want to understand, is over the long term, the values always tend to go up, but there are short term ups and downs that one would need to be aware of. But when I sold these two deals like I didn't have many buyers one deal in particular. I mean, I had eight buyers going after the deal, but only one was anywhere close to what I wanted. So I was negotiating with myself, you know, telling the buyer and his broker, hey, you know the other guys are here, and you got to come up on price and you got to come up on terms. But truthfully, I was bluffing, because I didn't have anybody that was coming up on price or coming up on terms. And so part of why I'm answering this way is when you look at the forecast, one thing that that I want people to know is that those. Of us that are in the business now and that have our pencils up, and we're underwriting deals, and we're making offers, like I used to teach Keith, don't make lowball offers, because you'll develop a reputation of being that guy or that borrower or that buyer that submits lowball offers, right? And word will get around in that market? Well, right now, like low ball offers are expected, and I would encourage people, let's just say you make an offer that whatever the deal pencils out to. So if you know how to underwrite deals correctly, and they're offering 10 million as a listing price, and you're coming up at seven or 7.5 don't be bashful to make the offer, and you may be the only buyer in the game. So that's one thing is like the competition that I'm seeing right now on the buyer side is not a lot of competition, and that's definitely shifted to a buyer's market. So people need to know that. The other thing I would say, on the macro level, is there's still a lot of uncertainty out there, and the uncertainty is kind of becoming like what I would call a new normal. You know? I'll speak for myself. When Trump was elected and at the end of 2024 I thought it was going to be amazingly well for all of us real estate investors, right? And there are some things that have been like the big, beautiful bill that restores 100% bonus depreciation like this is a really good thing, but you know, the tariffs, the immigration policies, some of the things that he's doing, you know, they have mixed impact for us and our in the economy and in real estate and in multifamily. And the thing is, when he first started doing that again, like lenders, they didn't know how to price debt, like, what's going to happen with tariffs, what's going to happen with ice what's going to happen with immigration, you know? But now that we're a year in to his second term, I can tell you a couple things. Debt is back. Lenders are lending. They're confident. Lenders are issuing debt like you can get 70 to 75% of your acquisition funded by a commercial lender. The government agencies are lending. Freddie Mac is lending. Fannie Mae is lending, and they have a mandate to lend 20% more money in 2026 than they did in 2025 so that bodes well for people that want to get, you know, affordable workforce housing, which is my specialty, also known as Class B and Class C housing. So the lenders are lending like, there's a lot of debt out there. One of the challenges is the equity. There's a lot of institutional equity. But if you're going to the retail investor who got into the business three to five years ago. They don't want to hear about your next deal right now, they're wondering about, hey, what about the deals that I'm in? Right? So one of the things that I'm doing, Keith is, and I think, you know, this is like, you know, I build up a huge investor community from 2012 to 2022 and I did it by traveling the country, speaking at conferences, sponsoring trade shows, talking about the benefits of investing in apartment buildings, how it changed my life, how it enabled me to retire from a six figure income in just three years, and how I've helped many, many other people Do the same, and also just sharing experience today, every asset class, every 10 to 15 years is going to go through a correction. And so where we're at now. And I wasn't the only one on the forecast. I brought in John Chang who is the senior intelligence officer at Marcus and millichep, one of the biggest commercial real estate firms in the country, and he presented about 20 or 30 slides that by and large were very bullish on where we're at in the market cycle. Why now is a great time to be looking at apartment buildings, a lot of the same things that I've been talking about. Prices are down. It's a buyer's market. We have a huge affordability issue. More and more people are becoming renters, and so what I'm committed to do, Keith and I don't know if I shared with you my travel schedule, like when we met each other last month, but I'm on the road every single week going to another city, talking about where I see us right now in the market, and why people should be looking at deals and making offers right now. Because to me, you know, Warren Buffett said it best. He's like, you want to be fearful when everybody else is being greedy, and you want to be greedy when everybody's being fearful. And right now, people are on the sidelines. They're waiting for some green light, like for the Wall Street Journal to come out and say, Hey, now's a good time, you know? I mean, look, Trump, just the point of the new Fed chair, right? And so we know interest rates are going to go down like that's one of his goals, and the guy that he appointed is going to lower rates. So we're looking at a future, a very near future, where we have lower rates, and lower rates is going to create more demand, again, for people that want to buy. I invest in apartments now, look, if you wait another year, I still think it's going to be a good time, but I think we have a better time right now.   Keith Weinhold  30:10   I sold one apartment building in 2022 for about $1 million and I sold another one of my apartment buildings in 2023 for about $1 million I had bought those in 2013 with 10 year balloon loans, so I was enjoying that nice fixed rate as late and as long as I could, until 2022, nine years and 2023, 10 years before the rate went up on me. But of course, my new buyer had to pay that rate, so it limited the amount that they could offer for it. However, to your point about investing for a long time horizon, I still had profits on those nine and 10 year holds, but yeah, to your point, Brad about the looser lending, this is huge. I read a summary of the latest national Multifamily Housing Council meeting, and one of the biggest takeaways that came out of that meeting is that there is abundant debt available. It's in increasingly attractive terms. And a lot of people think about mortgages, and they just think about the rates, and you should that's certainly important, but they don't think as much about the propensity for others to lend. How loose, or how tight are those standards? They're loose, yeah.   Brad Sumrok  31:25   And, I mean, look, the first deal I did in 2002 the interest rate was 6.35% the rates right now are less than that, you know, as of the date of this recording. So, you know, I always talk about a base case of a $10 million deal. It may seem large to you or to people listening, but like in my world of syndication, where we're not just looking at the real estate piece, but learning how to raise money to buy real estate so we could have a bigger property that's professionally managed and become a true business owner like Robert Kiyosaki talks about, do you want to be self employed? I tell my students, buy a six Plex. Do you want to own an apartment business by 60 units and hire a management company? So when I'm talking about this $10 million deal, you know, you can get a $7 million loan right now for probably in the mid 5% and it would be non recourse, and you could probably get three years of interest only, meaning for the first three years, you're going to have a higher cash flow. So like, this is a really good loan compared to 2021 when we could get 3% debt. It's not but remember that 3% loan was a short term loan. You know, it wasn't a 10 year fixed rate loan, it was a short term loan, and we all saw what happened with that when they raised rates so many times in such a short period. So the fixed rate debt is very competitive based on, like, the long term, 20 year average, and it's lower than it was when I started.   Keith Weinhold  32:55   Well, we've been talking about elements of your apartment market forecast, and of course, that's going to inform your Buy Box. Brad, you mentor students constantly and oftentimes we think about a Buy Box. We think about then in terms of geographic market, but as we look for an opportunity, we also might think about some other things in your Buy Box, for example, new build versus vintage build. So with all of this traveling you do, and you're in the markets, and you're informing students, and you're looking at students prospective deals as well. But tell us more about what a good buy box is for the near term in apartment buildings.   Brad Sumrok  33:36   Yeah. So look like what is in the buy box, right? So one is going to be your location. And so, you know, how do I select a good location? Just some tips and strategies around that is, I look for landlord and business friendly environments. In other words, if the tenant doesn't pay, do they get to stay or not, you know, so I like to be in market so that they don't pay, that we could legally, you know, not have them consume our product for a long period of time. So I also look at things like job growth and population growth, affordability gap. New supply is a percentage of inventory, you know, the new supply coming online in a diversified economy. So, like, you want to get your geographies nailed down. Like, where you buy matters, like, there's no substitute to I would rather pay more for a property in a location that meets that criteria than less for a property that doesn't. Yeah. So geography is important. You want to pick your property size, like, how many units, or what's the price point. Okay? And this is huge, because if you're gonna buy your own deal with your own money, which is another reason I prefer syndication. Let's say you have pick a number, 100,000 to invest. Like you can only buy a $300,000 property, two units somewhere, three units somewhere, you know. Or zero units somewhere, right, right? So if you have expanded your you know, your mind and your skill set to do a syndication 100,000 doesn't limit you to your own money, you know. And then I would say, Well, what is a great size for a first time syndicator is I would target somewhere around 60 to 80 units, and at 100,000 a unit, which is a ballpark price for maybe a nice B class property or high C Class property, and a market that meets the criteria that I outlined earlier. You know, you're looking at, say, a six to $8 million property. And so what you could do from there, Keith is, you could say, Okay, well, you know, this is why, like in my educational course, I use a $10 million property, because the numbers are easy. But even just say, Well, I'm going to do an $8 million property, you'd say, Okay, I need two to 3 million down, depending on the debt, right? And then I'm going to get a the balance in a loan, you know, because you could get a 70 to 75% loan. So then you ask, Well, where am I going to get to 2 million, right? If I have 100 I need $1.9 million and so then you got to start thinking about like, do I have access to people or work or in the neighborhood or at the community or at the church, you know, or do I go to masterminds and conferences and meetup groups like, where I saw you Keith last month, like, there's a lot of investors there with a lot of money, right? And some of them are looking to be passive investors. And so, you know, there's a whole nother conversation around, you know, raising capital. And if you can't raise capital, then you may want to bring in some people on your GP team that could help you raise capital, as long as you're following, like the SEC compliance and again, that's another discussion. That's the importance of having the buy box so you have your geography, your property size, your property class. You know, again, if you just want the new construction stuff. There's some people out there, like big name, famous people, that are highlighting their 800 unit a class deals that they're buying. And of course, like you or I that are just getting started, can't go buy that deal. And so why? You know the institutions are going after the large A class properties in the best areas. And so where I've made my niche Keith, and what I would recommend most people start is start with the older vintage properties, start with the 1970s properties, and then maybe work your way up to the 1980s and 1990s properties. And why is this is because the institutions don't want those properties, and they're still able to be professionally managed. Like, if you go and buy 100 unit C Class property, as long as it's not in a bad neighborhood with, like, high crime or whatever like that. Like, these are very honest, hard working, working class people that need a clean, safe and functional place to live, and you'll be able to get better returns on a C or A B class, also known as like the cap rate. And again, that's another discussion, but you'll be able to get a better return on an older vintage property than you would on a vintage property. And you're not competing with the institutions, but you're also not competing with the mom and pops, because the mom and pops are going to take that 100,000 they have and go buy a duplex. You know, they're not going to want to syndicate a deal. They're not going to want to have partners. They're not going to want to deal with the so called complexities of buying a company. And that's what buying an apartment community is, Keith, it's buying a company. You're buying a business that has an income stream already being generated those customers, they're called residents. They're called tenants, you know, but if you just go upstream from buying real estate or buying an apartment building, we're buying a cash flow producing business that's existing, that's in place, and then our job is to figure out how to run it better and more efficiently. You the   Keith Weinhold  39:04   You the listener, you might have access to, say, 500k in equity that's sitting in your existing properties. And some of these numbers that Brad and I are throwing around are rather large, $10 billion but one of the biggest epiphanies that I think your students have is that doesn't need to be much of your own money. We're talking about what's called the capital stack to take down a $10 million apartment building. Maybe you borrow seven and a half million of that. Maybe you raise 2 million of that from your other investors in the syndication, and then you put your 500k into the deal, and there you have $10 million in order to make that purchase. But yes, that does involve a learning curve and the SEC rules and all that. But the big takeaway here is you don't need much of your own money. You can leverage other people's money, even for the down payment. And Brad, you're also an expert at showing people how to pay almost. Zero tax, which is another discussion unto itself, but some of your students start with zero experience, and within a few short years, I mean, you've had hundreds of people that have either retired early or increased their net worth by over a million dollars. A lot of success stories,   Brad Sumrok  40:17   yeah, look, I mean, I started with no previous real estate investing experience. My experience was going to college, studying hard, getting decent grades, becoming an engineer, you know, being fired once, being laid off once, and reading Robert Kiyosaki books that motivated me to to go out and seek specialized education. And I think it was Jim Rohn that said formal education, like degree could get you a job, and specialized education like you can get in a conference or a mastermind or a mentorship program. And that's also how I started. I went to a weekend workshop back in 2001 and I bought the mentorship program. And boy, I'm glad I did, because, you know, that's how I got into my first 62 units. So you don't need to have experience. What you need to have is a powerful reason, a powerful why? Why do I want to be financially free? Like apartments is just a vehicle. I didn't choose apartments because I love departments. I choose departments because they cash flow, they go up in value, and you have amazing depreciation benefits.   Keith Weinhold  41:23   Yeah, I'm the same. I don't love apartments in a way. I don't love real estate. I love what these things do for me    Brad Sumrok  41:30   exactly. Yeah? So, like, you don't have to have experience. In the other category, of people that have come into my community that don't have apartment experience, a lot of them have real estate experience, Keith, that are doing, like, single family homes, short term rentals, or maybe smaller, multi unit deals. And they listen to a show like this, and they're like, huh, I want to transition from doing these smaller types of assets with my own money and self managing to scaling into a syndication.   Keith Weinhold  42:03   Brad has taken countless people from get rich education to got rich education. His core values are faith, finance, fitness, family and fulfillment. He is committed to helping people experience not just financial success, but personal fulfillment, purpose, contribution, freedom and Brad and his investor community have contributed over $1 million to charity. Is really the person you want to learn from if you want to think about going bigger with multifamily apartment buildings. This has been great, Brad. Let our audience know how they can connect with you and learn more?   Brad Sumrok  42:42   Yeah, sure. So I would say this is where I should just be very clear here, okay, but I'm gonna give a couple options, because that's what I'm so of course, there's a website which is my first and last name.com, B, R, A, D, S, U, M, R, O, k, for those of you on social media, I respond to my own social so you'll find me again. B, R, A, D, S, U, M, R, O, K, on LinkedIn, Instagram and Facebook.   Keith Weinhold  43:13   Brad, it's been so valuable. It seems like American apartment buildings are in for redemption story here. It's been great having you back on the show.   Keith Weinhold  43:29   Brad and I both emphasize physical fitness, and we chatted about that a good bit when we were together last month. I think he looks better than me. To summarize, the reasons for this historic collapse in apartment building values. It was the combination of soaring interest rates, massive inflation, spiking insurance costs, construction soared, and it created an oversupply, and that oversupply still is not absorbed. In fact, according to the outlet apartment list, the National multifamily vacancy rate recently hit 7.2% that's the highest in the history of the index, which dates back to 2017 and that's chiefly due to apartment oversupply. Have apartments really hit the bottom? Brad just said, we're at or near the bottom, and it's a good time to be gearing up as far as what's coming. To give you an idea of new apartment supply, what takes about two years from construction start to completion. And now you can't just have all US apartment construction come to a complete stop. You have to keep people working. And there are almost 400 MSAs in the United States, so you couldn't coordinate a complete ceasing of construction across every area. So how about the level of new construction starts in apartment units today, and the way that HUD counts it is the number of units started in buildings of five plus units the recent peak. Was about 600,000 annually in 2023 and today it's closer to 400,000 there it is that slowing pace of new apartment construction. If you jump into multifam, be careful of properties with deferred maintenance, because understand that you have a lot of underfunded owners Now Brad can tell you specifically what to look out for his rat race to retirement event is March 28 and 29th in Dallas. It's a two day hands on workshop. You'll learn how to find apartment deals, how to underwrite deals, how to raise capital management and your exit. Discover how you can retire in five years or less by owning apartments again. His website is Brad sumrock.com    Keith Weinhold  45:49   coming up on future episodes here on the get rich education podcast. We're about to go on a run. The next stretch of GRE is loaded. We've got fresh topics with some game changing monolog content that I'm going to share with you new guests, distinguished experts, we're going to break down an innovative way to sell properties that could completely change how you think about your exit strategy of the 50 US states. I'm going to discuss some awful states to invest in, including ones with population loss. On another episode, a distinguished subject matter expert and I are going to dive deep on does America really have a housing shortage, not in apartments which are oversupplied, but is there a shortage in the one to four unit space? That's our topic, because you probably heard contradictory information in the media about whether there's a shortage or not, and then some outlets say there's a housing shortage of 2 million units. Others, 10 million. They're all over the place. We're going to sort it out on an upcoming episode. Does America really have a housing shortage? Then the youngest guest to ever appear on the show will be with us. He's a 19 year old college student that has a real estate investing related major, and since last year, he and I have befriended each other. He was born in about 2006 so it'll be interesting to see how he views the investing world and what they teach him about real estate investing in college today, he is probably the most impressive teenager that I've ever met in my life. Then six weeks from now, we will have an epic get rich education podcast episode 600 on a subject as paradoxical and complete with a GRE contrarianism That builds real wealth, debt is the American dream will be episode 600 if you're serious about building wealth, be sure to follow or subscribe to the show. We are going on a run. If you know someone in your life who needs to think differently. If you know one investor who's still waiting for perfect conditions. This will help them tap the Share button and tell them about the show until next week. I'm your host. Keith Weinhold, don't quit your daydream.   Unknown Speaker  48:14   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  48:42   The preceding program was brought to you by your home for wealth, building, get richeducation.com  

On this episode of Have More Money Now, John Layfield and host Conrad Thompson tackle one of the fastest-growing sectors in finance the online gambling boom and what it means for the stock market. JBL breaks down the business behind the bets: who's winning, who's overleveraged, and what smart investors need to understand before jumping into gaming stocks. Is it hype? Is it sustainable? And most importantly how do you make sure it works for you instead of against you? Then Conrad dives into the big moves being made by Fannie Mae, explaining how new initiatives could make homeownership more accessible and what you need to know right now if buying a home is on your radar. All that, plus John answers listener and viewer financial questions with his trademark no nonsense style. Practical advice, straight talk, and real world strategy this is Have More Money Now.  BLUECHEW - Get 10% off your first month of BlueChew Gold with code JBL at http://BlueChew.com   BETTER WILD - Get 40% off your order at http://betterwild.com/JBL SAVE WITH CONRAD - Stop throwing money away by paying those high interest rates on your credit card. Roll them into one low monthly payment and on top of that, skip your next two house payments. Go to https://www.savewithconrad.com to learn more. Learn more about your ad choices. Visit megaphone.fm/adchoices

Shimon Shkury, President and Founder of Ariel Property Advisors, Victor Sozio, Founding Partner, and Matt Swerdlow, Senior Director in the Capital Services Group, discuss New York City's multifamily market and the findings of Ariel Property Advisors' Multifamily Year In Review New York City 2025.Highlights include:Total dollar volume was relatively unchanged year-over-year, totaling $8.91 billion in 2025 compared to $9.1 billion in 2024.Free market buildings led multifamily sales citywide, accounting for 66% of dollar volume and 48% of transactions. Rent stabilized assets followed in deal frequency (47%) but trailed in value (20%), while affordable housing rounded out the market with 13% of the volume and 6% of transactions.Capital rewarded free-market housing with rising valuations, affordable housing remained active through strong public-private alignment and rent-stabilized assets traded at steep discounts as NOI eroded under policy and cost pressures.The rent-stabilized sector continued to grapple with regulations, rising costs and mortgage maturities at higher rates. Many banks are focusing on free market transactions, office transactions, retail transactions, and assets that aren't regulated.The multifamily market will see increased liquidity in 2026 as Fannie Mae and Freddie Mac will each have $88 billion to lend for a total of $176 billion.

