Closing the Deal

Most buyers don’t rule themselves out because they can’t buy a home — they rule themselves out because they don’t understand the numbers.

In this episode of Closing the Deal, Zach Dickson and Sam Enright break down how much cash you actually need to buy a home, where that money goes, and why outdated myths (like needing 20% down) stop so many buyers before they ever start.

We cover:

Why cash feels so intimidating for buyers

The truth about down payments (including 3%, 3.5%, and 0% options)

What closing costs really include

How seller concessions and down payment assistance work

What “reserves” are — and when they actually matter

Why there is no one-size-fits-all number

How to think about cash realistically, not emotionally

If cash has been the one thing holding you back from buying a home, this episode is designed to remove fear, add clarity, and help you plan without pressure.

🎧 Whether you’re buying in 3 months or 3 years, learning now puts you in control later.

00:00 – Why buyers rule themselves out before knowing the numbers

01:15 – Why cash feels so intimidating when buying a home

03:30 – The 20% down myth and where it actually comes from

05:45 – Down payment options: 3%, 3.5%, and 0% loans explained

07:20 – What closing costs really include (and how much they are)

10:30 – Seller concessions & down payment assistance strategies

12:40 – What “reserves” are and when lenders care about them

15:10 – Why there’s no magic cash number for every buyer

17:45 – How to think about cash realistically (not emotionally)

20:30 – Planning vs committing: why learning early matters

23:10 – Timing your purchase without forcing it

25:00 – Why starting the conversation early changes everything

26:45 – Final thoughts: removing fear and gaining clarity

Thinking about buying a home in 2026? Before you start scrolling Zillow, there are three critical steps you should take in the next 90 days that most buyers completely skip.

In this episode of Closing the Deal, Zach Dickson and Sam Enright break down a month-by-month 90-day plan to help you prepare financially, understand your credit and pre-approval, and confidently start your home search without stress or surprises.

We cover:

Why financial prep is the most overlooked step in buying a home

How budgeting, savings, and debt awareness set you up for success

When to talk to a lender (and why waiting can cost you the right home)

How to set realistic expectations before touring homes

The biggest mistakes buyers make when they skip steps

If you’re a first-time buyer, planning ahead for 2026, or want a smoother home-buying experience, this episode will give you a clear roadmap.

📌 Save this episode — you’ll come back to it more than once.

00:00 – The 90-Day Plan Every 2026 Buyer Should Follow

01:05 – Why January Is the Perfect Time to Start Preparing

02:15 – Month 1: Financial Prep Most Buyers Avoid

03:45 – Budgeting, Subscriptions, and Spending Awareness

05:20 – Savings, Emergency Funds, and Hidden Homeownership Costs

07:45 – Why Financial Prep Builds Confidence as a Buyer

10:37 – Month 2: Talking to a Lender Before It’s Too Late

12:00 – Credit Checks, Pre-Approval, and Common Buyer Mistakes

14:43 – Why Skipping Pre-Approval Leads to Disappointment

18:48 – Month 3: Starting the Home Search the Right Way

19:17 – Wants vs Needs and Market Expectations

21:40 – Why Preparation Makes the Home Search More Enjoyable

24:45 – Enjoying the Process, Not Just the Result

26:16 – Final Advice for Buyers Planning for 2026

Renting vs buying is one of the biggest financial decisions you’ll ever make — and in 2026, the answer is more nuanced than ever.

In this episode of Closing the Deal, Zach Dickson and Sam Enright break down the real-world pros and cons of renting vs buying, updated for today’s market. We explain when renting actually makes sense, when buying is the smarter move, and the biggest mistakes people make when deciding between the two.

Spoiler alert: there is no universal right answer — only the right decision for your timeline, finances, and lifestyle.

If you’re debating whether to:

Renew your lease

Start prepping to buy a home

Or feel stuck between both options

this episode will give you clarity, not hype.

🎧 Listen before you make a move you regret.

00:00 – Buying Isn’t Always the Right Move

00:48 – Why the Rent vs Buy Debate Never Goes Away

01:35 – There Is No One-Size-Fits-All Answer

03:01 – When Renting Makes the Most Sense

03:45 – Short Timelines & Market Risk

04:45 – Financial Prep & Why Most Buyers Rush Too Soon

05:52 – Flexibility, Mobility, and Renting Realities

07:10 – Why 60-Day Lease Timelines Create Bad Decisions

08:54 – When Buying Makes the Most Sense

09:40 – Stability, Long-Term Plans, and Equity

11:05 – Monthly Payment Control vs Rising Rent

13:11 – How Rent Increases Add Up Over Time

15:42 – Biggest Mistakes People Make When Deciding

16:30 – Rushing vs Emotional Buying Decisions

18:30 – The Instant-Gratification Problem

19:45 – When to Start Preparing Before Your Lease Ends

21:30 – Paralysis by Analysis & Waiting Too Long

23:18 – Why Preparation Beats Perfect Timing

26:05 – Final Thoughts: The Right Answer Is Personal

Most buyers delay buying a home for years because of one major credit myth — and in this episode, we’re putting it to rest.

