Stackable grants, strategy-based lending, and insider truths about mortgage math—this episode unpacks what really sets unicorn lenders apart in today’s market. In part two of this masterclass with unicorn lender Kelly Cort, David and Kelly go deep on the real numbers behind down payment assistance, adjustable rate mortgages, lender-paid buy-downs, and PMI myths. Learn why pre-approvals aren’t enough, how lenders can actually help you win bidding wars, and what it means to build a plan instead of chase a rate. From DTI math to offer letters and insurance shocks, this is the kind of lending guidance most first-time buyers never get.

• What is down payment assistance—and can you use it even if you have 20% down?
• How does stacking assistance programs work—and what are the tradeoffs?
• Why does Kelly personally call the listing agent to help your offer stand out?
• How can your lender strategy beat a higher competing offer in a bidding war?
• What’s the real difference between a 6.5% rate and a “clickbait” 5.5% rate?
• Can you buy a home with just an offer letter for a job you haven’t started yet?
• Why is PMI sometimes the smartest move—and how low can it actually go?

• Episode 19 – Financial Prep for Homeownership
• Episode 94 – Real Estate Terms & Definitions
• Episode 328 – 10 Real Action Steps for First-Time Buyers
• Episode 339 – Part 1 with Kelly Cort

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

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Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

Forget pre-quals and online rate shopping—this episode breaks down why discovery calls, custom strategies, and unicorn lender relationships are the real keys to homebuying success. In this first of a two-part conversation, David interviews unicorn lender Kelly Cort, who shares the most misunderstood truths about home loans—and how first-time buyers can stop wasting time online and start building a real plan. From rules vs. guidelines, to buying with debt, and even how your W-4 and tax strategy can raise your monthly affordability, this episode is packed with insight that could save buyers thousands.

Whether you’re afraid to “bother” a lender or just not sure when to start, this episode shows why early outreach and human strategy beat bots every time.

• What’s the difference between a pre-qualification and a discovery call?
• Why do so many buyers wait too long to talk to a lender—and how does it hurt them?
• What’s the real difference between a loan rule and a guideline—and how can it change your approval?
• Can you buy a home even with student debt or loans in forbearance?
• How can adjusting your W-4 and tax strategy increase your monthly affordability?
• Why do unicorn lenders view helping you early as an honor, not a hassle?

• Episode 19 – Financial Prep for Homeownership
• Episode 94 – Real Estate Terms & Definitions
• Episode 328 – 10 Real Action Steps for First-Time Buyers

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

Alex and Tamara faced a long, complicated homebuying journey with unexpected setbacks—but their persistence finally led them to homeownership. Alex and Tamara’s path to owning their first home was full of surprises, setbacks, and last-minute hurdles—from inspection shockers and budgeting surprises to navigating mortgage complexities. Despite numerous pitfalls and a challenging out-of-state move, their determination and flexibility paid off. They share candid insights about staying motivated, working with a unicorn realtor and lender, and how overcoming challenges ultimately made their journey even more rewarding.

• How do you keep going when your homebuying journey keeps hitting unexpected roadblocks?
• What pitfalls did Alex and Tamara face—and how did they overcome each one?
• Why did inspection issues almost derail their home purchase?
• What budget surprises caught them off guard, and how did they adapt?
• How did finding the right unicorn realtor change their entire experience?

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

Behind the boxes and bubble wrap lurks a $2.2 million criminal industry—and this episode dives into the chilling real-life story of a moving scam and the five red flags every first-time buyer must know. It sounds like a crime show plot: a young woman hires a moving company, only to be threatened with her belongings being dumped in the Arizona desert unless she wires thousands more. But this isn’t fiction. Mariette Frye, moving expert and victim-turned-advocate, returns to reveal the dark underworld of moving scams—from burner phones and fake paperwork to stolen heirlooms and hijacked semis. First-time buyers will learn exactly how these crimes work and what they can do to protect themselves from becoming the next victims.