In this powerful episode of the Connect Podcast by California MBA, host and CEO Paul Gigliotti, sits down with Sasha Stair, CMB®, CMO at Xactus, to unpack the massive shift happening in mortgage verification. Say goodbye to outdated, manual, paper-based processes — Xactus 360 delivers dynamic, data-driven verification that adapts in real time. Powered by strategic partnerships with Plaid (bank data) and FICO (advanced scoring), lenders can now consolidate credit, income, employment, identity, fraud, flood, and more into smarter, faster workflows. Episode highlights: - Over 40% of U.S. workers have non-traditional income — how intelligent verification handles complexity without friction - Fannie Mae & MBA stats: ~25% of loans fall out due to incorrect income verification — the costly problem Xactus solves - Combining AI/machine learning automation with expert human consultation for lender-specific customization - Reducing loan fallout, speeding up pipelines, and improving borrower experience - Sneak peek at the upcoming Xactus Mortgage Intent Index — predicting borrower intent before they even apply Whether you're a lender, mortgage exec, or fintech innovator, this conversation reveals how technology + strategic data partnerships are reshaping origination and borrower engagement. Subscribe to California MBA's Connect Podcast for more insider conversations on mortgage innovation, compliance, and growth strategies. Timestamps: 0:00 Intro & Guest Welcome 2:30 Evolution of Verification Landscape 8:15 The Non-Traditional Income Challenge 15:40 How Xactus 360 Works 22:10 Partnerships: Plaid, FICO & More 30:00 Reducing Fallout & Streamlining Workflows 38:45 Future: Mortgage Intent Index 45:00 Sponsor Thanks & Closing

Whitney Elkins-Hutten of PassiveInvesting.com interviews Jon Siegel of RailField about the 288-unit Springfield Apartments in Durham, North Carolina, diving into every step of this multifamily acquisition. Jon shares how he first discovered the property, the twists and timing that led to closing the deal, and the challenges of assuming a Fannie Mae loan. He breaks down the detailed due diligence process, including inspecting units, evaluating the market, and navigating unexpected issues like outdated breaker panels, while ensuring insurance and taxes were managed effectively. The conversation also covers how he structured a programmatic joint venture with institutional partners, the hold and exit strategy, and the value-add approach for maximizing returns, offering listeners a clear, behind-the-scenes look at executing a complex multifamily investment with precision and foresight.

Ann Berry is joined by Dynex Capital Co-CEO Smriti Popenoe, who explains how mortgage REITs operate and how Dynex invests in agency mortgage-backed securities. Popenoe walks through the mechanics of leverage, interest-rate sensitivity and how those factors affect returns and dividends. They also discuss the Fed's role in shaping financing costs, the function of Fannie Mae and Freddie Mac in the housing finance system and proposed limits on institutional ownership of residential real estate. 00:00 Dynex Capital Co-CEO Smriti Popenoe Joins 01:03 What Dynex Capital Does and How a Mortgage REIT Works 02:26 How Mortgages Are Sourced Through Fannie Mae and Freddie Mac 03:44 Government Guarantees, Credit Risk and Mortgage Securities 04:25 Could Fannie Mae and Freddie Mac Go Public? Potential Impacts 06:21 Due Diligence and Mortgage Selection at Dynex 06:41 Specified Pools and Managing Prepayment Risk 08:38 Mortgage Yields, Dividends, and Interest Rate Sensitivity 10:49 Leverage Strategy and Risk Management at Dynex 13:55 Competition in the Agency Mortgage REIT Market 15:53 Dynex's Growth Strategy and Focus on Housing Finance 19:29 Institutional Ownership of Housing and Proposed Regulations 22:01 Portfolio Duration and Weighted Average Life of Mortgages 23:19 Why Dynex Uses a Co-CEO Structure 26:45 Decision-Making, Accountability, and Leadership Structure After Earnings is brought to you by Stakeholder Labs and Morning Brew. For more go to https://www.afterearnings.com Follow Us X: https://twitter.com/AfterEarnings TikTok: https://www.tiktok.com/@AfterEarnings Instagram: https://www.instagram.com/afterearnings_/ Reach Out Email: afterearnings@morningbrew.com $DX Learn more about your ad choices. Visit megaphone.fm/adchoices

Housing affordability challenges are a feature, not a bug, Bloomberg Intelligence chief MBS strategist Erica Adelberg says. On this episode of the Macro Matters podcast, Adelberg joins host Ira Jersey, BI's chief US rates strategist, to discuss Fannie Mae and Freddie Mac buying $200 billion of mortgage-backed securities, recent proposals aimed at improving affordability for first-time home buyers and shifts in her views on relative value in the MBS market. Adelberg notes that efforts by the Federal Reserve or US government to address housing affordability could raise longer-term risks. 