In today’s episode of Closing the Deal, Zach Dickson and mortgage expert Sam Enright break down what credit score you actually need to buy a home in 2026, why perfect credit is not required, and how misinformation keeps buyers stuck on the sidelines.

We cover:

The minimum credit scores lenders can work with

What an optimal credit score really does for your loan

Why waiting for a 700+ score can cost you more in the long run

The fastest ways people accidentally destroy their credit before buying

A real client success story where credit jumped 100+ points in weeks

If credit is the thing holding you back from buying in 2026, this episode walks you through exactly what lenders look for and how to build a realistic game plan — even if you’re not ready today.

🎧 Follow Closing the Deal for weekly, clear, honest home-buying education as we build your full 2026 buying plan.

00:00 – The credit myth that keeps buyers renting for years

00:42 – Why most people were never taught how credit actually works

02:47 – How outdated advice gets passed down through generations

05:15 – Do you really need perfect credit to buy a home?

07:20 – Minimum credit scores lenders can approve in 2026

09:40 – Why “waiting for a 700 score” can be a costly mistake

11:19 – How credit score impacts interest rates & buying power

12:26 – The biggest credit mistakes before buying a home

14:40 – Why late payments crush credit faster than anything else

17:50 – Real client story: 100+ point credit increase & closed deal

20:58 – Final takeaway for buyers worried about credit in 2026

Most buyers think the amount they’re approved for is the amount they can afford — and that mistake is how people end up stressed, house poor, and regretting their home purchase.

In this episode of Closing the Deal, we break down how much house you can actually afford in 2026, and why lender approval and real-life comfort are two very different things. We walk through the biggest budgeting mistakes buyers make, what your mortgage payment truly includes, and how lifestyle, savings, and long-term goals should factor into your decision.

Whether you’re planning to buy this year or just starting to think about it, this episode gives you the framework to buy confidently — without sacrificing your lifestyle.

🎯 Topics covered:

• Approved vs comfortable budgets
• What lenders actually look at (and what they don’t)
• What your mortgage payment really includes
• Utilities, HOA fees, maintenance & hidden costs
• Lifestyle, savings, and emergency fund reality checks

If you’re buying a home in 2026, this is the first episode you should listen to.

⏱️ Chapters / Timestamps

00:00 – Why being approved doesn’t mean you can afford it

01:27 – Why this matters for 2026 homebuyers

02:30 – Approved vs comfortable: the biggest buyer mistake

04:00 – What lenders actually use to approve you

05:27 – The budget responsibilities buyers must own

06:54 – When stretching your budget can make sense

09:52 – Trimming expenses before buying

10:17 – What your mortgage payment really includes

11:15 – Principal vs interest explained

12:10 – Property taxes and location surprises

13:05 – Insurance, utilities, and maintenance costs

14:10 – HOA & COA fees: when they help and when they hurt

15:01 – Mortgage insurance (PMI, FHA, USDA explained)

17:22 – Why buyers get shocked by payments

18:45 – Interest rates vs 2021 reality check

20:26 – Utility costs renters don’t expect

21:22 – Lifestyle reality check before buying

22:55 – Emergency funds & long-term financial health

24:49 – Why lifestyle sacrifices create regret

26:20 – Why this should be your first episode of 2026

27:38 – Market conditions and what could change next

28:09 – Final thoughts and wrap-up

In this episode of Closing the Deal, Sam Enright and Zach Dickson recap a four-day Florida golf trip through West Palm Beach, Jupiter, and Stuart, breaking down every round, every mistake, and every lesson learned.

From starting the trip at the West Palm Beach Par 3 straight off the plane, to revisiting North Palm Beach Country Club, battling brutal winds at The Florida Club, and finishing with a full caddie-led walking round at The Park, this episode is a true golf sicko deep dive.

We talk:

• Why par-3 courses are the perfect travel warm-up
• How wind exposure completely changes course strategy
• The mental side of golf and committing to shots
• Why amateurs don’t lose strokes to birdies — but to double bogeys and snowmen
• What it’s really like walking The Park with a caddie
• Why Florida palm trees are NOT “90% air”
• And how small decision-making mistakes quietly wreck good rounds

If you love destination golf, course architecture, trip planning, or honest post-round reflection, this one’s for you.