"You're going to need to wire us $3,000 more, or we're going to drop your stuff off in Yuma, Arizona at the weigh station."​ - Mariette's Moving True Crime Story (It involves the FBI)

• How Mariette's cross-country move turned into an extortion attempt—and how a federal agent stepped in.
• The single biggest red flag that you're dealing with a scam: a quote that seems too cheap to be real.
• Why using broker sites can expose your personal info to scam networks—and what to do instead.
• How to verify a mover’s legitimacy using a federal mover database the scammers hope you don’t find.
• What to do on moving day: photographing license plates, getting DOT numbers, and taking selfies for protection.
• The disturbing truth behind shared moving trucks, missing valuables, and staged box repacking.
• When to call the police and file a federal claim—and how to create a paper trail scammers can’t outrun.

• Episode 94 – Real Estate Terms & Definitions
• Episode 301 – 10 Basic Steps for First-Time Buyers
• ProtectYourMove.gov – Federal Motor Carrier Safety Administration’s official database for vetting movers.
• Mariette Frye
• Website: DecidingToMove.com
• Podcast: Moving Tips and Tricks for People Considering a Relocation
• Social: @mariettesonthemove on all platforms

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

Moving is one of the most stressful parts of homebuying—so before you decide to relocate for affordability, remote work, or a dream lifestyle, this episode helps you figure out if you’re really ready. David sits down with Mariette Frye, host of the Moving Tips & Tricks podcast, who has moved 20 times in 24 years and developed a practical and emotional framework to help people plan better moves. From financial prep to emotional readiness and community-building tips, this episode is all about knowing what to do before you commit to a new city or neighborhood—especially if you’re planning to rent first, test out a market, or buy remotely.

Whether you’re dreaming of New York, San Diego, or just moving two zip codes over, this episode helps you get clear on how to test your dream before making a major life transition.

“You have to grieve your old home and your old life—because once you move, it’s a complete reset. Whether you’re ready for it or not, it’s coming for you.” — Mariette Frye

• How do you know if you’re actually ready to relocate—or just reacting to burnout, grief, or frustration?
• What is the FRED framework? A 4-part system to evaluate your next city using lifestyle filters, not just affordability.
• Can you test-drive a city before committing? Why short-term rentals, online communities, and “proof-of-concept” visits matter more than a Zillow search.
• Why renting in a luxury building might backfire if your long-term plan is to buy affordably in the same area.

• Mariette’s podcast: Moving Tips & Tricks
• DecidingToMove.com – Mariette’s workbook and relocation planning tool

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

VA loan myths, self-employment hurdles, and relocating with a toddler—Jessica’s story proves that even with obstacles, a smart plan and the right team make homeownership possible. Jessica is a military spouse, a self-employed business owner, and a mom—three factors that many people assume make buying a home impossible. In this episode, she shares exactly how she proved them all wrong. With a VA loan, a “unicorn” real estate team, and months of early preparation, she bought a home in a dream neighborhood—even after losing out on an earlier offer.

This interview is packed with hard-earned wisdom about organizing documents for underwriting, dealing with VA misconceptions, and navigating the emotional ups and downs of buying as a military family with limited local support. Whether you’re active duty, self-employed, or just trying to figure out how to make homeownership work in tough circumstances, Jessica’s story shows it can be done—and why it’s worth it.

“It’s like a light in the dark—out of nowhere, you suddenly have a lantern. And you’ve been walking around with a match.” — Jessica, Episode 335

1. Can you buy a home using a VA loan with no down payment—and still get taken seriously by sellers?
2. What steps can self-employed buyers take to prep their tax returns for mortgage approval?
3. What makes a “unicorn” real estate team essential for military families relocating?
4. How did buying a fixer-upper in a dream neighborhood become a better long-term win than a renovated home?
5. Why do VA loans come with extra scrutiny—and how can buyers get ahead of it?
6. How does a toddler, a septic tank, and a $1964 stove all fit into a successful first home story?
7. Why starting early—12–24 months before your move—is the real game changer for military families

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

Stock market swings, Fed pivots, and tariff chaos all hit in April—here’s how it’s really impacting mortgage rates, builder incentives, and your buying plan. A surprise tariff announcement in early April caused the largest single-day stock drop since 2022—but does that mean the housing market is crashing? Not even close. In this episode, you’ll hear how trade turmoil, media panic, and rate fluctuations connect to real first-time buyer decisions.

David explains how April’s brief rate dip created new affordability windows, what the Fed’s shifting tone means, and why fear-based headlines often create quiet openings for strategic buyers. He also calls out rising builder incentives, condo deals, and ways to stay ahead when everyone else hits pause.