This week's episode of Wealth Formula features an interview with Claudia Sahm, and I want to share a quick takeaway before you listen — because she's often misunderstood in the headlines. First, a quick explanation of the Sahm Rule, in plain English. The rule looks at unemployment and asks a very simple question:Has the unemployment rate started rising meaningfully from its recent low? Specifically, if the three-month average unemployment rate rises by 0.5% or more above its lowest level over the past year, the Sahm Rule is triggered. Historically, that has happened early in every U.S. recession since World War II. That's why it gets cited so much. And to be clear — it's cited a lot. The Sahm Rule is tracked by the Federal Reserve, Treasury economists, Wall Street banks, macro funds, and economic research shops globally. When it triggers, it shows up everywhere. That's not by accident. Claudia built one of the cleanest early-warning indicators we have. But here's the part that often gets lost. The Sahm Rule is not a market-timing tool and it's not a prediction machine. Claudia emphasized this repeatedly. It was designed as a policy signal — a way to say, “Hey, if unemployment is rising this fast, waiting too long to respond makes things worse.” In other words, it's a call to action for policymakers, not a command for investors to panic. What makes this cycle unusual — and why talking to Claudia directly was so helpful — is what's actually driving the data. We're not seeing mass layoffs. Layoffs remain low by historical standards. What we're seeing instead is very weak hiring. Companies aren't firing people — they're just not expanding. That distinction matters. And this is where I think the big picture comes in — not just for understanding the economy, but for investing in general. When you step back, the big picture includes a government with massive debt loads that needs interest rates to come down over time. It includes fiscal pressures that make prolonged high rates politically and economically painful. And it includes the reality that if the current Fed leadership won't ease fast enough, future leadership will. History tells us that governments eventually get the monetary conditions they need — even if it takes time, even if it takes new appointments, and even if it takes a shift toward a more dovish Federal Reserve. That doesn't mean reckless money printing tomorrow. But it does mean that structurally high rates are unlikely to be permanent. And when you combine that with investing, the question becomes less about this month's headline and more about what's positioned to benefit when the environment normalizes. That's why I continue to focus on real assets that are already deeply discounted — things like multifamily real estate — assets that were repriced brutally during the rate shock, but still sit at the center of a growing, rent-dependent economy. This conversation with Claudia reinforced something I've been talking about for a long time:The biggest investing mistakes usually happen when people zoom in too far and forget to zoom back out. I've made this mistake myself. If you want a thoughtful, non-sensational, data-driven discussion about where we actually are in this cycle — and what the indicators really mean — I think you'll get a lot out of this episode. Transcript Disclaimer: This transcript was generated by AI and may not be 100% accurate. If you notice any errors or corrections, please email us at phil@wealthformula.com. Welcome everybody. This is Buck Joffrey with the Well Formula Podcast coming to you from Montecito, California. Before we begin today, I wanna remind you, uh, listen, we’re back in, uh, back in the saddle in here in, uh, 2026. I know it’s takes some time to get used to it, but we’re, gosh, we’re at the end of the month actually by the time this plays. I think we’re in February. It’s time again to start thinking about investing. And so if you are interested in potentially using this year, which I believe and which many believe to potentially be the last year, uh, big discounts, uh, in real estate and, uh, various other types of offerings. Make sure. To sign up for the Accredit Investor group, our investor club, as we call it wealthformula.com. You do need to be an accredit investor and then you get onboarded. An accredit investor is just defined by who you are. If you make over $300,000 per year filing jointly, or 200 by yourself, every reasonable expectation to do so in the future. Or you have a net worth of a million dollars outta your personal, outside of your personal residence, you’re an accredit investor. Congratulations. Join the club wealthformula.com. Interesting podcast. Today we have, uh, Claudia Sahm She’s a Big Deal, Claudia Sahm. You may recognize that last name som, for this som rule. And what is a som rule in plain English. You actually have heard of the som rule multiple times from other economists who’ve been on the show. The som rule looks at unemployment. And asks a very simple question. Now, has the unemployment rate started rising meaningfully from its recent low? So specifically, if the three month average unemployment rate rises 0.5% or more above its lowest level, over the past year, this som rule is triggered. Now, historically, that has happened early in every US recession since the World War ii. That’s why it gets cited so much. It gets cited a lot. By the way, the sum rule is tracked by the Fed treasury economists, wall Street Banks, macro funds, economic research shops globally, and when it triggers, it shows up everywhere, and that’s not by accident. Uh, Claudia has built one of the cleanest early warning indicators we have, but here’s the part that often gets lost. The som rule is not a market timing tool, and it’s not a prediction machine. Claudia, uh, emphasized that repeatedly. It was designed as a policy signal, a way to say, Hey, if unemployment’s rising this fast, wait, waiting too long to respond makes things worse. In other words, it’s call to action for policy makers, not a command for investors to panic per se. So what makes this cycle unusual and why talking to Claudia directly was so helpful? Well, it’s what’s actually driving the data. We’re not seeing mass layoffs. Layoffs remain low by historical standards. Um, what we’re seeing instead is very weak. Hiring companies aren’t firing people, they’re just not expanding, and that distinction matters. This is where the big picture comes in, not just for understanding the economy. For investing in general and when you step back, the big picture includes a government with massive debt loads that need interest rates to come down over time. It includes fiscal pressures that make prolonged high rates politically and economically painful. I’ve mentioned this before and it includes the reality that have to fed, fed, uh, if the current Fed leadership won’t ease fast enough. I am likely the case that future leadership appointed by. Donald Trump himself, uh, will, so history tells us that governments eventually get the monetary conditions they need, even if it takes time, even if it takes new appointments. And even if it takes a shift towards a more dovish federal reserve. Uh, that doesn’t mean, uh, reckless money printing tomorrow, but it does mean that structurally. High interest rates are unlikely to be permanent. Okay? And when you combine that with investing, the question becomes less about this month’s headline and more about what’s positioned to benefit when the environment normalizes. Okay? That’s really, really important, and that’s why I continue to focus on things like real estate, right? Real estate is currently. Not for long, in my opinion, but deeply discounted things like multifamily real estate, um, that were repriced brutally during the rate shot, uh, but are still at the center of a growing and, and rent dependent economy. And again, uh, this conversation with Claudia reinforced something that I’ve been talking about a long time, which is the biggest investing mistakes usually happen when people zoom in too far and forget to zoom back out. I’ve made that mistake myself. I am not immune. I have made lots of mistakes, and that’s one of them. So this is a great conversation. Hopefully you’ll enjoy it, especially if you want a thoughtful, nons sensational data-driven discussion. Where we are actually at in this cycle and what these indicators really mean. I think you’ll get a lot of this episode and we will have this conversation for you right after these messages. Wealth formula banking is an ingenious concept powered by whole life insurance, but instead of acting just as a safety net. The strategy supercharges your investments. First, you create a personal financial reservoir that grows at a compounding interest rate much higher than any bank savings account. As your money accumulates, you borrow from your own bank to invest in other cash flowing investments. Here’s the key. Even though you borrowed money at a simple interest rate, your insurance company keeps. Paying you compound interest on that money even though you’ve borrowed it at result, you make money in two places at the same time. That’s why your investments get supercharged. This isn’t a new technique. It’s a refined strategy used by some of the wealthiest families in history, and it uses century old rock solid insurance companies as its backbone. Turbocharge your investments. Visit Wealthformulabanking.com. Again, that’s wealth formula banking.com. Welcome back to the show, everyone. Today my guest on Wealth Formula podcast is Dr. Claudia Sahm. Uh, she’s an American, uh, macroeconomic expert, uh, known for her work, uh, on monetary and fiscal policy and real-time economic indicators. She developed this som rule, which I think, uh, people have mentioned on this show before, so this is a great opportunity to talk to her about that. Uh, it’s a widely, uh, followed recession signal based on unemployment. She’s also a former Federal Reserve economist and senior policy advisor in government. Um, so welcome, uh, Dr. Sahm. Great. Happy to be here. Thank you. Well, let’s, let’s kind of start out with this som rule because, uh, you know, it’s funny, we, we have had a few different people, uh, at various times bring up the SOM rule, and I think one had actually said that it was triggered, but I don’t don’t think it was at any rate, let’s, let’s start with that. What is the som rule? Lemme start with why is there a som rule, and then we’ll then we’ll get to specifically what the, what the rule is itself. So when I started out on the project, it wasn’t so much about. Calling a recession, like there are some really fancy technical ways that economists like look at the tea leaves and the data and either try to forecast a recession, which is incredibly hard, or even just say we’re in a recession in real time. So like that’s a useful endeavor. But what actually was behind the development of my recession indicator was more of a call to action. How do we develop policies that, that the Congress can put into place very quickly if a recession comes? So these kind of what are referred to as automatic stabilizers, so they’re decided upon ahead of time, but then you do need a trigger that says a recession is here. So now that enhance the unemployment benefits, send out the stimulus checks, whatever it is that we kind of have as our typical tools that are used in recessions, we could have those ready to go as kind of guardrails. Then like you, you turn the policy on. So that was really my emphasis was on how do we do better policy and recessions, get the support out quickly. ’cause that’s the best chance of kind of stabilizing the situation. And then it’s like, well it was in a, it was in a policy volume that they asked for, like a really concrete proposal. So if I’m gonna say an automatic stabilizer, I need to have a proposal for what a trigger could be. So that’s really where the som rule came. So I think it is important. It’s definitely important to me to, I always remember like what the kind of reason for it’s sure. Now that also guided what the indicator itself looks like. So again, it was gonna be in, in fiscal policy. It needs to be simple, it needs to be something that we track it and it needs to, I felt it was important that it capture the reason that we. Fight recessions, why there’s such a bad, uh, you know, outcome. And so it looks at the, the unemployment rate. I use the national unemployment rate, take a three month average. ’cause we wanna smooth out, like there’s bumps and wiggles in the data from month to month. So you kind of, you know, three month average. One way to smooth it out. So you take that series of three month averages, you look at the current value, you compare to the lowest value over the prior 12 months, if you’ve seen an increase of a half, a percentage point or more. Which is really pretty modest, but half a percentage point or more. Historically, we have been in the early months of a recession, so it’s not a forecast. It’s supposed to be like we’re in it. Let’s go. It’s an empirical pattern. It’s one that’s worked in the United States. It reflects kind of our labor market institutions, the way unemployment rate moves and recessions. It historically is the case that once you get past a certain threshold of increased unemployment rate, it tends to build on itself. And in a typical recession, we see increases of. Two, three or more percentage points in the unemployment rate. Uh, so that’s, that’s what the summer rule is. And in fact, it did trigger in the summer of 2024. At that time I had said like, look around, we are not in a recession. GP is still expanding. Job creation is still happening. We don’t see the other hallmarks of a recession. And pointed to the fact that we’d had a very disrupted labor market after the pandemic in particular. You know, there had been a lot of immigration at that point. The unemployment rate is the total number of unemployed. So people who don’t have a job but are actively looking for one out of the labor force, right? And so these people that have to either be employed or looking for jobs, and so we actually saw from the pandemic. Both with the pandemic and then later with the surge and now the reversal in immigration. We’ve seen a lot of movement in the, in the labor force, which makes unemployment rate a little tricky to interpret. And then I’d also argue, we saw early in the pandemic, the unemployment rate dropped very rapidly. We even had labor shortages. So in some ways unemployment rate rising and it has risen over. I mean, it continued to rise last year in 2025. A lot of that’s also normalization. We’d had a very low unemployment rate. So I think the, the pandemic recession has a lot of features that were very unusual. We’ll talk probably more about the labor market continued to be kind of unusual. So the, you know, the somal was not the only recession indicator to fall flat on its face in the cycle. Um, but I think it’s still a useful, useful guide and I, and. You know, even if it’s not a recession, the, the unemployment rate is a full percentage point above, its low in 2023. So, I mean, that, that could, that could be a reason for policymakers to respond, even if it’s not responding to a recession. Right. That was the first time that it, that triggered and, and actually didn’t. End up in a recession, right? There’s some back in the 1950s, earlier, but it’s, it’s the first time where there’ve been some false positives in the past or, or near false positives. Like in 2003. It was kind of close, uh, is like the unemployment rate rises a little bit and then it falls back down. What we saw after it triggered in 2024 is it stabilized. Then last year it continued to rise. So this the pattern that we’ve seen since the pandemic of rapid recovery dropping unemployment rate and then it’s like gradually rising and yet has risen a full percentage point that you go all the way back in the post World War II period. We don’t see anything that looks like that. So that is a very unusual. Paris. So something’s more is going on in the labor market than just our typical business cycle, boom, bust, recession type dynamics. So what is that? What is the thing that’s happening that’s unusual right now in the labor market? Right? So the thing that is driving the unemployment rate up, I think this is a good lesson, a reminder to all of us. It’s not about layoffs. The rate of layoffs in the United States is really quite low. You look at unemployment insurance claims, they’re also quite low. What’s been pushing the unemployment rate up over the last two and a half years has been a very low rate of hiring and, and it’s, and it is something that over time will at least gradually put upward pressure on the unemployment rate and frankly. Until hiring picks up and we really don’t have many signs of it. Even as we enter 2026 unemployment rate’s gonna probably keep drifting up ’cause we’re not keeping job creation’s, not keeping up with, you know, people coming into the, into the labor market and, and that what’s, I think the puzzle right now is that hiring has been very low. But what we’ve seen in terms of consumer spending, business investment, so the kind of the big pieces of GDP, they’ve really held up pretty well, so. Business. It’s not, again, not that recession of the customers have disappeared. And so we’re not hiring, or we may even be firing workers. The customers are there for the businesses, but they’re choosing in this environment not to add, uh, to their payrolls. And that’s slowly pushing up down point rate. Yeah. Um, you know, it, it’s interesting what you’re, you’re talking about, but essentially you’re, people aren’t getting fired. They’re just, when they retire or leave, they’re just not replacing those. Individuals, you know, makes me think a little bit about what’s going on in the big, you know, in the tech push with artificial intelligence and that kind of thing, and increased in efficiency. Certainly you see that in the larger companies like Amazon and all that, where they’re just becoming massively more productive and cutting expenses essentially by, you know, using tech. Do you think that this is sort of an early indication, potentially of that kind of movement? So it. It’s possible, but I think we’re at the very front end of AI disrupting the labor market. This low hiring rate that we’ve talked about. You see this across all kinds of industries, including ones that don’t show high levels of AI adoption, and frankly, a AI adoption is pretty low. I mean, there are some sectors like tech and increasingly finance and some professional services have higher adoption rates. Uh, but in terms of it being able to explain the low hiring. I think it’s pretty tough ’cause the low hiring is such a, such a broad based, um, phenomenon. Now, AI might be, I think, indirectly contributing in that one of, one of the hypotheses about why, um, businesses have been, uh, not hiring despite, you know, economic activity. Continuing to push ahead could be that there’s a lot of uncertainty. Now there is a long list that we could draw of, of factors that might be causing businesses to be uncertain and hesitant to add to their payrolls. Uh, a lot of times you talk about things with tariffs or, you know, economic policy, regulations changing, you know, so there’s a lot going on there. But it could also be, there’s a lot of uncertainty about what this technology means for the future. Maybe you don’t need to bring on more workers because your ability to kind of use and adapt this technologies coming online. And so like that could be part of it. I think there’s another piece, you know, we have a lot of discussion about ai, but I do think that there’s, there could be a, a technology angle to this that’s, that is. Not in the AI technologies, but maybe just some of the more basic kind of automation is again, right after, you know, the, the pandemic recession as we came out of a, you know, very rapid recovery, uh, there was, there was a lot of hiring or that, ’cause businesses had done a lot of firing and they needed to bring back workers really rapidly and we actually had a period of labor shortages. There were workers moving around a lot and there were, that also put a lot of pressure on some employers, particularly in service sector, to automate more ’cause they just couldn’t get the workers, so they needed to bring technology. Online to help, you know, fill the gap. And over time, you know, businesses though, they haven’t done as much hiring, they have been firing. So the workers, they have longer tenures, have more experience, they’re probably more productive. So maybe businesses can kind of, you know, get away with not doing more hiring. ’cause the people they have there can kind of keep up with it. Um, and they’ve done some more automation. I don’t think those are sustainable. I think we’re going to need to see hiring pickup in terms of, of staying with, um, you know, as expanding, uh, demand from customers. But I won’t pretend to know what AI means for the future of the labor force. Right. So like there could be, I think that’s a big conversation about we’re headed, where we’re headed. I think it’s probably a pretty small slice of explaining. Where we’re at right now. You know, it’s interesting because obviously there was a lot of concerns about rising inflation, and particularly in the context of, you know, tariffs and, and among those types of things that were, were, um, coming down the pipe. And as it turns out, inflation seems to be coming down. How do you explain that from where you sit? Because it, it, it seems sort of to contradict a lot of what, you know, many economists believe to be likely. So when thinking about the effects of tariffs on inflation and this, this idea that it didn’t end up being as much of a factors we had really feared, uh, you know, a year ago. I think there’s a few things to keep in mind. One, the announced tariffs, uh. Didn’t come to pass fully. Right? So there’s a big difference between some of the, the, the initial announcements, whether it was on Liberation Day, April 2nd, or the initial kind of retaliation tit for tat with China, where we ended up with some triple digit, uh, tariff numbers. Those didn’t end up being where we, we ended now tariff, the effect of tariff rate. Is much higher than it was before. Right. Uh, president Trump came into office for the second time, so like, I don’t wanna minimize the, the, the increase in tariffs and the US government collected about $200 billion last year in, in additional tariffs. But there is a, there’s a good bit of daylight between what was announced and where we actually ended up. Businesses also proved very capable of trying to avoid those tariffs and not in like a. Illegal kind of way of avoiding them, but, but using inventories like trying to get ahead of them. We know the tariffs are tariffs. There’s been some evidence that, that it’s businesses are gonna start passing on the tariff cost increase when it’s actually tied to the inventories that they’re putting out in front of customers. And for some of our goods, like say apparel or things that have long seasons or come from, you know, all across the world, it actually takes quite a bit of time from the inventories being what actually shows up in front of customers. So there’s been the ability to. Kind of get around the tariffs ’cause they were rolling in. And so do be smart in terms of your inventories. And then it just takes time for those inventories to be, you know, um, to come down. Mm-hmm. By, there’s been several studies at this place, at this point that, that demonstrate that the, the tariffs, the cost of the tariffs is coming into the us. So the, it’s always the importer that pays the tariff, like literally writes the check to the US government. But it’s possible that the foreign producer could say, reduce their prices on what they’re, you know, paying or what they’re asking to be paid for that, uh, imported good. And then that would be a way of the foreign producer sharing the cost of the tariff. But everything that we see from the M Court data suggests that a very small fraction, probably less than 10%. Of the total tariff burden is being born by, at least at this point, born by the foreign producers. So it’s coming into the us. It’s sitting with either US businesses that are importing the goods or have the goods at some point in their, you know, in their supply chains and, and with us customers, the consumers we have, we’ve seen. I think you can really look at the inflation data. You can see the goods prices, which often are kind of a drag on inflation that they did turn around. They’re, they’re putting upward pressure on inflation. It’s not massive. It doesn’t explain all of these, you know, 200 billion in tariff costs, but then it is, it’s sitting with businesses. The effects still, it’s still just not that long enough to really understand. You know what, what the implications. It’s possible. I, I think that’s true with any, with any big policy change. Like it doesn’t happen overnight. I think that’s one thing that a lot of, a lot of economic models that, like, they’re, they’re very sensitive, right? Like as soon as a policy change happens, the models will kind of tell us something pretty dramatic in terms of adjustments. But this last year was a reminder, like when there’s, when there’s a big cost, there’s gonna be a lot of attempts to adjust around it to try to minimize that cost and then. It takes time, like in the real world, like the interactions are much more complex. You know, inventory lags all of the, like, it takes time to move its way through. So I think we’re not done with the pass through. I think we’ll probably still see more come to consumers, but businesses could decide to bear that cost. They, they could, you know, with profit margins. I mean some of, some of the inflationary environment in the pandemic did allow. There were very broad base increases in prices. You did see some companies be profitable from that because it was, there was a, you know, some of the costs were more targeted, but the, you know, the, the price increases were broad. So it could be a time where businesses see that, you know, consumers are more price sensitive now than they were in 21, 20 21, 20 22, so they’re not passing as much on it. Could be that that’s part of where. Like the cost businesses are dealing with that cost by maybe doing less hiring as opposed to passing it on to consumers. Uh, you know, they could be taking a hit with their profits. They, you know, so like, it doesn’t have to go all the way through to consumers. There are different levers that can be pulled. I do think we’ll still see some pass through in the, in probably the first half of this year, and that’s assuming that our whole tariff regime. Sit still, right? It looks like once again we might be, uh, increasing those tariffs, but, um, so yeah, I think it’s just tracing, you know, the tariffs through the system is really complicated. And one last thing I’ll say about the tariffs is they’re not just tariffs on goods that go to consumers. These tariffs have been broad enough that we’re also taring imported goods that are used by our manufacturers used for our, by our businesses in their production. So then it can take a really long time for that to end up with the, you know, the end customer could be a business to start with, and then it moves its way down. So I think these are just, you know, the costs are real. We can see the tariffs have been collected, the costs are there. We can see in the import data, there haven’t been import price data, there haven’t been a lot of adjustments by the foreign suppliers. So then it’s just a question of, we have these costs. Where did the cost go? I believe the last GEP was 4.3% and, uh, inflation was around 2.6, 2.7, or at least core. You’ve obviously, uh, worked at the Fed. Um, give us a sense of the situation that the Fed is trying to figure out here. Like what do they do with these numbers and, you know, all of the issues that surround them. The work at the Fed, I mean, it, it’s laser focused on the, the response, the mandates that the Fed has. So with maximum employment and price stability and with maximum employment, that’s not something that can be easily defined. It’s not like it’s a particular unemployment rate, it’s not a particular payroll number. But I mean, broadly speaking, it’s, you know, do, are, you know, the people who wanna work, are they working? In such a way that it’s not putting pressure on inflation, right? Like labor shortages that end up with wage increases that just, you know, end up with inflation. Like that would be a situation where the Fed would actually want to kind of help restrain some of the. Uh, employment growth. And we, we saw that in this cycle. I mean, the Fed raised rates a lot in 2022 and 2023. Uh, so that’s the maximum employment on the stable prices. The Fed has set a target of the 2%, uh, year over year PCE inflation. So a little different than the CPI inflation, but very much related. And, and it’s one, I mean, that’s, that’s the goal, right? And it, uh. So it starts with those two pieces and, and what’s been, I think what’s been challenging in say the last year as the Fed was, you know, trying to figure out what it was gonna do with interest rates was the fact that it, there was pressure on both sides of the mandate. Mm-hmm. Um, and not necessarily the, well, I mean, inflation itself has, was above the 2%. It continues to be above the 2%. Target has been. Since 2021. Now the Fed’s policy doesn’t have a look back, but I mean, they do worry that the longer inflation stays closer to three than two businesses. Consumers are gonna start to kind of embed three into their actions, their expectations. Then you kind of get stuck there. So like that, that both, you know, they were missing on the inflation mandate and there were, there were concerns that the, that we might see inflation get stuck above the mandate and the way you dislodge it if it gets stuck. Could end up risking a recession, right? So the Fed doesn’t want that to happen. So that’s a real concern. But then on the employment side, you know, we started out talking about the small rule, the rising unemployment rate. We’ve seen the unemployment rate rising. And then last year in particular, it wasn’t just the unemployment rate rising, we saw job creation just really take a leg down. Um. Some of that probably is less immigration population aging, so less supply of workers, which isn’t something the Fed would react to. ’cause that, I mean, if you don’t have as many people that wanna work, you don’t need to create as many jobs. But the unemployment rate was rising, so it’s clear, like there just wasn’t, there wasn’t enough job creation to keep up with, um, the workers who were there, uh, to work. And, and there was a concern that this could, could spiral out. Those small increased unemployment rate that, that very low level of job creation. And frankly, if you look at, I mean the, I mean, we have multiple months and probably more after revisions of declines in payroll employment. Mm-hmm. Like if you looked at the labor market data, you’d be like, aren’t we in a recession or like on the edge of one? Again, that’s not where we’re at, but it, it certainly gave that, that risk. Things could be slowing down. And, and the, the last piece that was really important in the Fed’s decisions was where, where’s the federal funds rate? Where are the interest rate, the policy interest rate they control? And it was still relatively high. For, for recent history, right. Not in the long history of the Fed, but mm-hmm. And so, like the Fed had raised, they’d raised interest rates quite aggressively to fight the inflation in 2022. They’d very gradually lowered it. Some was taken out in 2023 because made some pro, made quite a bit of progress on inflation in, or in 2024, they lowered the rates in 2025, the 75 basis points of cuts that the Fed did. It was out of concern. Of the labor market unraveling a risk, not a, not saying, hey, the labor market is unraveling, but saying the risk that the downside risk to employment are larger and more worrisome than the upside risk to inflation. So this inflation getting stuck, is that still the case as a going into 2026 here? So, you know, even, even last year we saw, we listened to Fed officials, there’s quite a bit of disagreement. Because it was a tough situation to read. There are some Fed officials that were more focused on inflation, some that were more focused on the employment side. Uh, and it really was just a matter of kind of reading the economy and trying to figure out this, a very unusual situation, like where, where was this headed? What did the Fed need to do? In the end, the consensus on the Fed was to do the rate cuts, kind of front load them. They talked a lot about it as insurance. They’re taking out insurance against the labor market deteriorating. And I think with that approach, in all likelihood, and there’s been certainly signaling of this, that when they meet at the end of January, it’ll, they’re unlikely to move again. That this is, this will be an opportunity to hold steady, be patient the Fed has, has taken out their restriction. So they don’t have the higher rates, so they’ve pulled rates down. We also know that early this year there’s various kinds of fiscal support that are coming online or tax cuts to households and to businesses that should give a little extra lift, uh, to the economy. So I think it’s a period of the Fed waiting to see what the effects of their policy changes are, seeing what the effects of the fiscal policy with the expectation this will be enough to stabilize the labor market. Even help get it back on track and really what the Fed would like. I mean, we’ll see what they get, but they’d really like the next cut to be a good news cut. Like inflation. Oh look, it’s moving back down again. We’re making clear progress back to 2%. I think that’s probably gonna take maybe even till the middle of this year to build that case. A strong case for the disinflation. Mm-hmm. But that’s, that’s what they would, would like to do. But they’re gonna keep an eye on the labor market. But nothing we’ve seen in the most recent data suggests that they gotta get moving like that. There’s some, you know, real pressure building. Um, in fact, the labor market looks a little bit better probably than when they met in December and inflation. Showing some signs of progress, but it, it’s pretty bumpy in terms of, there’s a lot of noise in the data at the moment. You mentioned, um, the Fed’s mandate and you know, certainly that’s something, um, that, uh, you know, that, that we know the Fed looks at these unemployment numbers that look at inflation. I’m curious though, that there’s, you know, there is this push and pull with the treasury. In particular, you know, looking at the amount of, of, of, of bonds that need to be refinanced, that kind of thing. I mean, presumably that’s one of the reasons why the Trump administration is pushing so hard, uh, on the Fed to reduce, um, you know, to reduce rates so that you know, this sovereign debt can be refinanced at a, something a little bit more palatable. How much of that actually. I know it’s not supposed to play a part in the Federal Reserve’s actions, but in reality is there, is there that kind of, you know, thinking that, you know, they have to, they, they may try to play ball a little bit with the, with the situation, with the debt. Yeah. There, the, the Fed is not playing ball right now with the administration. Uh, but, but there have been, there have been times in our past. So during World War II, there was an explicit cooperation between the Fed and the Treasury. The Fed kept interest rates low. Both the federal funds rates, so the short term interest rates, they also did, uh, some purchases of longer term to help keep longer term rates down. Right. So I mean, the, the Fed really, they, their policy was oriented exactly on this objective, keeping the borrowing cost of the US government low because it was financing the war effort. So, so there have been times where the Fed has cooperated with treasury. Now, when they came out of World War ii. What happened is, you know, treasury wants to keep interest rates low. This is good for, you know, the economy, good for growth, but it was, it really was creating a lot of inflationary pressures and it took until the early 1950s for the Fed to kind of regain its kind of operational independence from treasury and then go back to pursuing, you know, inflation as a key goal. And then also in the late seventies and maximum employment was added as an explicit goal. So we’re in a place now where. It’s employment, it’s inflation, it, there was quite, um, I mean, president Trump and some other officials have been, you know, very open about saying rates should be low to help with the deficit, with funding the gov. So like, it’s, it’s been in the discussion in the air. But that’s not, that’s not a mandate that Congress has given the Fed. That’s not what they’re pursuing. It does, you know, but things can change at the Fed. We’re gonna see a change in leadership this year with a new Fed chair. Um, the Fed always, I mean, Congress created the Federal Reserve. It’s changed its abilities, its responsibilities over time. I don’t wanna say that we’ll never get back to a place where the Fed thinks about. Its effect on the deficit. I mean, they’re watching it, they know, right? They’re tracking all these aspects of the economy. But in terms of what’s driving the Fed’s decisions about what the, the federal funds rate should be, that’s not part of the calculus right now. Yeah. Um, you know, another, just another question is for clarity. You know, the, the, um, officially right now there’s, there’s no quantitative easing. However, there is. Uh, you know, I’ve been reading, uh, about even, I think even today, there was a, a fair amount of liquidity, uh, being injected in by the Fed. Can you, for people who don’t understand the mechanics of this and what the difference in terminology is, can you explain to us maybe what the difference is between quantitative easing and what’s being done right now? So just as for context, where quantitative easing even came from. So if we go back to the global financial crisis in 2008, the Federal Reserve, in response to that recession, pulled the federal funds rate all the way to zero. Cut rates to zero And as sure many of us remember that that recession was a very deep and long recession. So, and the unemployment rate was, you know, 10% and inflation was not a problem. So the, the Fed would want in that environment to do more to support the economy. But when the federal funds rate is at zero, that’s, its, that has been its primary tool. Well, that’s, that’s. Stepped out. So then as a question of, well, what else could we do to help support the economy? And, and there, there were. Different possibilities. Uh, some European central banks looked at, you know, they actually did negative interest rates or tried to pull their policy rates, and that’s not what the US did. What was done was to do purchases of, uh, treasuries. Uh, there’s also been purchases of mortgage backed securities, and this is where the Fed is. I mean, and, and they’re creating reserves. So the fed, I guess, secretary, uh. Treasury doesn’t refer to it as magic money. Um, you know, they create reserves and then they’re going out and they’re buying tr so they’re pushing that liquidity, that demand into markets. And if you’re, if there’s a lot more demand for treasuries, well, the price of the treasuries will go up. The yield comes down. Interest rates go down. Yep. Interest rates go down. So they. They were, the Fed wanted to support the economy more. That was the tool that they used to do it. So when, when the Fed talks about quantitative easing, it’s not just the tool, the asset purchases, it’s also the intent, right? They wouldn’t do quantitative easing right now. ’cause if the Fed thought they really need to stimulate the economy more, they’ve still got like. More than three percentage points they could cut from the federal funds rate. Like if the issue were right now, we need to like get the economy going, they’re gonna like cut the funds rate and do it that way. They wouldn’t be pur like purchasing assets, purchasing treasuries to do that. But what what happened is between the global financial crisis, the Great recession, so all the asset purchases done then. There was some, some runoff of the balance sheet, but then again, in the pandemic there were a lot of asset purchases. Uh, the Fed has a really big balance sheet, and it has, uh, it, it kind of changes the way that the Fed can even just move around the federal funds rate. Like, I don’t wanna get too much into the, the technicals, but it’s, it’s just, you know, when the Fed says, well, we wanna lower the, the funds rate to 3.5%. In the old days, they could kind of do, you know, with the bank reserves and they could like, make these small purchases and it would, it would make that stick. Now with, there’s, uh, banks have a lot of reserves, so they’re not as responsive. And so just to kind of, there’s like the, the technical, the tools, the Fed has to just make it happen. In terms of operationally, it means that they have to do some purchases now and then they call their, I mean the new name they have for these are reserve management. Purchases. So it’s really about operations. It’s not about, but it does mean they’re purchasing assets. So if you’re just focused on like the Fed’s purchasing assets, they’re putting liquidity into the system. Yes, they are doing that, but it’s not with the intent to kind of push the economy to run harder. It’s just enough liquidity to keep. The federal funds rate stable at the level that they wanted to be at, to just make sure that all these operations are short in the very short term lending markets amongst banks, that it’s all kind of working as mm-hmm. As it should be. So it’s more about operations and it’s about stimulus policy. Right. A lot of our, um, a lot of our listeners are real estate owners, investors, and they’re, you know, they think about, um. Mortgage rates and that kind of thing. There was recently a, a pretty significant, well, I don’t know how significant it really was. I think it was about, was it maybe $250 billion worth of mortgage backed securities purchased by Fannie Mae. Um, that ca can you talk about the purpose of that and really the, you know, what kind of effect that would actually, we could actually expect from that. It’s certainly been, I mean it’s, it is clear. You know, we talked about one reason that the administration would want interest rates down. It’d be like financing the deficit. Right. Another reason that very much pulls into kind of the affordability debate is we want interest rates lower, one of them lower for consumers. Now the White House has put a lot of pressure on the Fed for them to lower rates even faster than they have. Has not played ball with that. But then the Fed has lowered its rates. The Feds rates are very short term rates, and the federal funds rate is like an overnight rate with between banks. Right. So it, and it has an effect on, you know. Credit card rates, short term rates, but it’s not one, it, it has an effect, but it’s really not like driving necessarily 30 year mortgage rates or you know, some of the longer term rates. There’s a lot of other factors that go into that, and so in this kind of, you know, push for lower mortgage rates. Pushing on the Fed is not the only lever to pull, right? The administration has other levers that they could potentially pull, um, in trying to influence mortgage rates. Now, there, I’d argue the administration’s tools here, like the, the $200 billion, Fannie and Freddie purchase that you mentioned. That really is about trying to reduce the spread. Between mortgages and treasuries. So in some ways it sounds similar, like, oh, fed and Franny, which are, you know, GSEs. So part, part of the, you know, government right now, at least they were privatized during the global financial crisis. You think, oh, they’re going out and purchasing this Sounds a lot like the Fed going out and purchasing. There are there, there’s some parallels, but we need to remember, Fannie and Freddie don’t create money. The Fed, when they start, when they start the process of their quantitative easing, they’re creating reserves like they’re actually creating liquidity and money supply. Fannie and Freddie have authorization to be able to make these purchases, but they’re not like the fed. They’re not creating reserves, but they can, so I don’t wanna think about them like bringing down the whole set of interest rates, but they can affect this spread between mortgages and say treasuries. Right? And so, because again, if you’re, if the. If the GSEs are going out, they’re purchasing mortgage backed securities, well that’s increasing demand for those, and that can push down the rates, that can like squeeze that spread. And, and while the announcement has been made, you know, I mean they’re, they’re in the early stages of putting that in place, but we even on the announcements, saw a response in financial markets and you’re seeing some movement down, uh, in mortgage rates now. It was. Pretty modest, right? And, and 200 billion while, you know, not nothing, uh, really pales in comparison to like the scale of say, the quantitative easing that the Fed did. Um, and there are probably other, but the, you know, the administration’s not done. It doesn’t necessarily have to be that Fannie and Freddie do more purchases. The the spread between mortgage rates and treasuries is pretty substantial. There’s other places where, you know, the fees that go into getting a mortgage are quite a bit larger than they were before the, the global financial crisis. So maybe they go in and try to chip away at the fees and, you know, so there’s, there’s different levers. And I fully expect, and I think we’re gonna get some announcements here again soon on the White Houses. Housing affordability agenda. So there may be other, other ways that they’re trying to, uh, influence, uh, the mortgage spreads. But that’s, that’s what that is all about. And it, it should have, and it looks like, you know, it’s having some effect in terms of bringing rates down, but it likely, it’d be modest, like in the 10 basis points, maybe 20 if they ramp up the program some. But like, it, you know, it’s, it, it, you know, every, every bit counts. But this is not a. Uh, this won’t be enough to, you know, move rates down, dramatic mortgage rates down dramatically, uh, when you, when you look at the economy. Um, and I, I, I think just, you know, one last question. I mean, I just in terms of, you know, the people listening to this are. They’re, they’re people, you know, with jobs and who are trying to invest their money, and they’re trying to, you know, build long-term wealth, but they’re, you know, everybody’s worried about what’s happening with the economy. What, what, what do you think, like, just as, um, um, you know, perspective for people to understand or try to have some framework for how to look at what’s going on in the economy. How they should judge it. Like what would you suggest, like just for mom and pop investors trying to, what is happening with the economy? I’m not an economist. What, what are the, what are the things that you think they should consider studying up on, looking into a little bit? One challenge for a lot of investors, I mean, frankly, it’s, it’s been a challenge that I try to deal with too. Uh, we’re, we’re in an environment where there’s just. There’s so much news coming out of DC uh, with the White House and policies and the Fed, and you know, I mean, like, there’s just, there’s a lot. The headlines are big. And like I talked about with the tariffs, we had like really big tariff announcements. The really scary numbers were, and then it like dialed back and then we pushed through it and it’s like, and it’s this remembering that, um. There’s always a tendency to have this idea that the, the president really runs the economy. I mean, that’s not just about this administration. That’s like a longstanding, you know, the president gets, uh, blame or credit for the economy when really, right. Like we have a over 33, $30 trillion economy, hundreds of millions of workers, tens of millions of businesses. Like this is not about one administration. And so we always need to be careful about. Putting too much weight on the policies coming out of dc. Uh, and you know, last year if you really just listened to all the, you know, we’re cutting immigration, we’re raising tariffs, we’re doing, you know, all, there’s a lot of uncertainty in Doge. Well then you might have missed, like, there’s a bunch of AI investment happening and we’ve got a lot of growth in the economy and while consumers are still pretty resilient, so you, it’s kind of like. Tuning down the volume, some coming out of Washington, especially the like every twist and turn. Uh, and then kind of focusing in on the fundamentals. I will say, you know, you don’t wanna turn down DC too far because we, we do have some like big picture events that could play out over many years. Right. So kind of keeping an eye on it, but for the long game. As opposed to reacting to every twist and turn, every policy announcement, because a lot of this clearly is more of a negotiation than it is like, we’re gonna actually do this. So, you know, as investors, you don’t wanna get whipped around by the latest headline, but you also can’t put your head in the sand. Like you gotta kind of try and find a way to pull the signal out of the noise. And it is really. It’s really hard. Yeah. Like this has been a challenging time and the, the US economy’s been doing things that are not typical. We talked about some of the things with the labor market and we are running some policy experiments that haven’t been run in a long time, so things could change pretty dramatically. But I think it’s just trying to absorb the information, not get too wound up about it, but like also keep an eye on like what’s good for long-term growth. Yeah. Because it’s good for long-term productivity. Thank you so much Dr. Sahm. It’s uh, it’s been a pleasure talking to you on, uh, wealth Formula Podcast today. Great. Thank you so much. You make a lot of money but are still worried about retirement. Maybe you didn’t start earning until your thirties. Now you’re trying to catch up. Meanwhile, you’ve got a mortgage, a private school to pay for, and you feel like you’re getting further and further behind. Now, good news, if you need to catch up on retirement, check out a program put out by some of the oldest and most prestigious life insurance companies in the world. It’s called Wealth Accelerator, and it can help you amplify your returns quickly, protect your money from creditors, and provide financial protection to your family if something happens to you. The concept. Here are used by some of the wealthiest families in the world, and there’s no reason why they can’t be used by you. Check it out for yourself by going to wealthformulabanking.com. Welcome back to the show everyone. Hope you enjoyed it. It was Claudia Sahm. She is, uh, she’s a very, very smart lady. And, uh, just a reminder, if you have not done so, uh, I, I don’t frequently ask to do, do this, but, uh, make sure you give the show. Five stars and a positive review because that’s how we’re getting, you know, really high quality people like Claudia on the show, I’ve been around for a long time. It helps that the show is, you know, like over a decade old and all that stuff too. But, uh, anything you can do to support would be very helpful. And also one more reminder, uh, if you have not done so and you weren’t a credit investor, make sure you sign up for that investor club. At Wealth formula.com. That’s it for me. This week on Wealth Formula Podcast. This is about Joffrey signing out. If you wanna learn more, you can now get free access to our in-depth personal finance course featuring industry leaders like Tom Wheelwright and Ken m. Visit wealthformularoadmap.com.