🎧 Subscribe for more golf trips, real estate, and real conversations.

00:00 – Intro & post-Florida trip vibes

01:33 – “Golf sicko” episode concept

03:11 – Florida trip overview (West Palm, Jupiter, Stuart)

03:58 – West Palm Beach Par 3: perfect first round off the plane

06:33 – Ocean winds, green speeds & course design

09:21 – Escaping an Ohio snowstorm just in time

10:51 – North Palm Beach Country Club rematch

13:09 – Quietly elite random pairing & early momentum

16:18 – Zach’s best golf stretch & mental breakthroughs

18:50 – Decision-making mistakes that lead to big numbers

19:51 – Sam’s back-nine flip & separating think box vs play box

23:30 – Driving greens & eagle bunker hole chaos

28:56 – Why amateurs don’t lose strokes to birdies

33:11 – Florida Club in brutal wind conditions

35:21 – Palm trees vs Ohio trees (not the same)

38:47 – How snowmen destroy otherwise solid rounds

42:38 – Florida golf vs cold-weather golf reality

43:12 – Near-death bunker incident (sorry, Dale)

47:21 – Arrival at The Park & mandatory caddie experience

50:38 – Why The Park is a true golfer’s playground

52:02 – How a caddie improves commitment & decision-making

54:57 – Favorite holes & best shots at The Park

56:36 – Bunker conditions, greens & course setup

58:34 – Triple bogey from paradise: how it happens

1:00:14 – Final thoughts on the trip & future golf plans

1:01:51 – Closing remarks & listener recommendations

Buying a home shouldn’t feel overwhelming — but for many buyers, overthinking every step leads to missed opportunities and stalled decisions.

In this episode of Closing the Deal, hosts Zach Dickson and Sam Enright break down the most common signs you’re overthinking the home buying process — and how that overthinking can quietly cost you time, equity, and momentum.

We cover why constantly seeking second opinions can lead to paralysis, why trying to time the market perfectly almost never works, and how obsessing over small monthly payment differences distracts buyers from long-term wealth building. We also tackle one of the biggest fears holding buyers back: the belief that buying a home is a permanent, irreversible decision.

If you’re a first-time homebuyer, or you’ve been stuck on the sidelines waiting for the “perfect” moment, this episode will help you reframe the process, trust your preparation, and take confident action.

🎯 In this episode, we discuss:

Why overthinking leads to inaction in real estate

The danger of too many opinions during the home search

Why timing the housing market perfectly is a myth

How small monthly payment differences distract from long-term gains

Why your first home is a stepping stone — not a life sentence

How preparation and the right team eliminate fear and uncertainty

Whether you’re early in your home search or stuck second-guessing every move, this episode is designed to help you stop overthinking and start building equity.

00:00 – Why buying a home feels overwhelming for many buyers

00:32 – Holiday banter & Midwest vs Florida weather

03:22 – Episode intro: Signs you’re overthinking the home buying process

04:59 – Trusting your gut vs overanalyzing decisions

07:07 – Sign #1: Needing a second opinion for every decision

10:31 – Why advice from family & friends can hold buyers back

14:32 – Sign #2: Trying to time the housing market perfectly

19:10 – How the 2008 crash still affects today’s buyers

22:14 – “If you wait for the perfect moment, you’ll miss the right one”

23:16 – Sign #3: Obsessing over tiny monthly payment differences

24:29 – Why $20–$30/month shouldn’t derail a purchase

26:10 – Interest rates, long-term equity & playing the long game

30:08 – Sign #4: Thinking every home purchase is permanent

33:24 – Why your first home is a stepping stone, not forever

34:20 – Recap: The 4 biggest overthinking traps buyers fall into

38:16 – Preparation, mindset & building confidence before buying

41:06 – Final thoughts & episode wrap-up

Before you spend a dollar on renovations, pause.

In this episode of Closing the Deal, Zach and Sam break down which home renovations actually increase your home’s value—and which ones quietly drain your money.

Building off our previous conversation about why your first home shouldn’t be your dream home, we dive into the smartest ways homeowners and first-time buyers can approach upgrades with return on investment (ROI) in mind. From kitchens, bathrooms, flooring, and major systems to curb appeal, we explain what buyers actually care about—and what they don’t.

We also cover common renovation mistakes, including overly custom designs, luxury upgrades in non-luxury neighborhoods, pools, and trend-heavy remodels that don’t age well. Finally, we walk through real-world examples comparing a smart renovator versus a money-pit renovator so you can see how strategy—not emotion—creates equity.