Plus, Jack answers listener questions on Fannie Mae, profit taking, and scrip dividends.  Learn more about your ad choices. Visit megaphone.fm/adchoices

This bonus episode features Caeli Ridge from Ridge Lending Group, breaking down what's happening right now with DSCR loans and why they're getting so much attention from rental property investors.Caeli explains how DSCR loan rates have been coming down and are now very close to Fannie Mae and Freddie Mac rates. We talk about why DSCR loans are often simpler than conventional mortgages, how they qualify based on the deal instead of the investor's personal income, and why that makes them especially attractive for investors.We also discuss how increased competition from DSCR lenders has pushed Fannie and Freddie to lower their down payment requirements. Single-family rental properties now require as little as 15 percent down. Caeli also walks through the documentation needed for conventional loans and what credit scores lenders are looking for.Listen in on a coaching call with Caeli and a client:  https://rentalincomepodcast.com/bonus-tinaContact Caeli:Websiteinfo@ridgelendinggroup.com1-855-747-4343

Sohail Badruddin joins host Mark Monroe on this must-listen episode of the Real Estate Power Play Podcast titled “Seller Financing Loan Servicing.”With nearly 60 years of combined industry experience, Mark and Sohail deliver a no-fluff, highly educational breakdown of seller financing, subject-to transactions, and professional loan servicing, and why doing these deals incorrectly is putting investors, sellers, and borrowers at serious risk.What this episode covers:• Why seller liability never disappears in subject-to deals• How to properly structure compliant seller-financed notes• The real risks with FHA and VA loans• Why professional loan servicing mattersSohail brings deep insight from loan servicing, Fannie Mae, and compliance, while Mark shares real-world investor lessons you won't hear from gurus.If you're doing, or planning to do seller financing, wraps, or subject-to deals, this episode is essential listening.#SellerFinancing #sellerfinancingstrategies #markmonroe #realestateinvesting #realestate  #cashflow #realestatetips #RealEstatePodcast #taxStrategies #assetprotection

Send us a textA half point can change behavior, but real affordability is still a math problem. We dig into the noise and the numbers around two big headlines: a $200B directive for Fannie Mae and Freddie Mac to buy mortgage‑backed securities, and a move to limit large institutional buyers from competing for single‑family homes. With mortgage pro John Hudson and investor‑broker Colin Corrington, we unpack what might actually move payments, supply, and buyer psychology—and what's just selling sizzle.We break down how added MBS demand can nudge rates lower and why that effect is likely modest and delayed. Then we zoom out to the cost stack that really strains buyers: rising property taxes, spiking homeowners insurance, and consumer debts that outweigh latte math. You'll hear practical strategies that beat chasing price cuts—maximizing seller concessions to buy your rate down, using closing credits to reduce cash‑to‑close, and tapping down payment assistance programs many lenders never promote. We also challenge the “Wall Street bought all the homes” myth with data showing mom‑and‑pop owners dominate single‑family rentals, and we explore where a targeted curb could help or harm, especially in concentrated metros.If you're a first‑time buyer, a seller weighing incentives, or an agent advising clients, this conversation is a playbook: structure smarter deals, set sane expectations, and focus on the only number that matters—your monthly payment. Forget timing the market. Marry the house, date the rate, and engineer a plan that works today with room to refinance tomorrow.Enjoyed the conversation? Subscribe, share with a friend, and leave a quick review to help more people find the show. Tell us: what's your biggest hurdle to buying right now?Support the showKey Factors Podcast is Powered by LoanBot.com Host: Mark Jones | Sr. Loan Officer | NMLS# 513437 If you would like to work with Mark on your next home purchase or as a partner visit iThink Mortgage.

President Donald Trump is rolling out plans to make housing more affordable. He's ordered Fannie Mae and Freddie Mac to purchase $200 billion in mortgage bonds, proposed a ban on private equity purchasing single-family homes, and floated the idea of 50-year mortgages — all while continuing his pressure campaign on the Federal Reserve to lower interest rates. Will they work? Also, tech earnings this week will offer investors a window into the AI boom, and what we're watching as the Fed meets.

President Donald Trump is rolling out plans to make housing more affordable. He's ordered Fannie Mae and Freddie Mac to purchase $200 billion in mortgage bonds, proposed a ban on private equity purchasing single-family homes, and floated the idea of 50-year mortgages — all while continuing his pressure campaign on the Federal Reserve to lower interest rates. Will they work? Also, tech earnings this week will offer investors a window into the AI boom, and what we're watching as the Fed meets.

Work with Jimmy & the Vreeland Capital Team to build a 20-Unit Portfolio that will get you the equivalent of a retirement account 3X faster with a third of the capital. Visit https://tinyurl.com/mainstreetpatriot... In this episode of The Real Estate Fast Pass, hosts Jimmy Vreeland and Susie Vreeland break down a headline making the rounds in the mortgage world and use it as a springboard to explain what actually moves 30-year mortgage rates. Jimmy unpacks how Fannie Mae and Freddie Mac support lending liquidity through mortgage-backed securities, why mortgage rates tend to track the 10-year Treasury, and what happens when big institutional buyers step in (or step out) of the bond market. From there, they zoom out to the bigger truth: even if rates dip, affordability doesn't magically fix itself when the real constraint is housing supply—lower rates can just pour gasoline on demand and push prices higher. If you're trying to build long-term wealth, this conversation will help you tune out the noise, understand the system, and focus on the repeatable move: lock in smart, stable assets, use leverage responsibly, and keep stacking 30-year fixed “boats in the water” while everyone else is chasing headlines. About Jimmy Vreeland Jimmy graduated from the United States Military Academy at West Point, spent 5 years as an Army Ranger, and deployed three times twice to Iraq and once to Afghanistan. On his last deployment, he read Rich Dad Poor Dad by Robert Kiyosaki which led him down the path of real estate investing. As his own portfolio grew, eventually he started a real estate investing business.  Since 2018 his team at Vreeland Capital has supplied over 100 houses a year to high performing, passive investors who want to work with his team and his team is now managing over 800 houses. Get in touch with Jimmy and his team at www.jimmyvreeland.com/getstartedinrealestate More about Jimmy Website: www.jimmyvreeland.com Linkedin: www.linkedin.com/in/jimmy-vreeland Instagram: www.instagram.com/jimmyvreeland Facebook: www.facebook.com/JimmyVreeland Youtube: www.youtube.com/@JimmyVreelandC >>>>>>Get free access to the private Ranger Real Estate facebook group

In this engaging episode of FP&A Unlocked, host Paul Barnhurst welcomes back Bryan Lapidus, Director of FP&A Practice at the Association for Financial Professionals (AFP), to explore how finance professionals can better prepare for the evolving demands of the industry. They discuss how AFP supports the finance community, the role of technology in shaping FP&A, and why soft skills are critical in today's collaborative environment.Bryan Lapidus is the Director of FP&A Practice at AFP, where he serves as a subject matter expert on financial planning and analysis. With more than 20 years in FP&A and treasury at organizations like American Express and Fannie Mae, Bryan brings deep knowledge of corporate finance. At AFP, he develops thought leadership, leads advisory councils, and curates content that helps professionals thrive in a rapidly changing landscape.Expect to Learn:The two core competencies every great FP&A professional must masterWhy “getting out from behind the screen” matters for business insightHow AFP curates learning and networking experiences for finance professionalsWhat to expect from AFP's FP&A Forum and Annual ConferenceHow to avoid low-value work and focus on driving business impactThis episode highlights the evolving role of FP&A, emphasizing the need for both strong technical skills and human-centered business insight. Bryan Lapidus reminds us that tools like AI are valuable, but true impact comes from understanding the business and adding strategic value. Continuous learning and community are key to thriving in today's finance landscape.Campfire: AI-First ERP:Campfire is the AI-first ERP that powers next-gen finance and accounting teams. With integrated solutions for the general ledger, revenue automation, close management, and more, all in one unified platform.Explore Campfire today: https://campfire.ai/?utm_source=fpaguy_podcast&utm_medium=podcast&utm_campaign=100225_fpaguyFollow Bryan:LinkedIn - linkedin.com/in/bryan-lapidus-fpacCompany - https://www.linkedin.com/company/association-for-financial-professionals/Earn Your CPE Credit For CPE credit please go to earmarkcpe.com, listen to the episode, download the app, and answer a few questions and earn your CPE certification. To earn education credits for FPAC Certificate, take the quiz on earmark and contact Paul Barnhurst for further details.In Today's Episode[03:33] – What Is AFP?[05:38] – What Makes Great FP&A?[13:34] – Inside the AFP Conference[18:13] – How AFP Chooses Conference Tracks[23:12] – AFP FP&A Forum Highlights[27:30] – How Soft Skills Shape Career...

President Trump announced a plan to deploy $200 billion from Fannie Mae and Freddie Mac into mortgage-backed securities — a move designed to push mortgage rates lower and improve housing affordability. In this episode of Tom's Take, I break down how mortgage bonds actually impact rates, why we briefly saw rates dip below 6%, and what this could mean for buyers and sellers heading into 2026. We'll also cover why this may be short-term relief, what to watch with inventory and competition, and why early movers often have an advantage when rates shift before the crowd reacts.

Is the Bay Area housing market heading for a crash in 2026 — or quietly setting up one of the smartest buying windows we've seen in years?Join Spencer Hsu, a top 0.5% real estate agent in the U.S., as he breaks down what's actually coming for Bay Area real estate in 2026 — based on over 20 major forecasts from Fannie Mae, Zillow, Redfin, Realtor.com, the California Association of Realtors, and real on-the-ground data from helping 65+ clients move in 2025.While headlines continue to swing between “market crash” and “rate cuts will save everything,” the reality is far more nuanced. 2026 isn't shaping up to be a boom or a bust — it's a normalization year, and that creates opportunities most buyers and sellers are overlooking.

Keith Weinhold breaks down how recent presidential housing policies could influence real estate investors and everyday homebuyers.  Then he walks through four different ways to eventually exit your investment properties—including a little-known strategy most investors have never heard of—so you can start thinking about how you'll one day harvest your gains, potentially with minimal or no taxes, while still preserving your wealth and flexibility. Episode Page: GetRichEducation.com/589 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  1-937-795-8989 to speak with a freedom coach 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 or text 'GRE' to 66866 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, the presidential administration has made some weighty decisions that could affect the real estate market for years. Then when it's time for you to sell your investment property, there are some smart ways to do it and some big mistakes to avoid. We're talking about four options for your real estate exit strategy, including the little discussed 721 exchange today on get rich education.   Keith Weinhold  0:32   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 of 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 get rich education.com   Russell Gray  1:18   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  1:28   Welcome to GRE you're inside one of America's longest running and most listened to shows on real estate investing. This is Get Rich Education. I'm your host. Keith Weinhold, if you're working for the weekend, then you had better examine your Monday to Friday and start investing for leverage in income that's generated today. The good news is that down the road, when it comes time for you to sell your investment property, hopefully, after decades of handsome profits, even if that is years away, there are a lot of good options for you, including multiple ones that are tax deferred and effectively tax free. I'll discuss that later today, what we know, and what history has proven, is that savers lose wealth, stock investors maintain wealth, real estate investors build wealth. And I contend that within the discipline of real estate, being the investor is the best job of all of them, because, look, realtors rarely build wealth. Property managers that don't actually own the real estate, they also rarely build wealth. And the people on your maintenance team, they don't build wealth either. Now, as much as we might appreciate all these service professionals, I mean, I sure do this is not meant to disparage them. I'm trying to help you pick the right lane in real estate. Know that you're doing the right thing. Do the right thing before you do things right. By their own admission, the National Association of Realtors, the NAR they will tell you that the median gross income for a realtor is. Do you want to guess? Any guess as to what the median gross income for a realtor is? It is $58,100. that's it.    Keith Weinhold  3:37   And realize that's the figure being reported by the trade organization that represents the industry too licensed sales agents. Median income that's even lower. It is $41,700 also per the NAR I see myself realtors that have been in business 20 years, 30 years, 40 years, and all that time, they have never bought a single investment property for themselves. Instead, a lot of them spend their entire career helping other people get rich while they never get on the treadmill. But do you know what is even crazier to me, crazier than that, it's the number of people that manage properties, including some of my own property managers that I hire, and they don't own any investment real estate themselves. And I think that's crazy, because managers are doing what is one of the toughest jobs in real estate, always having to walk that tightrope, arbitrating between the property owner and the tenant, and as a result, often pleasing nobody. They're sort of like the football referee, the baseball umpire, the property manager they have to deal with The problem tenant. The manager has to bug the tenant to collect the late rent, and then your maintenance people. You know, I just met up with a contractor that's putting new flooring in one of my rentals. He's got a sense of humor, and he wore this great t shirt that says, I'm here because you broke it. I love that. But now his compensation isn't too shabby, but he's trading his time for dollars, and the income stops when his work stops. The lesson is, be the asset owner.    Keith Weinhold  5:35   Now this presidential administration has shaken up a lot of policies, good or bad we've got a bunch of new directives centered on the housing market. And really, this shouldn't come as any sort of surprise, since be mindful, the current White House occupant is a long time New York City Real Estate Investor, some of the more recent weighty moves that can affect you are banning institutional investors from buying single family homes that they turn into rentals, and the other one is a $200 billion bond purchase program aimed at reducing mortgage rates. Okay, whether those two things happen or not, it's good to look at their effect, how they move a real estate market, because when you understand the effects, then you learn a lesson, even if you're listening to this episode 10 years from now, the move to ban institutional investors. We're talking about conglomerate groups like Blackstone and invitation homes. The move to ban them from buying single family rentals is to try to reduce the demand and therefore, hopefully lower the price of single family homes in order to help affordability. Okay, that could work in concept. But here's the other thing that it does, there would be fewer rentals available on the market, because most institutional investors do buy those build to rent properties, that's what they're looking to acquire. So it's sort of what most any real estate investor would want. They would get higher rents and maybe some somewhat lower purchase prices, or at least a lower appreciation rate. But this whole move to ban institutional investors, that is mostly a nothing burger, that's all we're talking about here. And here's why you cannot undo the institutional purchases that were already made, and a lot of those got made, a lot of them during the pandemic. So it would only be banning new purchases. And another important point to consider here is how small this market is. I think these institutional buyers make a whole lot of outsized noise and often get pointed to as the boogeyman for running up prices of real estate. But that's not true. Only about two to 3% of single family rentals are owned by these giant investors, at least the ones that have over 1000 units. Okay, so this all sounds good as a political platitude. You trying to do something about it? I sort of understand that, but this ban, it just would not move the market very much at all now, perhaps a slight move could be triggered in cities that do have a lot of institutional ownership, like Atlanta, Jacksonville, Charlotte, but really little effect. The second directive from the President is having Fannie Mae and Freddie Mac buy $200 billion worth of mortgage bonds. This is really an effort to drive down mortgage rates and bring down monthly payments and make the cost of home ownership more affordable. The translation here for you is that whenever you inject money into something, money tends to flow more freely and rates get lower, kind of lowering the dam wall height, like I have given to you in other examples, when you buy bonds that demand pushes up bond prices, which lowers bond yields. And mortgage rates are tied to those lowered bond yields. And as soon as this was announced, like the very next day, mortgage rates fell into the high fives, yes, under 6% for the first time in three years. But the last thing effect of this that's been studied, and it's been shown to reduce mortgage rates by about three tenths of 1% so not nothing, but sort of small. However, if they're buying down rates like this one time, well then they might do it multiple times. So there you go. There are two recent directives from the president banning institutional investors from buying single family homes and buying mortgage bonds to lower mortgage rates.    Keith Weinhold  10:00   Either one of them with seismic effects. It's sort of like the 50 year mortgage proposal that the administration made a while ago, and that's probably not going to become a reality anytime soon, if ever. Here's a question that I have for you, and I'll let you answer. Do you like free markets, or would you rather have big government? Well, each of these directives are more government intervention into the free market, whether you like that or not. Another way to say it is that stuff like this makes a lot of splashy headlines, but it's not a bigger deal than a Philadelphia Eagles football game,at least. You know how these forces can move markets now    Keith Weinhold  10:46   straight ahead, it's the concise, definitive audio guide to selling your investment property. I'm going to detail four different ways that you can do it in this guide, including tax deferred and effectively, tax free methods. When you're able to defer taxes over and over again throughout your entire life, they effectively become tax free. You never have any tax obligation. Also, I will discuss one way of selling your property that you're probably not familiar with and you might have never heard about before in your life. I'm Keith Weinhold. You're listening to Episode 589 of get rich education.    Keith Weinhold  11:27   You know, most people think they're playing it safe with their liquid money, but they're actually losing savings accounts and bonds don't keep up when true inflation eats six or 7% of your wealth every single year, I invest my liquidity with FFI freedom family investments in their flagship program. Why fixed 10 to 12% returns have been predictable and paid quarterly. There's real world security backed by needs based real estate like affordable housing, Senior Living and health care. Ask about the freedom flagship program when you speak to a freedom coach there, and that's just one part of their family of products, they've got workshops, webinars and seminars designed to educate you before you invest. Start with as little as 25k and finally, get your money working as hard as you do. Get started at Freedom family investments.com/gre. Or or send a text now it's 1-937-795-8989, yep, text their freedom coach, directly. Again. 1-937-795-8989,   Keith Weinhold  12:39   the same place where I get my own mortgage loans is where you can get yours. Ridge lending group and MLS, 42056, they provided our listeners with more loans than anyone because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage, start your pre qual and even chat with President chailey Ridge personally, while it's on your mind, start at Ridge lending group.com that's Ridge lending group.com   Russell Gray  13:12   Hi. This is Russell Gray, Main Street capitalist. You're listening to the get rich education show with Keith weinholden. Remember, don't quit your Daydream.    Keith Weinhold  13:20   You welcome back to get rich Education. I'm your host, Keith Weinhold, and I'm coming to you from Colorado Springs today, where I'm attending the real estate guys create your future goals retreat event, yeah, a goals event allows one to get introspective. One part of it is learning how I can serve you better on this show. Every week, since I do pour a lot of thought into what I share with you here. How much yeah, just, how much did this event mean to me? Well, my team is in the NFL playoffs, and I was willing to miss some playoff football for this.   Speaker 1  14:07    That's inexcusable, inexcusable. Playoffs. Don't talk about playoffs. You kidding me? Playoffs? I just hope we can win a game.   Keith Weinhold  14:19   Yeah, yeah. That is, that is, of course, the classic rant from a former NFL coach, Jim Mora. Maybe Jim needs to attend the goals retreat to put things into perspective here. now, whether it's just a few years from now or it's decades into your future, at some point we're all going to exit the real estate investing game, even if that's not until the day we die. I'll talk about that with whatever endeavor you're in. It is good to begin with. The end In mind. there's a good chance that you're either in real estate acquisition mode now, or you once were. Or where you're going to be in that real estate acquisition mode in the future, but after this accumulation phase of your life, hopefully, which you've turned into financial freedom through real estate, after that, you're going to be in the mode where, since you've already made it, you're going to want to just maintain the portfolio that you have or stop acquiring or you will want to sell eventually. The good news is that there are a lot of good options for selling your property and doing it, tax deferred and effectively tax free. Now I will not talk about selling your primary residence so much, though, this is focused on exiting from your investment property, primary residence sales rules with the IRS is that your first 250k of gain is exempt from capital gains tax if you're single, and your first 500k is shielded from tax if you're married. Quite a marriage incentive there.    Keith Weinhold  15:59   But as we focus on investment properties. This is influenced by a question from one of our older GRE listeners, 62 year old, Mark, who wrote in last year, was such a good question and I answered his question on air last month. I'll basically expand on that answer today. Mark said he has listened to every GRE episode ever, and therefore, congratulations, he made it. He reached financial freedom, and he's got a sizable portfolio. Some of his properties are paid off. Others are leveraged. But see, Mark is hesitant to buy more property because he's already made it his wife doesn't want more properties because she associates it with him having to do more work. Now, when you're still in pursuit of financial freedom, well, you don't mind investing a small slice of your time each month into real estate, a little light management, remotely, maybe, but once your residual income exceeds all of your expenses, well, then at that point, your time is going to start to become more valuable. So let's look at four here, four solid options for exiting your property, and then I'm going to examine the pros and cons of each one. The first of four is simply to sell real estate in the conventional way, just a plain sale to a buyer, where you see that it gets fixed up and you list it and you sell it outright. Well, the pros of this are is that it gets you to your exit, and it also turns your equity into cash. The cons, the downside of doing it this way is that you're going to give up your ongoing stream of income. Your Cash Flow is going to be gone. You might have to remove tenants, depending on your scenario. You have to fix up and stage the home to prepare it for the market. That could be as little as 5k or as much as 50k or more, depending on the size of your real estate, you're going to have to pay a real estate agent a commission of 3% or more and pay capital gains tax of 15% or more. That's one five. And you'll also have to pay depreciation recapture, and of course, you don't have to pay 15% of the total asset value. It's just 15% of the value gain during the time that you held this property, right? So the tax and fix up cost can eat into your profit with this first of four ways to sell your property, although you are still probably in for a pretty nice windfall upon the sale if you've held it for a while. All right, so the first way is a plain sail, and a lot of people would agree that is not the best way to do it. Okay, it gets far better from here. The second sale option that you have is something that a lot of real estate investors like us are familiar with, or have at least heard of, and the general public has not, and that is the 1031 exchange. You'll also hear it be called the 1031 tax deferred Exchange, or the 1031 like kind exchange, because you trade your property up for another property that's kind of like it. It is a hugely powerful wealth building and wealth preservation tool, okay, section 1031, of the IRS tax code that allows an investor to exit a property without incurring any capital gains taxes. That also does not trigger depreciation recapture when you sell your property, but in order for you to get those tax deferred benefits. Importantly, you have to roll your game into another piece of real estate. Now there are a lot of rules and nuances around 1031 ones. I have done multiple 1030 ones in my life, and they are so worth doing and amplifying your wealth, building power I will not cover all the rules and nuances those things like the three properties rule and the 200% rule, and that rule about how you need to identify your replacement property within 45 days and close on it within 180 days, and all of that. Because what I've done is I've completely broken that down on the show with you here previously, and as always, I explained it in the most clear, incoherent way that I could for you. I best did that on episode 143 of get rich education. The name of that episode is your 1031 exchange guide, tax deferral for life. Now, there do get to be some numbers flying around here, so you want to listen closely, you might find yourself skipping back for simple example purposes, in a 1031assume that you bought a $200,000 duplex 20 years ago, and it's now worth 500k you depreciated the value of the duplex every year, as is actually required by the IRS, assuming you took a total of 100k of depreciation over the life of your ownership of it, and you did not make any improvements to it. The basis of your property is then 100k because it's your 200k purchase price, minus 100k in total depreciation write offs. When you sell the property for 500k you now have a gain of 500k minus 100k which is 400k depreciation, recapture and capital gains are not taxed at the same rate, and it depends on some things, but let's assume that your blended tax rate is 20% that means you would owe 20% on your 400k so that would be 80k in taxes if you just did the plain sale. But not many people want to stroke a check to the IRS for 80k so instead, if you take your 400k of gain and roll it into a new property, or properties, you can defer your obligation to pay this 80k. Yes, you do not owe the IRS a thing. Now this is beautiful. You get that tax break virtually nowhere else in the investing world, okay, so what you've now done is that you have exited the property a duplex, in this case, via 1031 exchange, and you've traded it up for another property. So you're still a real estate investor. You have not exited being one of those, but you sold the duplex and replaced it with another property, or properties, all right, that was the second of four sale options, the 1031, exchange, and, yeah, as you can see, there do get to be some numbers flying around, some deep dive learning for you here. And that's why I lightened it up with the Jim Mora clip before we dove in.   Keith Weinhold  22:54   The third way is called refi for life. Now we could almost put an asterisk on this third way, because with a refi for life, it's not a sale of the property at all. What it is is it's really a way for you to sell your equity to a bank yet still retain the property. Therefore, you access capital without triggering any taxes. You get a nice, big windfall payout while you still hold the asset, and it keeps paying you up to five ways at the same time. Yeah, you will also hear this refi for life strategy referred to as other things. Refi till you die, is one way to put it, as equity accumulates, say, every five or 10 years, you just do another cash out refi, enjoy the tax free windfall and keep holding on to the asset that is the same thing. Other names for this repeated series of cash out refis throughout your life that you might hear, which I'm calling refi for life. Those other names are live on leverage, the equity to income strategy, the infinite hold, the generational hold strategy, hold until step up, or you might hear, buy, borrow, never sell. They all mean the same thing. I'm calling it refi for life. Let me give you a simple refi for life. Example, using conservative assumptions, say that today you put a total of 200k down to control $1 million worth of rental property. Your initial loan balance is 800k we'll just say your cash flow is zero. Your property is appreciated 6% per year. After 10 years, your million dollars of property, growing at 6% annually, is worth almost $1.8 million if you refinance a 75% loan to value your new loan, amount is 1.3 5 million you pay off the original 800k loan, that leaves you with raw. 550k of cash out refinance proceeds. Congratulations, you got a windfall, and your 550k is tax, free loan money to you not income, because the IRS says debt is not income, therefore it's not taxed. Yes, and you heard that right. You can do whatever you want with those funds. What you've now done is you pulled out more than two and a half times your original 200k investment. And yes, while you still own the property, you continue to hold this appreciating asset. Tenants keep paying down your debt over time, and inflation keeps working in your favor, all right, and remember, that's only what you did at the 10 year mark. You are not done. It just keeps getting better. Fast forward five more years to the 15 year mark, at 6% appreciation continuing your original Million Dollar Portfolio is now worth about $2.4 million at 75% loan to value that property supports total debt of roughly $1.8 million at this point, your existing loan balance from the prior refinance, it's still that 1.3 5 million so you pay it off with a new loan. This allows you to extract an additional 450k of tax free cash. So add it up. This means at the 10 year mark, you got 550k and then here, at the 15 year mark, you got another 450k across your two refinances combined, you have now pull out a cool million dollars in tax free loan proceeds. That's nearly $1 million of liquid, usable capital from an original 200k investment that you made 15 years ago, without you ever selling the property. You still own. What's worth now $2.4 million worth of property, you've got the million liquid and you still have not triggered any tax at all. So at this stage, you can just live off your million dollars of refinance proceeds, or you can choose to reinvest it into new assets. Or you can selectively pay down your debt to increase your cash flow, or you can simply hold and let inflation continue shrinking the real value of your loans, and let inflation continue to make your properties go up in price, then down the road when you eventually die, your heirs receive a step up in basis largely eliminating capital gains tax. That is just amazing. That is refi for life in plain English. So that is the third of four exit strategies that I'm sharing with you here today. And understand there are a few caveats here. I only went to the 15 year mark, you can keep doing it every five years. Beyond that, it just keeps getting better as leverage compounds the value of what you own. Now I kept it simple for learning purposes in an audio format with you here, you're probably going to have even more equity than those numbers I gave you because I didn't even include the principal pay down that your tenants make for you.    Keith Weinhold  28:26   And let's discuss a few more pros and cons of this refi for life plan. The pros are that you've borrowed, and you've done that with perhaps a home equity line of credit, home equity loan or a second mortgage, you borrowed against the property in perpetuity and get tax free cash. Interest paid on the amount borrowed is tax deductible too. If you don't have enough tax advantages, there's also that you've got zero property sale, transaction friction or risk, you pass along the value of your home or portfolio to heirs on a stepped up basis. What that means, in essence, is when you pass away your depreciation recapture and your capital gains are wiped out, that's what a stepped up basis means. Okay, those were the pros, the cons, the downsides of doing this, and there aren't very many, but it's that it does not get you out of property ownership while you're still alive. If that's what you're looking for, your property cash flow gets reduced when you do a refi because you have a new debt service obligation. However, you've also got incremental rent increases throughout time that could offset that. And the other thing is, think about your heirs. Sometimes heirs find it challenging to divide homes among themselves, so your heirs need to be pretty well educated on related real estate and tax principles. So those are the cons of refi for Life. We're talking about four distinct access strategies for your investment real estate today on get rich education podcast episode 589 I'm your host, Keith Weinhold    Keith Weinhold  30:09   and the fourth way, the least understood and least utilized way, is known as the 721 exchange. And I want to thank a different GRE listener named Nate in California in his acquire to retire blog. It's worth checking out. I want to thank Nate for his contribution here. Nate heard the GRE episode last year about 62 year old. Listener Mark's desire to sell, and that's what got Nate to write in about the 721 exchange, yes, just like the 1031 exchange is named for that particular section of the IRS tax code, it's just the same with the 721 and of all four methods we're discussing today, it's the only one of the four that I have not done myself. So I have studied it how the 721 exchange works is that say you have a case where you're a rental property owner and you realize that you just don't want the hassles of landlording, but you like the financial benefit that the ownership gives you. What you can do is sell your home to a partnership and receive shares in that partnership. The 721 exchange rules stipulate that this is not a taxable event, and therefore no capital gains tax or depreciation recapture are due. Now that you're an owner in the partnership, you still get the benefits of owning the property, like appreciation and cash flow and such, and you get these benefits across a greater number of properties in markets diversification, because you are a fractional owner in the other properties that are in the partnership, not only your own. And when you eventually pass away, your shares are stepped up in basis and can be distributed equally to heirs. And see it is surely easier to divide shares among, say, four children than it is to divide your 31 rental houses among four children, because your four children are all going to have different goals and varying degrees of financial savvy. So the 721 exchange really is a great estate planning tool as well. So you will have this partnership that makes an offer to buy your property. Section 721, of the IRS Code allows a property owner to contribute real estate to a partnership in exchange for partnership units. And of course, you are going to need to learn how to vet the partnership. Now let's look at some of the pros and cons of this. The upside the pros are that it gets you out of being a direct property owner, if that's just something down the road that you don't want to do anymore. No more repair requests or HOAs, property tax bills, insurance bills, vacancies or property improvements. And of course, the hedge against that, I favor using a property manager to take care of that for me, but that is a different topic. But in any case, you also defer paying capital gains tax and depreciation recapture by rolling your equity into a qualified real estate fund. Some more upsides of the 721 are that you get shares in the real estate fund that offers you continued cash flow and possible appreciation. There's often no need for you to pay to fix up or stage the property for sale, no agent commissions to pay. You diversify your risk across multiple markets and properties you get to contribute to, and you sort of become part of a like minded community of real estate investors, and you peripherally stay attached to your real estate, even though you're no longer the direct owner of it. Now, of course, being a direct owner of real estate is where you get both the profits and the control, but again, after a decade, or even 50 Years of direct ownership, you're just choosing to be done with that phase. So the 721 is a permanent solution. There's no sort of next decision, stress or risk. It is done. It is solved. But like I said, the shares are easy to divide among heirs compared to a portfolio of homes. All right, how about the cons the negative of a 721 exchange? Well, you're going to forfeit the ability to borrow against your asset, the refi for life plan that I talked about in the third way you can sell your property. Also you're going to have to pay some onboarding fees or some management fees to the partnership, and you're going to lose future 1031 exchange availability. And that is it. That is the 721 exchange. Again, I want to thank GRE listener, Nate from California, for reaching out to the show, and he's got a great blog. That's what got me to study the 721 exchange some more. This can happen with an up rate. You've probably heard of a REIT before, really.   Keith Weinhold  35:00   Estate Investment Trust and upreet, up r, e, i, t, that is in umbrella partnership. REIT, as investors, we acquire and hold real estate for the long term because it provides those real estate pays five ways, benefits of appreciation, cash flow, ROA, tax benefits and inflation profiting. But as you begin with the end in mind, it's going to be aware of your options so that you can optimize that inevitable exit of yours down the row. To summarize what you've learned so far on this segment of the show is that there are four viable exit strategies for real estate investors, the straight sale, the 1031, tax deferred exchange, refi for life, which isn't a sale at all. It's a series of cash out refis, and finally, the 721 exchange, where you sell to a partnership, all with their various pros and cons. So some really good options for you. You can look up Ridge lending group, if you want to do a cash out refi on your investment property, they're very well versed in how to do those things. That was the third strategy, the refi for life. What do I personally recommend that you do? Well, I don't know your situation, but I can just tell you what I do myself, and that is generally, if I like a property, I keep doing the refi for life thing, continued cash out refinances, and I just keep holding onto the property and enjoying that tax free cash. That's if I like a property. If I don't like a property, I will be more likely to 1031 exchange it up into something larger, and when I'm older and done being a direct real estate investor, that's time. I'll probably take a close look at a 721, exchange and see if it's right for me at that time. How can you learn more about these four exit strategies and what professional parties might you want to use to help facilitate it? Well, it is the same place that you get free coaching from us, and it's also the same place where you find just the right next investment property so that you're going to have something to sell in future decades. That is it gre investmentcoach.com that's free consultation with our coaches at greinvestmentcoach.com   Keith Weinhold  37:19   I'm Keith Weinhold, thanks for being here, but you weren't here for me. You were here for you. Don't quit your Daydream.   Speaker 1  37:29   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  37:57   The preceding program was brought to you by your home for wealth building, get richeducation.com you.  