Whether you already own a home or are preparing to buy your first one, this episode will help you renovate with purpose, protect your budget, and build long-term wealth.

00:00 – Pause Before Renovating

01:28 – Episode Overview: What Renovations Actually Add Value

03:35 – The Biggest Renovation Myth

04:15 – Kitchens: The #1 Value-Add Renovation

06:52 – Why Kitchens Drive Buyer Emotion

08:57 – Bathrooms: High ROI Without Overdoing It

11:30 – Guest & Everyday Bathroom Impact

13:49 – Flooring: Material, Durability, and Buyer Perception

18:07 – Major Systems & Roof: The Hidden Value Adds

21:36 – Curb Appeal: First Impressions Matter

24:54 – Renovations That Don’t Add Value

25:00 – Overly Custom & Themed Renovations

27:19 – Luxury Upgrades in Non-Luxury Neighborhoods

29:24 – Pools: Fun vs Financial Reality

31:33 – Trend-Heavy Designs That Don’t Age Well

33:37 – Smart Renovator vs Money-Pit Renovator

35:45 – Final Takeaway: Renovate for You and the Next Buyer

36:43 – Episode Wrap-Up & Thank You

Your first home isn’t supposed to be perfect — it’s supposed to get you in the game.

In this episode of Closing the Deal, we break down why your first home should NOT be your dream home, and how chasing perfection can actually delay progress, cost you equity, and keep you stuck on the sidelines.

We talk through the biggest mindset mistakes first-time homebuyers make, how social media and HGTV distort expectations, and why your first house should be viewed as a launch pad, not a forever home. From building equity and gaining experience to avoiding cosmetic distractions, this episode is packed with practical advice for buyers who want to make smart, long-term decisions.

If you’re a first-time homebuyer — or planning to buy in the next few years — this episode will help you reframe the process, reduce pressure, and focus on progress over perfection.

00:00 – Why your first home isn’t supposed to be perfect

01:00 – Intro & opening banter

02:00 – Why this topic sounds counterintuitive

03:25 – How social media & HGTV distort homebuying expectations

05:23 – Reason #1: Your first home is a stepping stone

07:17 – Why experience matters before buying a “dream home”

09:16 – The real cost of waiting for perfection

10:34 – Reason #2: Perfection delays progress

14:04 – Why “perfect” homes eliminate most options

16:48 – Reason #3: Dream homes don’t start as dream homes

18:53 – Reason #4: Cosmetic issues distract buyers

21:48 – Cheap fixes that make a big difference

24:52 – Reason #5: Most people don’t stay in one home forever

27:46 – Why your first home is a launch pad

29:36 – Final thoughts & buyer mindset shift

What really happens if you miss a mortgage payment — and how much time do you actually have before foreclosure is on the table? Today, Zach and Sam break down the full timeline from Day 1 through Day 120+, explaining the consequences, credit impacts, and MOST importantly, the options homeowners have at every stage to fix the problem before it snowballs.

Whether you're a first-time buyer trying to understand the risks, a homeowner navigating a tough financial moment, or just someone who wants to know how the system actually works, this episode gives you a clear, realistic, shame-free breakdown of the process.

From grace periods to late fees… from credit reporting to serious delinquency… from repayment plans to forbearance and loan modifications… Zach and Sam walk through the entire roadmap and explain the power of communication, why banks truly don’t want your home, and how most foreclosures can be avoided long before they become reality.

🎧 This episode is a must-listen for buyers, homeowners, landlords, and anyone who wants to protect their credit and their home.

00:00 – Intro: What Happens If You Miss a Mortgage Payment?

00:33 – Thanksgiving Week & Opening Banter

03:00 – Topic Overview: Missed Payments & Today’s Market

04:00 – 0–15 Days Late: Grace Period

07:00 – 16–29 Days Late: Late Fees Begin

10:30 – Renting vs. Owning: Why the Timeline Differs

12:46 – 30 Days Late: Officially Reported Late

15:00 – Credit Impact & Recovery Timeline

18:00 – Communication Is Key

22:00 – 60 Days Late: Serious Delinquency

24:00 – Avoidance, Pride, and Falling Behind

26:40 – 90 Days Late: Pre-Foreclosure Begins

27:30 – The Fork in the Road

28:30 – Options to Avoid Foreclosure (Forbearance, Deferral, Mods)

31:00 – Pandemic Example & Lender Willingness to Help

33:00 – 120 Days Late: Foreclosure Proceedings

34:00 – 7-Year Credit Impact & Score Effects

36:00 – How Long Until You Can Buy Again?

39:30 – Key Takeaways: Communicate Early

41:00 – Closing & Year-End Gratitude