Good news this week as mortgage rates fell again, hitting their lowest level in more than three years. According to Freddie Mac, the average rate on the benchmark 30-year fixed mortgage decreased to 6.06%, down from last week's reading of 6.16%. While there appears to be progress in the housing market, President Trump has made it clear that his administration is working to provide direct relief to homebuyers. Part of that plan involves directing Fannie Mae and Freddie Mac to purchase $200 billion in mortgage-backed securities to further drive down borrowing costs. The President is also working to ban large institutional investors from buying single-family homes—and to allow potential buyers to use their 401 (k) funds for down payments. Jessica Lautz, who is the Deputy Chief Economist and Vice President of Research At The National Association of Realtors, joins the FOX Business Network's Gerri Willis to discuss the state of the housing market, some of the President's ideas, and what can be done to make the American dream more affordable. Learn more about your ad choices. Visit podcastchoices.com/adchoices

Good news this week as mortgage rates fell again, hitting their lowest level in more than three years. According to Freddie Mac, the average rate on the benchmark 30-year fixed mortgage decreased to 6.06%, down from last week's reading of 6.16%. While there appears to be progress in the housing market, President Trump has made it clear that his administration is working to provide direct relief to homebuyers. Part of that plan involves directing Fannie Mae and Freddie Mac to purchase $200 billion in mortgage-backed securities to further drive down borrowing costs. The President is also working to ban large institutional investors from buying single-family homes—and to allow potential buyers to use their 401 (k) funds for down payments. Jessica Lautz, who is the Deputy Chief Economist and Vice President of Research At The National Association of Realtors, joins the FOX Business Network's Gerri Willis to discuss the state of the housing market, some of the President's ideas, and what can be done to make the American dream more affordable. Learn more about your ad choices. Visit podcastchoices.com/adchoices

President Trump recently ordered government-backed mortgage companies (that's Fannie Mae and Freddie Mac) to buy up $200 billion in mortgage-backed securities. The last time they bought these bonds was the 2008 financial crisis. Will the move actually lower rates? Probably not much. Also in this episode: Venture capital can thank AI for a 2025 rebound, banks fight to block stablecoin interest yields, and more young people are getting prenups.Every story has an economic angle. Want some in your inbox? Subscribe to our daily or weekly newsletter.Marketplace is more than a radio show. Check out our original reporting and financial literacy content at marketplace.org — and consider making an investment in our future.

Our Global Head of Fixed Income Research Andrew Sheets looks at the implications of the U.S. government's efforts to ease regulations, from bank balance sheets to asset valuations.Read more insights from Morgan Stanley.----- Transcript -----Andrew Sheets: Welcome to Thoughts on the Market. I'm Andrew Sheets, Global Head of Fixed Income Research at Morgan Stanley. Today, a core theme of easing policy, and the latest iteration in the U.S. mortgage market. It's Thursday, January 15th at 2pm in London. Central to our thinking for the year ahead is that we're seeing an unusual combination of easing monetary policy, fiscal policy, and regulatory policy – all at the same time. This isn't normal, and usually this type of support is only deployed under much more dire economic conditions. All this is also happening alongside another large supportive force – over $3 trillion of AI- and datacenter-related spending that Morgan Stanley expects all to happen through the end of 2028. This broad-based easing is a global theme. Equities in Japan have been rallying on hopes of even a larger fiscal leasing in that country. In Europe, we think that Germany will continue to spend more while the European Central Bank and Bank of England cut rates more than the market expects.But like many things these days, it's the United States that's at the heart of the story. We think that the U.S. Federal Reserve will continue to lower interest rates this year, even as core inflation persists above its target. The U.S. government will spend about $1.9 trillion more than it takes in, even after adjusting for tariffs as tax cuts from the One Big Beautiful Bill Act kick in. But my focus today is on the third leg of this proverbial three-legged stimulative stool. While easing monetary and fiscal policy probably get the most focus, easing regulatory policy is another big lever that's being pulled in the same direction. Regulatory policy is opaque, and let's face it can be a little boring. But it's extremely important for how financial markets function. Regulation drives the incentives for the buyers of many assets, especially in the all-important banking and insurance sectors. It can set almost by definition what price an asset needs to trade at to be attractive, or how much of an asset a particular actor in the market can or cannot hold. Regulatory policy tightened dramatically in the wake of the Global Financial Crisis, but now it's starting to ease. Our U.S. bank equity analysts expect that finalization of key capital rules later this year – an important regulatory step – could free up about [$]5.8 trillion – with a T – of balance sheet capacity across the Global Systematically Important Banks. In mid-December, the office of the comptroller of the currency and the FDIC withdrew lending guidelines from 2013 that had discouraged banks from making loans to more highly indebted companies. And just last week, the U.S. administration announced that the U.S. mortgage agencies, Fannie Mae and Freddie Mac would buy [$]200 billion of mortgages to hold on their own balance sheet; a significant move that quickly tightens spreads in this key market. For investors, we see several implications. This simultaneous easing across monetary, fiscal, and now regulatory policy supports a market that runs hot and where valuations may overshoot. And in the specific case of these agency mortgages, my colleague Jay Bacow and our mortgage strategy team think that this shift is now very quickly in the price. Having previously been positive on agency mortgage spreads, they've now turned to neutral. Thank you as always for your time. If you find Thoughts on the Market useful, let us know by leaving a review wherever you listen. And also tell a friend or colleague about us today.

President Trump recently ordered government-backed mortgage companies (that's Fannie Mae and Freddie Mac) to buy up $200 billion in mortgage-backed securities. The last time they bought these bonds was the 2008 financial crisis. Will the move actually lower rates? Probably not much. Also in this episode: Venture capital can thank AI for a 2025 rebound, banks fight to block stablecoin interest yields, and more young people are getting prenups.Every story has an economic angle. Want some in your inbox? Subscribe to our daily or weekly newsletter.Marketplace is more than a radio show. Check out our original reporting and financial literacy content at marketplace.org — and consider making an investment in our future.

Last week, President Donald Trump announced a pair of actions to address rising homeownership costs. On January 8, the president directed Fannie Mae and Freddie Mac — government-sponsored mortgage-finance companies — to buy $200 billion in mortgage bonds to bring down mortgage rates. On January 7, Trump said he was “taking steps to ban large institutional investors from buying more single-family homes” and would ask Congress to codify those rules. The president said he will share more details about his housing affordability plans in a speech at the World Economic Forum in Davos, Switzerland, next week. Ad-free podcasts are here!To listen to this podcast ad-free, and to enjoy our subscriber only premium content, go to ReadTangle.com to sign up!The roots of travel nightmares.If you've flown commercially in the past decade, you've probably noticed an uptick in irritants — delays, cancellations, shrinking seats, and, broadly, a system that seems built to exhaust customers rather than help them. In our latest YouTube video, we break down the source of these problems, why they're so persistent, and why recent efforts to solve them have failed. It's one of our most in-depth investigations yet, and we'd love for you to check it out.https://youtu.be/cs242CC8rCc?si=kuG3rlWRyS33RT-AYou can read today's podcast⁠ ⁠⁠here⁠⁠⁠, our “Under the Radar” story ⁠here and today's “Have a nice day” story ⁠here⁠.You can subscribe to Tangle by clicking here or drop something in our tip jar by clicking here. Take the survey: Which do you think would be more effective, Trump's proposal or Ari's? Let us know.Our Executive Editor and Founder is Isaac Saul. Our Executive Producer is Jon Lall.This podcast was written by: Ari Weitzman and audio edited and mixed by Dewey Thomas. Music for the podcast was produced by Diet 75.Our newsletter is edited by Managing Editor Ari Weitzman, Senior Editor Will Kaback, Lindsey Knuth, Bailey Saul, and Audrey Moorehead. Hosted on Acast. See acast.com/privacy for more information.

The so-called “Trump economic miracle” isn’t a talking point — it’s a real, measurable reality, no matter how hard the media tries to deny it. While Washington reflexively reaches for gimmicks and control levers, President Trump has been proving something far more powerful: real prosperity comes from free markets, not federal micromanagement. Lower taxes, deregulation, energy dominance, and unapologetic America-First trade policies are doing exactly what they’re designed to do — ignite growth without artificial stimulus or central-planner schemes. On today’s episode of Stinchfield, we lay out why Trump must stay the course — and why he should not listen to voices inside his own administration pushing non-free-market ideas. Credit card price controls? That’s government setting prices. A $200 billion expansion of Fannie Mae and Freddie Mac housing interventions? Did we learn nothing from the 2008 housing collapse? Prohibiting investors from buying housing only distorts supply further, and Uncle Sam taking equity stakes in Intel or defense firms crosses a dangerous line into state-run capitalism. The foundation for growth is already set. Capital is moving. Confidence is rising. Productivity is coming back online. The lesson is simple and timeless: when government gets out of the way, Americans build, innovate, and win. We don’t need bailouts, price controls, or Washington picking winners and losers. This is what real economic leadership looks like — trusting free people instead of controlling markets. Don’t interfere. Don’t panic. Just let it happen. Trump is on the right track, and the results are speaking for themselves. Links:https://TheMaverickSystem.comhttps://GrantLovesGold.comhttps://www.EnergizedHealth.com/Granthttps://www.PatriotMobile.com/Granthttps://Twc.Health/Grant — use code Grant for 10% offhttps://vraletter.com See omnystudio.com/listener for privacy information.

In this episode of The Abundance Mindset, Vinney Chopra and Gualter Amarelo break down a simple truth most investors and business owners overlook: when marketing slows down, everything else follows.   This episode dives deep into what actually works when it comes to marketing and leasing in real estate and business:

The January 15 White House briefing outlines the administration's economic and national security priorities, beginning with claims that inflation has been defeated through tariffs, tax cuts, deregulation, and energy expansion, with officials highlighting falling gas prices, rising wages, record tax refunds, and improving housing affordability. The briefing details new actions involving Fannie Mae and Freddie Mac, a forthcoming Davos address, and the rollout of the “Great Health Care Plan,” focused on prescription drug pricing, insurance transparency, and redirecting subsidies directly to Americans. During questions, officials address Supreme Court arguments on sex-based rights, enforcement of executive orders protecting women's sports, and escalating tensions in Minnesota tied to ICE operations and state cooperation. The discussion expands to Venezuela, including meetings with opposition leaders, prisoner releases, energy agreements, and expectations of continued cooperation, as well as Iran, Greenland, sanctions, classified leaks, press responsibility, and the potential use of the Insurrection Act. The briefing concludes with pointed exchanges on media bias, law enforcement accountability, and U.S. geopolitical posture.

Greenland, Mexico, Venezuela, Colombia – USA is the world’s Cop again? More .. Housing, Credit cards, Fannie and Freddie – all in week’s work.. Retail investors in control – don’t care about the noise. PLUS we are now on Spotify and Amazon Music/Podcasts! Click HERE for Show Notes and Links DHUnplugged is now streaming live - with listener chat. Click on link on the right sidebar. Love the Show? Then how about a Donation? Follow John C. Dvorak on Twitter Follow Andrew Horowitz on Twitter   Warm-Up - Greenland, Mexico, Venezuela, Colombia - USA is the world's Cop again? - More .. Housing, Credit cards, Fannie and Freddie - all in week's work.. - Retail investors in control - don't care about the noise Markets - DJIA plowing ahead - NASDAQ on fire - what can stop this? - Nuclear stocks back in play - Defense names on the move - Interesting economic news. FIRST - President Donald Trump said drug “cartels are running Mexico,” and suggested the U.S. military could start land strikes against them there. - The comments come on the heels of suggestions that Trump could take military action in Cuba and Colombia, and to annex Greenland. - The Trump administration has reportedly carried out 35 known strikes on alleged drug boats in the Caribbean, killing 115 individuals. - I will be going to Mexico later this week for a couple of days..... Retail Ruling - Retail traders have extended a buying spree into the new year, following a record-setting performance in 2025, with purchases in the first four trading days of January hitting the second-highest level in almost eight months. - Individual investors have bought about $10.1 billion of US equities since the start of the year, mainly via exchange-traded funds, far exceeding the 12-month weekly average. - Retail investors' confidence has helped stabilize markets during recent pullbacks, and if they keep snapping up equities, gains in the US stock market are likely to persist, according to analysts. Employment Report - 4.4% Unemployment Rate - Nonfarm Payroll Employment: U.S. employers added +50,000 jobs in December 2025. This came in below economists' expectations (consensus around 60,000–73,000) and was a slowdown from the downwardly revised +56,000 in November. - Unemployment Rate: Edged down slightly to 4.4% (from a revised 4.5% in November), contrary to forecasts of 4.5%. The number of unemployed people remained around 7.5 million, showing little change. - Full-Year 2025 Performance: Total payroll growth for the year was just +584,000 jobs (average monthly gain of +49,000), marking one of the weakest years for hiring since 2020 (impacted by the pandemic). This is a sharp drop from +2.0 million added in 2024 (average +168,000 monthly). -Revisions to Prior Months: -- October 2025: Revised down to -173,000 (from -105,000, reflecting federal government buyouts and shutdown effects). -- November 2025: Revised down by 8,000 to +56,000. -- Combined October–November: 76,000 fewer jobs than previously reported. GDP - HOT - Minneapolis Fed President Neel Kashkari (voting FOMC member) on CNBC says it is very surprising how strong GDP growth is; says labor market is clearly cooling; says inflation still too high; has confidence housing inflation will trend down - Q3 at +3.8% and Atlanta GDP NOW is predicting that Q4 will come in at +5.1% More Eco - Productivity (Prelim Q3): 4.9% vs. 2.5% consensus - Productivity measures output per hour worked. A jump to 4.9% (almost double the consensus) suggests businesses are producing much more per labor hour than expected. Prior was revised up to 4.1% from 3.3%, so the trend is strengthening. WOW! Unit Labor Costs (Prelim Q3): -1.9% vs. +0.8% consensus - Unit labor costs measure labor cost per unit of output. A negative number means costs per unit are falling. Prior revised to -2.9% from +1.0%, so costs have been dropping sharply. -Could be due to technology adoption, automation, or efficiency improvements. Post-pandemic restructuring and leaner operations may have boosted output without adding labor. OOOOOOOPS - White House official says Truth Social disclosure of December jobs report was an "inadvertent release"; says White House will review protocols - CNBC  What next? - President Donald Trump called for a one-year cap on credit card interest rates at 10%, effective Jan. 20, without specifying details. - Trump wrote on social media that the American Public will no longer be "ripped off" by Credit Card Companies that are charging Interest Rates of 20 to 30%, and even more. - Maybe because of this: Hours before his message on Friday, Senator Bernie Sanders, a Vermont independent, said on X: “Trump promised to cap credit card interest rates at 10% and stop Wall Street from getting away with murder. Instead, he deregulated big banks charging up to 30% interest on credit cards.” - BUT! Credit card companies will not be forced to issue credit - right? It will hurt people that need credit for business, personal or other needs. Then there was this: - Mortgage rates fell sharply on Friday, a day after President Donald Trump said on social media that he is instructing mortgage giants Fannie Mae and Freddie Mac to buy $200 billion in mortgage bonds. - “This will drive Mortgage Rates DOWN, monthly payments DOWN, and make the cost of owning a home more affordable,” he said in the Truth Social post. - Still not clear where the money will come from and hot this actually works with the current structure of Fannie and Freddie - Talk of Fannie/Freddie IPO? --- Both are still still in conservatorship and book value per share still negative - SO WHERE DOES MONEY COME FROM? OHHHHH - How about this - 4PM browbeating for the Defense companies - RTX was in the hotseat (as were others) taking the wrath of Pres Trump saying that they were basically fat and happy and ripping off the taxpayer - No more dividends and no more buybacks was the call - Stocks dropped 5% into the close and then more after - 30 minutes later - conversation changed and the idea of a move from $1T in spending for the defense budget should move to $1.5T in 2027. ----- Where does that money come from? - Stocks JUMPED! Can't Ignore this - Trump suggesting that Corporations and institutional investors cannot buy single family homes - “People live in homes, not corporations,” he said. - The argument is that corporate ownership has helped push housing further out of reach for everyday Americans. - It is for that reason, and much more, that I am immediately taking steps to ban large institutional investors from buying more single-family homes, and I will be calling on Congress to codify it. - Invitation Homes, which is the largest renter of single-family homes in the country, tumbled 6%. Shares of Blackstone, an investing firm that owns and rents single-family homes, dropped more than 5%. Private equity firm Apollo Global Management also declined over 5%. Then there is this... - DOJ putting he screws to Powell - The Trump administration has ramped up its pressure campaign on the U.S. central bank, threatening to indict Federal Reserve Chair Jerome Powell over comments he made to Congress about a building renovation project, prompting the Fed chief to call the move a "pretext" to gain more influence over the ?setting of interest rates. - The latest development in a long-running effort by U.S. President Donald Trump to push the Fed to dramatically lower rates had immediate fallout in Washington and on global markets. - Powell came out with a video over the weekend. - Initially futures were down

The housing market is going to change again. I don't mean the actual market. I'm talking about the rules and initiatives from the US federal government. The person to watch is Bill Pulte, the current director of the Federal Housing Finance Authority. This agency oversees lending agencies like Fannie Mae and Freddie Mac. If the last name sounds familiar, it's because Bill is the grandson of William Pulte, founder of the Pulte Group, the third largest home builder in the US. Prior to joining the administration, Bill sat on the board at Pulte Group and founded Pulte Capital Partners, an investment firm focused on building and housing-related businesses.Over the next few weeks, the administration is evaluating over 50 initiatives aimed at improving home ownership affordability. So for the next few weeks, we can anticipate changing rules. That means nobody who is paying attention should be making any big decisions until the new rules are clear. But then investors are also accustomed to working in a relatively stable environment where the rules don't change every year, or every month, or every week. ---------**Real Estate Espresso Podcast:** Spotify: [The Real Estate Espresso Podcast](https://open.spotify.com/show/3GvtwRmTq4r3es8cbw8jW0?si=c75ea506a6694ef1)   iTunes: [The Real Estate Espresso Podcast](https://podcasts.apple.com/ca/podcast/the-real-estate-espresso-podcast/id1340482613)   Website: [www.victorjm.com](http://www.victorjm.com)   LinkedIn: [Victor Menasce](http://www.linkedin.com/in/vmenasce)   YouTube: [The Real Estate Espresso Podcast](http://www.youtube.com/@victorjmenasce6734)   Facebook: [www.facebook.com/realestateespresso](http://www.facebook.com/realestateespresso)   Email: [podcast@victorjm.com](mailto:podcast@victorjm.com)  **Y Street Capital:** Website: [www.ystreetcapital.com](http://www.ystreetcapital.com)   Facebook: [www.facebook.com/YStreetCapital](https://www.facebook.com/YStreetCapital)   Instagram: [@ystreetcapital](http://www.instagram.com/ystreetcapital)  

A $200 billion plan tied to mortgage rates just made headlines, and it's coming from Donald Trump. The idea is that by buying mortgage bonds, borrowing costs could come down without cutting rates directly through the Federal Reserve. It sounds promising, but how does it actually work, and what does it really change for everyday people?In this episode, I break down the mechanics behind mortgage bonds, the role of Fannie Mae and Freddie Mac, and why government money flowing into these markets can influence mortgage rates. We also talk about the early market reaction, including recent rate movement and a spike in refinance activity, and where things are still unclear.This episode isn't about politics. It's about understanding the system so you can make better decisions around buying, refinancing, or waiting. If you're watching the market and trying to figure out your next move, this conversation gives you the context most headlines leave out.Thank you for listening, and as always… enjoy your first sip.Watch the full episode on YouTube

The president of the United States has ordered Fannie and Freddie to buy $200 billion of mortgage bonds (in a week where he has said and done a lot of things, some of which he is even allowed to do). On today's Capital Record, David unpacks what this means, what it doesn't mean, and why it doesn't represent any solution to the housing affordability mess in which we find ourselves.Show Notes: The Saddest Part of This Recent Economic Lunacy  Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

The mortgage market got a jolt this week as President Trump announced plans to direct Fannie Mae and Freddie Mac to purchase $200 billion in mortgage-backed securities. Brian and David discuss what this means for borrowers and why the impact might play out differently across various real estate markets—potentially sparking bidding wars in competitive areas like Milwaukee while improving affordability in softer markets.The team reveals Milwaukee's 2025 housing numbers: sales up 1.7%, median prices climbing 6.1% to $355,000, and realtor.com projecting another 7% increase in 2026. Despite slightly more inventory, southeastern Wisconsin remains a hot seller's market with strong buyer competition expected to continue.David shares two compelling stories from the lending trenches: rescuing a client from a nosy credit union underwriter who questioned a legitimate price reduction, and coaching a million-dollar homebuyer on what really matters beyond just mortgage approval. His insight? For qualified buyers in competitive markets, the artistry of winning the house often matters more than simply getting the loan.Plus, why that weak pre-approval letter might cost you the house, the importance of teamwork between lender and buyer's agent, and how rising home values are creating refinance opportunities to eliminate PMI.​​​​​​​​​​​​​​​​

Mortgage rates slipped below a key psychological threshold after President Trump ordered $200 billion in mortgage-backed securities purchases through Fannie Mae and Freddie Mac. In this episode of Real Estate News for Investors, Kathy Fettke breaks down what the announcement means for mortgage rates, housing demand, and real estate-related stocks. We cover how markets reacted, why rates falling into the 5% range matters for buyers and investors, and what analysts say could happen next if mortgage bond purchases move forward as planned. If you're tracking affordability, transaction volume, or housing momentum heading into 2026, this is a development you'll want to understand. Want to learn more? Visit www.NewsforInvestors.com  JOIN RealWealth® FOR FREE https://realwealth.com/join-step-1  SOURCE: https://www.barrons.com/articles/opendoor-rocket-trump-mortgage-bond-plan-home-builders-bcd6b456?gaa_at=eafs&gaa_n=AWEtsqfBhoAAN7AfkaRyohPy6nDeTqp9Z0MBR-TjpySKnFAtD9LJyObnXlxwB-cSyTw%3D&gaa_ts=696148c5&gaa_sig=y7XD1dM_VslqoFUu58pjPGO_jUy2kL61XCW1cwKuRQLd00VF6zZa7ZoNrdP0F7k_Ga59lMf9xdIF1wtTyp6YIw%3D%3D 

This week on Fed Watch, ITR Economist and Speaker Lauren Saidel-Baker breaks down the delayed December jobs report and explains why softer hiring may not signal economic weakness, highlighting employment as a lagging indicator and the growing divide between sector winners and losers in the labor market. She also examines what the latest data means for the Federal Reserve's rate path, why borrowing costs continue to diverge from Fed policy, and how renewed discussions around Fannie Mae and Freddie Mac could influence mortgage rates, raising important questions for businesses and borrowers navigating ongoing uncertainty.

We kick off Season 6 with a deep look inside the institutions that power American homeownership. In Episode 213, The Mortgage Machine, we're joined by three insiders: Rick Coyle, who spent his career at Freddie Mac; Tony Lucente, formerly in Freddie Mac's credit division; and Jeff Farrell, who worked in Freddie Mac's affordable housing group. Together, they unpack how Fannie Mae and Freddie Mac helped make homeownership more accessible in the U.S. than anywhere else, the role they play in stabilizing mortgage markets, and what they've learned about banks, borrowers, and risk. We also revisit the lessons of the financial crisis and tackle the ongoing debate around privatizing Fannie and Freddie—and what that could mean for the future of housing.

Leah Price, Vice President of Tinman AI Platform at better.com, breaks down why traditional subscription-based pricing no longer works and how outcome-driven AI can unlock real value for enterprises. She also shares how embedded AI, avatars, and automation are transforming the mortgage experience for both lenders and borrowers, and what the future of AI-powered financial infrastructure could look like. Key Takeaways:  How Tinman AI embeds generative AI across an entire mortgage tech stack The limitations of traditional ROI models in enterprise AI adoption, and Tinman's vision for outcome-based pricing How AI avatars and bots reduce borrower friction and improve trust What the future of mortgage lending could look like with AI as infrastructure Guest Bio: Leah Price serves as Vice President leading the Tinman® AI Platform at Better, the AI-powered homeownership company. Under her leadership, the Tinman AI Platform will be offered to lenders and brokers across the country as an API-accessible platform. Previously, Leah led the Office of Fintech and the Office of the Chief AI Officer at Federal Housing Finance Agency, leading initiatives in emerging technologies such as artificial intelligence and blockchain. Earlier in her career, Leah held leadership roles at Figure Technologies and at Fannie Mae, where she was on the launch team of Day 1 Certainty® and other product innovations. She served as co-chair of MISMO's Emerging Technology Community of Practice, and was a Senior Advisor to MISMO. ---------------------------------------------------------------------------------------- About this Show: The Brave Technologist is here to shed light on the opportunities and challenges of emerging tech. To make it digestible, less scary, and more approachable for all! Join us as we embark on a mission to demystify artificial intelligence, challenge the status quo, and empower everyday people to embrace the digital revolution. Whether you're a tech enthusiast, a curious mind, or an industry professional, this podcast invites you to join the conversation and explore the future of AI together. The Brave Technologist Podcast is hosted by Luke Mulks, VP Business Operations at Brave Software—makers of the privacy-respecting Brave browser and Search engine, and now powering AI everywhere with the Brave Search API. Music by: Ari Dvorin Produced by: Sam Laliberte  

Keith explores why the real goal of building wealth isn't luxury—it's protecting yourself from the emotional and practical pain of money stress.  You'll hear how owning the right kinds of assets can change your lifestyle options over time, and why waiting on the sidelines can quietly erode your financial future. Keith also pulls back the curtain on a major, often overlooked force that has helped keep real estate values resilient for years, and what that means for anyone thinking about adding more property to their portfolio.  Finally, you'll get a sense of the kinds of opportunities and strategies listeners are using right now to move from just getting by to playing to win in their wealth building journey. Episode Page: GetRichEducation.com/587 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  1-937-795-8989 to speak with a freedom coach 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 or text 'GRE' to 66866 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, more important than building wealth is avoiding poverty. It's backed up by research. Learn about a force that constantly gives a boost to real estate values that you probably haven't considered before, and own assets or get left behind. I discuss a plan for doing it today on get rich education.   Speaker 1  0:29   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 of 188 world nations. He has a list show guests include 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 get rich education.com   Corey Coates  1:14   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  1:30   Welcome to GRE from Dar es Salaam Tanzania to Darlington, South Carolina, and across 188 nations worldwide. I'm Keith Weinhold, and this is get rich education the voice of real estate investing since 2014 and it's a new year, part of the reason why you need to build durable wealth for yourself is actually not to be wealthy. It's really to avoid a lack of wealth. It's in order to pad yourself against poverty. Now, shortly, I want to talk to you more aspirationally if you are or soon plan to make 500k per year or more.    Keith Weinhold  2:15   But first, there are a number of studies that show that beyond a certain level, more wealth barely increases your happiness level. In fact, if you ask many people, they say that doubling their income or doubling their net worth is what they really want, like, that's their goal. Like, in their mind, that's the benchmark in which they've made it. And you know what, when they double their income, though, then they want to double it again. They think that that is the next benchmark. So there can be this endless amount of wanting, because once you've doubled, you just want to keep doubling. But what's really more important is padding against money problems, because if having a little more doesn't change your happiness much, well, it's poverty that can really diminish a level of happiness and fulfillment in your life. So money problems don't just hurt your wallet. They actually hurt your emotions. And this isn't just some motivational poster idea, the statistics are clear. Multiple studies show that when money is scarce, when paying the regular bills feels like a monthly street fight, people report more sadness, more worry and even depression, not just sometimes, but constantly. The reality is that about 71% of Americans say that money is a major source of stress. My gosh, more than seven out of 10. So that's not a fringe category. That's the norm that say money is a major source of stress. Another study found that 42% of adults say money negatively affects their mental health. So close to half of the people walking around you right now feel emotionally beat up by their financial situation, and the gap gets even wider when you compare groups, when people experience serious financial hardship, nearly half, 49% show signs of depression among people without any financial hardship, only about 11% of that group show signs of depression. And Northwestern Mutual did an extensive study on all this. So it's not just a small difference, it's a completely different emotional reality, almost like two separate worlds. To put it plainly. For you, money will not guarantee happiness, but a lack of money can absolutely fuel sadness, and this matters. Because financial confidence isn't just about dollars. It's about dignity. It's about feeling like you're able to breathe, and it's about believing that your future can be bigger than your past. I mean, the research also shows the relationship flows in both directions. Money stress can make mental health worse, and poor mental health can make financial decision making harder. So it's sort of this loop, this cycle. And what breaks the cycle? It's not luck. It's not hoping the economy magically fixes all of its problems. It is going on offense, taking steps that build security instead of surrender, for most people, that turning point comes when they start owning assets, not just paying bills. It comes when money stops being a source of fear and it starts being a tool. Because though we focus on real estate investing here at GRE but ultimately it is a lifestyle improvement show. And before we're done today, I'm going to talk about what you can actionably do to go on offense. Now, what if you already have a higher income, or you expect to make a high income in the near term, if you're earning roughly $500,000 per year or more, and you value time efficiency in making sure that you don't live a rough quality of life. You are on the threshold of a tier that helps ensure that you can avoid some misery. Yes, there is a step change here that can help ensure you have a higher standard of living. Do you know what I might be talking about? Any idea 500k of income is where it begins now. It's only beginning here. At this point, to make sense, where you tilt into starting to fly private instead of flying commercial. Yeah, private flights. Now your situation is going to depend on more than just the income. It's whether or not you're single or you have kids and more, but it's at this income level where you can start to cover a $10,000 flight without biting into your essential living expenses. It's most justifiable when your time savings or your productivity gains translate into real value. I'm talking about things like business deals, meetings and schedules and the benefits of flying privately are pretty significant. Time efficiency is the real superpower here, drive up to the plane, wheels up in minutes. The flexibility is there. You can leave pretty much when you want. You can change your flight plans mid trip if you need to. You get access to smaller airports. That means you can land closer to your final destination and skip big city traffic congestion. You've got privacy and security, no crowds, no TSA stuff. You've got quality of experience, comfort, quiet cabins, custom catering, no competing for overhead bin space. Now even affordable private is still pretty expensive. It is substantially more than first class commercial seats, and I have had limited experience flying private, but at 500k of income, flying private can still feel like a stretch, even though it's doable for you, a more comfortable range is a million dollars or more of annual income, that's when private flights feel much easier to justify for business or lifestyle. Now, with $2 million of annual income or more, most heavy private flyers live here in this range, the $2 million plus income level, they can charter, they can fractionally own, or they can use memberships, all with less stress. When you earn this much, and if you're ultra high net worth, we're talking about $5 million worth of income plus or $20 million worth of net worth plus, well, then private flying is really commonplace. This is where you often have a personal jet, concierge services and flexibility on demand. So as the first episode of the year here, I want to give you some opportunity to dream and goal set. Yeah, you need to stretch out and give space to your aspirations sometimes, and this is a good time to do that, really, though, a more important reason for increasing your income and net worth is that it helps you avoid the discomfort of poverty. But yeah, come on, if nothing else, can you believe that before every commercial flight you have to hear that nonsense about how to inflate a raft if you're. Plane crashes in the water, or you could use your seat as a personal flotation device. Come on your seat. Can't even support your back for a three hour flight. If there's ever been a reason to invest Well, it's so that you never have to hear that stuff again before every flight chase    Keith Weinhold  10:19   last week here on the show, you'll learn more about how stable real estate prices are, why prices have never crashed in your entire life, and also why they can't double in one year. Real Estate is too slow moving 30 days between you making your offer and you closing the deal, that's actually considered pretty fast. In fact, if national home prices ever crash, I will legally change my first name to Fabrice, yes, Fabrice, I would also do that if they doubled in a year. It is almost impossible for either of those things to happen. You learned about how these things have not happened in your entire lifetime on last week's show, yes, even in 2008 in the last 85 years, nominal home prices have risen every single year, except seven of them now. Why is that? Why are the prices of US housing so resilient and just keep going up up up, almost inexorably? Well, it's actually more than just the main well documented reasons that you know about and that we've talked about here. It's about more than these attributes, like population growth, household formation, wage growth, inflation, eroding the currency and land scarcity in desirable areas beyond all of those, one reason that home values just keep going up, up up and are expected to rise again this year is something that We have not discussed yet, and that is government intervention? Yes, in the US and a lot of world places, housing is not a free market. We have a free ish market that sort of comes with training wheels and support animals. Think about how the government helps ensure that home prices stay propped up even through most recessions. We're talking about attributes like ever expanding loan access and mortgage interest deductibility. Then there's depreciation in write offs for investors like us and property tax structures that lag market value when loans have lower down payment requirements or a lowering of credit score requirements and ever expanding loan limits in terms of dollar amounts, well, that increases the demand for those that have the capacity to pay, and it nudges up prices even more incentives, like deducting your mortgage interest in tax depreciation when you don't even have a real expense, but yet you get to write it off anyway. It all heaps on the government driven demand for real estate Now none of these individual things, these government interventions, raise prices overnight, they increase demand structurally. There's evidence that the government is doing even more in recent years to prop up housing demand than they have in the past. This is increasingly a propensity to not let housing fail like it did in 2008 I mean, just look at covid During 2020, and 2021, what a glaring example of how government will prop up home values and not let them fall down if you lost your job during covid. Oh, we'll give you mortgage loan forbearance. That's where you could skip. Oh, just say nine monthly payments, and then you can just tack those nine payments onto the end of your 30 year loan and make those payments decades from now. There was a foreclosure moratorium in effect then too, so you've got forbearance and low rates and stimulus checks and a ban on foreclosures. Well, all of that helped borrowers make payments, and that supported home price growth. There was no fire sailing, really, that could have taken place then, and you will recall that during that time period, in fact, the year 2021 national home prices soared 19% so housing is not a completely free market. You really don't have to look very far to know that. I mean, Fannie Mae and Freddie Mac are both still government sponsored and still in conservatorship. And here's the thing, so far, I've only talked about how government has propped up the demand side. Side of the market. I've only talked about half of it. Don't forget the sometimes unintentional supply restriction the governments induce as well keeping housing supply in check. Well, that helps drive price appreciation. I'm talking about the zoning spaghetti that new homebuilders have to navigate through the permit purgatory, minimum lot sizes that can seem larger than some European countries, environmental reviews that last longer than the movie Avengers. Endgame was that a three hour, two minute movie, all of these roadblocks limit new housing supply that makes it harder to build. So governments provide an ever present tailwind to housing values by both boosting demand and by crimping supply. Government amplifies these forces, sometimes intentionally and sometimes unintentionally, but the result is the same propping up housing values. If all these years since coming out of the Great Recession have shown us anything, and the 2020 pandemic reinforced it, it is to either own assets or get left behind. You've got to own assets or you will be left behind, and that's whether you're trying to stay away from poverty, like I talked about at the top of the show, or whether you're aiming to fly private instead of commercial, something more aspirational, really. That's the lesson I've got more straight ahead here. There will only ever be one get rich education podcast episode 587 and you're listening to it.    Keith Weinhold  16:43   You know, most people think they're playing it safe with their liquid money, but they're actually losing savings accounts and bonds don't keep up when true inflation eats six or 7% of your wealth. Every single year, I invest my liquidity with FFI freedom family investments in their flagship program. Why? Fixed 10 to 12% returns have been predictable and paid quarterly. There's real world security backed by needs based real estate like affordable housing, Senior Living and health care. Ask about the freedom flagship program. When you speak to a freedom coach there, and that's just one part of their family of products, they've got workshops, webinars and seminars designed to educate you before you invest. Start with as little as 25k and finally, get your money working as hard as you do. Get started at Freedom family investments.com/gre, or send a text. Now it's 1-937-795-8989, yep, text their freedom coach directly again. 1-937-795-8989,   Keith Weinhold  17:54   the same place where I get my own mortgage loans is where you can get yours. Ridge lending group and MLS, 42056, they provided our listeners with more loans than anyone because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage. Start your prequel and even chat with President chailey Ridge personally while it's on your mind, start at Ridge lending group.com that's Ridge lending group.com   Dana Dunford  18:27   this is hemlane's co founder, Dana Dunford. Listen to get rich education with Keith Weinhold, and don't quit your Daydream. You Keith,   Keith Weinhold  18:45   welcome back to get rich Education. I'm your host. Keith Weinhold, we're talking about new angles with respect to how the future belongs to asset owners. Every year, people say, This is my year, but only a few actually take the action to back that up and make it come true. One thing that I've learned is that people love saying, I want an opportunity, but what they really want is certainty. Unfortunately, certainty only shows up after opportunity is gone. History is full of people who walked past moments like this now owning more of an asset like real estate today, and instead they just look and say, Oh, it's probably nothing. Well, what about alternatives? What's your employer's plan for you? I mean, really, what's a typical employer's plan for employees spend 40 years here at this desk, and I guarantee that you'll become moderately comfortable with a nice 401K balance that you can start withdrawing from by the time you're age 65 at which time you'll start paying taxes on it too. So really, that's it. That's their plan for you. Yes, that's their plan for you. Though, as you know, I do not forecast mortgage rates. No one, not one analyst or rating agency, expects mortgage rates to fall substantially any time soon as we look at the real estate landscape, in fact, among 21 different major research groups, which include PNC Bank, Redfin, Moody's, wells, Fargo, the NAR totality, if you average what their forecasts are, one year from now, mortgage rates are expected to be at the same level that they are today, which is about 6.2% if you want to add more assets, prices are probably only going to be higher one year from now. The Fed is involved in QE like behavior again, which resumed last month, that gives the effect of more money printing, and it provides an environment for a continued price run up across not just real estate, but nearly every asset class. Current CPI inflation is 2.7% and long term inflation expectations are elevated. The Fed is cutting rates. The current Fed funds rate is about 3.6% and the President wants the Fed funds rate cut to 1% central banks are stockpiling gold, and the US dollar just had its worst year since 2017 so a lot is lining up to keep supporting housing values. Now, when we zoom out, starting back in 2012 us home prices have now risen 14 years in a row, and the average annual gain since that time is about 6% which is sustainable and close to historic norms. Year after year. Some people keep waiting for the right moment, and meanwhile, the right moment just keeps passing them by. And look, now here's a really interesting way for you to look at things from a long time investor like me, I have bought a wide variety of investment real estate over the years. I bought single family homes to both live in and single family homes to rent out vacant land, agricultural parcels, small apartment buildings and larger apartment buildings on every single one at the time when I purchased it, it was the most that anyone had ever paid for that property in that property's history, and if there were bids and I ended up getting the property, then I was the highest bidder as well. So on. Effectively, every single property purchase of my life, I paid more than anyone ever. And if someone had no understanding of the real estate market. They might think that that sounded bad, like I executed with a poor strategy or a lack of experience or direction, but that's just usually how it works in real estate, with the incessant postulation of almost unceasing appreciation and inflation, and years later, when it was time for me to sell the property, what were those conditions like? What happened then? You guessed it, I sold it for the most that it had ever sold for. So for that next buyer, that was the most then that anyone had ever paid for the property in history, yet again, and if it was a bidding situation, chances are I sold it to the highest bidder. So therefore, that has nothing to do with luck, that has nothing to do with timing, that is simply being an active participant in the real estate market and enjoying the leverage and all the other benefits all the while. So history shows that trying to time things based on market conditions or what you think market conditions are going to be, that does not work. What does work is owning more assets sooner. Every property that you purchase, expect to pay more for it than anyone ever has in that property's history. And then every property that you sell down the road, expect that you're going to sell it for more than what anyone has ever sold it for. Historically, that is normal. Now if your net worth is below $1 million or even below $5 million you really can't play the game not to lose. That's what keeps people stuck. You've got to play to win. The world already has your money. If you want access to it, you have simply got to go out. Out and get it. You play offense now, and you can play defense later, when your financial position is where you want it really and here's a huge insight, more money is lost trying to avoid a downturn than is lost actually being in the market when one finally happens, like I've discussed lately, real estate price downturns are uncommon. Sitting out and waiting is a wealth killer, because even if a downturn does happen, well, if you're already invested, you are positioned for the upturn. You're going to get the full measure of the upturn. That's where the real gains are, and this is where real estate is different. Leverage just keeps working for you. In the background, your 401, k does not do that. There's no leverage beyond maybe a two to one employer match, and then you get taxed when you finally touch the money. Some people like to gamble a little play a prediction market like poly market. Have something in Bitcoin, maybe even have exposure to a risky altcoin. I guess the NFL playoffs start this coming weekend. Some people want to bet on that and have their fun. Maybe even be invested in a high flying tech stock, or even the sp500. These vehicles rarely build wealth when you're actually young enough to enjoy it, because you're probably unleveraged there, you're exposed. You've only got your dollars working for you, not others, and you sure can do some of that day to day stuff. Go on polymarket and bet on when man will first land on Mars or something. Have your fun while the real wealth is built by the quiet, slow moving leverage of your larger real estate portfolio. In the background. Real estate, you can put 20 to 25% down on a 200k income property and control the whole thing. That's what investors are doing with our GRE marketplace properties right now, often in a low cost market like, say, Kansas City or Memphis, say that, for example, you're looking to add four doors this year, four rental units. Now that might take the form of one duplex and two new build Florida single family rentals. Now, with about 250k you can control $1 million of property adding assets this year. And here at GRE our nationwide provider network connects you with the real deals, and our providers often tell us about them before the public knows, for example, the properties where the builder still in this environment buys your rate down to perhaps four and a half percent. That is still happening. And why do the properties that our GRE investment coaches connect you with seem like such good deals at times? Well, there's a few reasons for that. Investor advantage markets just intrinsically have low prices. There's no agent that you have to compensate. It's a direct model that keeps the price down. These providers provide homes in bulk that helps keep the price down. And since we're dealing with investment properties, income producing properties, there are not any of these owner occupied emotions, so you don't get unreasonable sellers that hold out for a high price because there's some sentimental attachment there, or something like that.    Keith Weinhold  28:38   Let me give you three examples of real properties that our GRE investment coaching helps connect you with right now, and this is the place to be entry level homes, because entry level homes are few long term you are going to own a scarce asset that everybody wants. The first one is a brand new build single family rental in Cullman, Alabama. That's right between Birmingham and Huntsville, booming Huntsville. Now this property is currently vacant. However, it's in an A class neighborhood, so good appreciation potential, but less cash flow on this one, the rent is $2,100 the purchase price is 317k Yes, just 317k for this five bed, three bath, 2500 square foot rental, single family home. That's new build. One advantage Alabama has, and why we often have available Alabama properties is that really low property tax in that state you're going to benefit from a low fixed expense ratio over the long term. Alabama, property taxes are well under 1% per year as a percentage of the property value. In fact, at less than 410 Tax of 1% Alabama has the lowest property taxes in the entire continental United States. Only Hawaii has a lower one, where you're going to find a national average of 1% or a little more than 1% the second property is also brand new construction. It is a duplex in Goddard, Kansas, which is outside Wichita, each side of the duplex has three beds, two baths and 1300 68 square feet combined. Rents both sides are $3,500 and the purchase price is 447k and it is leased. Both sides are rented out. You can contact our free investment coaching and scoop up this or one like it today, and I'm looking at pictures of this really good looking new build duplex in the Wichita area. Looks like a two car garage on both sides, really attractive. And again, on these new builds, oftentimes the homebuilder is still buying down your mortgage rate for you, often under 5% the last one I'll mention, and I'm just giving you three samples to help give you an idea here. And if you're listening to this in a few years, you'll probably wish you could purchase these at prices this low. This last one is not new builds. Unfortunately, I can't quickly find the year of construction, but it looks older. It is a Kansas City single family rental, fully renovated. The cash flow numbers are super attractive. $2,100 rent on a purchase price of just $227,500 and free property management for two years is offered here on this renovated Kansas single family rental. Our investment coaching can answer questions about it for you. When something's renovated, you definitely want to see what the scope of work is. And there are also larger properties available. If you're looking to trade up some of your properties with accumulated equity into something else, we can help build an entire portfolio for you, or you might currently be only invested in one market, where we can help you determine what second market might make sense for you based on your time horizon and your own goals. Hey, maybe you've got a private plane in a decade kind of goal, or maybe we'll help you find out that adding more property does not make sense for you at this time in your situation, even though the opportunities are pretty good right now, because compared to two years ago, the inventory to select from is wider today, And the mortgage rates are lower now too GRE investment coaches are your free trusted advisors. It's like having a silent partner on your deal, someone who gives you insight but doesn't take any equity. There's no compensation for you to provide at all. It's about your portfolio, your goals and your direction. And our coaches also help you with services related to managing your real estate assets long term, like your tax and CPA questions, legal questions, though, that's pretty limited, because we're not attorneys here. For example, what happens if you have an appraisal surprise and the appraisal comes in lower than the amount that you've contracted to buy a property for, we help you with something like that, any inventory issues or inspection issues and property management guidance that you might need. In fact, if you've engaged with our free investment coaching in the past, even a few years ago, and we helped you find a property and say, now you have some sort of property management issue. Let us know. Keep in touch with your GRE investment coach. You tell someone like Naresh here, and he will step in. And when you set up a time to chat, which you can do at greinvestmentcoach.com There's really nothing special that you need to do to prepare if you can bring a 20% down payment. Now the ball is already rolling, and in today's environment with closing costs, that's usually about a 50k minimum. It helps if you're pre approved for a mortgage loan with Ridge lending group, or whomever your lender of choice is. What's interesting is that these deals are good. These are real estate pays five ways, properties that our coaches help connect you with. So sometimes we are buying these properties ourselves here at GRE. We have in the past, but there is no way we can buy them all, not even close. That means that an opportunity remains for you. Yes, we are real estate investors ourselves here at GRE, right now, there are better properties available than ones that we've bought ourselves recently, and there is more overall selection too. You can easily see the coach's calendar, select a time and then have a phone call or a zoom chat, whatever you like. If. From there. Our coaches usually give you their phone number, so then later, you can even text them. Our coach, Naresh, he responded to someone on Thanksgiving. That's the level of dedication here. So here's the next step. Book a time at GREinvestmentcoach.com you can do that now. That's where the calendar lives. There's no back and forth. Just pick a time right there that works. It's Free. Select a 30 minute time slot, and lately they've been available seven days a week. And you're going to walk away with clarity on your goals, your timeline and what's realistic for you, if you're tired of watching from the sidelines, tired of trying not to lose, tired of waiting for perfect conditions, and conditions are never perfect, well, this is your moment to play to win. It's pretty easy to remember to connect with a GRE investment coach. Visit greinvestmentcoach.com Until next week, I'm your host. Keith Weinhold, don't quit your Daydream.   Speaker 2  36:10   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  36:38   The preceding program was brought to you by your home for wealth building, get richeducation.com  

California ADU financing just changed in a big way, and if you are a homeowner or real estate investor, it is critical to understand how this actually works before making assumptions.Fannie Mae has updated its guidelines to allow up to three ADUs on a single family property in California. However, this does not automatically mean higher loan limits or easy low down payment financing.In this episode, I break down how these new ADU rules really work and what they mean in practice for homeowners, investors, and anyone planning an ADU project.In this episode, we coverHow Fannie Mae is treating California ADUsWhy properties with multiple ADUs are still considered single family for loan limit purposesWhat this means for conventional, FHA, and VA loansThe biggest issue most people will face with ADU properties, appraisalsWhy working with the right lender matters more than everThis is major news for California housing, ADU development, and long term affordability, but the real world details matter. Understanding the structure, zoning, loan limits, and appraisal risks can save you from costly mistakes.If you are planning an ADU in California, buying a property with ADUs, or refinancing one, this episode will help you understand how to approach it the right way.Want help structuring an ADU deal correctly?Reach out to my team. We work with ADU financing every day across California.

Sharon Karaffa is the President of Multifamily Debt and Structured Finance at Newmark. With over two decades of experience, she's built her career advising on agency lending, capital markets strategy, and multifamily finance. From starting in corporate finance at Fannie Mae to shaping lending strategies during volatile market cycles, Sharon brings a rare lens on long-term trends and real-time insights. She has led teams through critical transitions, including Fannie Mae's restatement period and the public launch of Newmark's multifamily platform, giving her a comprehensive view from both the borrower and lender perspective.     Make sure to download our free guide, 7 Questions Every Passive Investor Should Ask, here.     Key Takeaways How Sharon transitioned into multifamily lending during a corporate finance shake-up at Fannie Mae Why mentorship and sponsorship play a crucial role in long-term success The ongoing conservatorship of Fannie and Freddie—and what it means for agency lending How current interest rate volatility is reshaping investor and lender behavior The role of AI in the future of multifamily debt underwriting     Topics Covered Falling Into Multifamily by Taking a Chance Sharon shares how she unexpectedly landed in multifamily finance after being offered three career tracks at Fannie Mae—and choosing the one she knew the least about. Navigating the Conservatorship Era A look at how Fannie and Freddie's placement under conservatorship in 2008 changed the structure of agency lending, from Treasury sweeps to regulatory capital planning. How Volatility Affects Lending Decisions Sharon explains how rate volatility has impacted investor confidence and what lenders consider when advising clients during market uncertainty. Bridge Loans vs. Agency Debt Sharon breaks down where potential distress may appear in the market and why deals underwritten with aggressive bridge debt may be more vulnerable. Lender Advice: Don't Wait for the 'Perfect Rate' Insight on why now may still be the right time to execute a deal—and how waiting on the sidelines may mean missing key opportunities. Tech and AI in Multifamily Lending Sharon shares how Newmark is experimenting with a proprietary GPT tool for internal underwriting and predictive analytics—and where AI still needs work.    

In this episode of the Old Capital Podcast, the team discusses key multifamily market trends that shaped 2025, including increased foreclosures, loan modifications, and tighter equity conditions. They explain why Class A properties and agency financing through Fannie Mae and Freddie Mac are dominating transactions, while Class B and C assets face growing challenges from leasing concessions and capital constraints. The conversation also emphasizes the importance of strong operators, proper capitalization, and preparing for longer 5–7 year hold periods. Plus, learn about the upcoming Old Capital Bus Tour in Dallas and how investors can get registered. To join the January 16th Old Capital Bus Tour: OldCapitalPodcast.com Are you ready to unlock the potential of Multifamily Syndications? Discover how Michael Becker's proven real estate syndication business can open doors to financial growth and long-term success. Visit SPIADVISORY.COM today and start your journey toward smarter investing!

Kathy Fettke talks with Sharon Karaffa, President of Multifamily Debt & Structured Finance, about today's multifamily lending environment, including liquidity, interest rates, and financing options. They break down how commercial loans differ from residential mortgages, what lenders look for in cash flow and debt coverage, and how Fannie Mae, Freddie Mac, FHA, banks, and debt funds support multifamily financing. A clear, practical episode for investors moving from single-family rentals into multifamily — and anyone looking to understand today's lending landscape.

Want lower mortgage rates? One economic “X factor” could give them to us. It's time for our 2026 mortgage rate predictions!  Is this the year we get back into the 5% mortgage rate range? It might be more likely than you think. But two things are currently holding mortgage rates in limbo, keeping the housing market “stuck” as buyers beg for a more affordable interest rate. These crucial factors could finally budge, and if/when they do, big changes to mortgage rates could follow.  For four years, Dave has been sharing his mortgage rate forecast leading up to the new year—and he's been right almost every time. But we're not just sharing Dave's take. We'll also give you mortgage rate forecasts from top economists at Fannie Mae, NAR, and more. Waiting for lower mortgage rates? Stick around to see if Dave's prediction is what you want to hear.  In This Episode We Cover 2026 mortgage rate predictions and whether we'll get back into the 5% range  The “X factor” that could send mortgage rates into a free fall  The two things keeping mortgage rates “stuck” right now (and whether they'll move) A desperate move from the Federal Reserve to lower mortgage rates that could cause massive ripple effects throughout the economy  Interest rate forecasts from top mortgage and real estate organizations  And So Much More! Check out more resources from this show on ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠BiggerPockets.com⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ and ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠https://www.biggerpockets.com/blog/real-estate-1207 Interested in learning more about today's sponsors or becoming a BiggerPockets partner yourself? Email ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠advertise@biggerpockets.com⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠. Learn more about your ad choices. Visit megaphone.fm/adchoices