“Use the public panic to your advantage. You know more than most people do. Yeah, you do.” — David Sidoni

1. Why did April’s tariffs trigger a 12% market drop—and what does it really mean for rates?
2. Could builder costs rise in 2025 due to materials and trade impacts?
3. How April’s 1%+ mortgage rate swing changed monthly payments for buyers.
4. Is buyer fear creating stealth deals in the condo market right now?
5. What role is the Fed playing—and why their next move matters for your timeline.
6. How to prepare—not pause—when uncertainty hits the market.

• Episode 94 – Real Estate Terms & Definitions
• Episode 198 & 216 – PMI Strategy
• Episode 301–310 – The 10-Step First-Time Buyer Plan
• Episode 326 – Assumable Mortgages
• Episode 328 – 10 Real Action Steps for First-Time Buyers

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

In just two months, Conan went from renting in Michigan to owning a condo in Chicago—with a unicorn team, 5% down, and a plan built around his daughter and his goals. Buying from out of state? Recently divorced? Facing a competitive market? Conan tackled all of that and more—without overbidding, overpaying, or compromising on what mattered. After losing a few bidding wars, Conan pivoted to a fixer-upper, used his strong credit to keep PMI low, and leaned on his unicorn team for everything from FaceTime home tours to mold remediation negotiations.

This is a story of speed, strategy, and smart choices, with takeaways for buyers who need to move fast, stay flexible, and win in today’s market.

“Even after going through a divorce and a money drain, I was still able to buy a home three months later. That just shows—anyone can do this.” — Conan

1. How did a divorced dad living out of state buy a home in 60 days?
2. Can 5% down with PMI really be smarter than putting 20% down?
3. What made Conan pivot back to a fixer-upper—and why it paid off.
4. Why FaceTime tours and a “no-pressure” realtor changed everything.
5. What’s it like to buy in a Chicago bidding war bloodbath—and still come out ahead?
6. How did his unicorn team negotiate mold remediation and pest cleanup before closing?
7. What makes condo living with a low HOA fee a smart first step toward ownership?

• Episode 94 – Real Estate Terms & Definitions
• Episodes 175–177 – How to Win a Bidding War
• Episode 328 – 10 Real Action Steps for First-Time Buyers
• Episode 330 – From Renter to Homeowner With a Home Business

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

The home inspection process is one of the most intimidating parts of buying your first home. That’s why this episode, originally aired as Episode 110, has been updated with critical 2025 insights on smart homes, solar panels, attic access, and more.

David explains why inspections feel overwhelming (spoiler: they’re supposed to), what your general inspector actually does, and how to spot real red flags vs. normal wear and tear. Learn why a sewer scope is worth every penny, how inspections affect negotiations, and how to turn your report into a personalized to-do list instead of a panic attack.

Quote:

“The inspection is not a pass/fail test—it’s a to-do list. And it could be your best negotiation tool if you know how to use it.” — David Sidoni

Highlights:

1. Why does your inspection report make it feel like your home is falling apart?

2. What’s the difference between cosmetic issues and safety hazards?

3. How can a $250 sewer scope save you from an $8,000 sinkhole?

4. Do inspectors check attics, electrical panels, and smart home systems? (They should!)

5. What does “working condition” really mean—and why sellers love that term?

6. Should you ever waive your inspection in a competitive market?

7. How do you turn a scary inspection into a smart homeowner checklist?

Referenced Episodes:

• Episode 94 – Real Estate Terms & Definitions

• Episode 328 – 10 Real Action Steps for First-Time Buyers

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!

In this timely April 2025 market update, David Sidoni unpacks rate drops, rising inventory, and why some condos are suddenly less affordable—even as their prices fall. The latest housing market data is in, and David breaks it all down so first-time buyers can cut through the headlines and plan smarter. In this episode, you’ll learn how a 10% stock market correction and tariff policies may be helping mortgage rates fall—and what that means for your buying timeline.

David also dives into surprising shifts in the condo market, with record-high HOA fees and insurance spikes making some of the most “affordable” homes trickier than they seem. Plus, he covers regional buyer wins, like opportunities in cities such as Omaha and Charleston, and revisits the #1 thing still driving home prices: low inventory.

Quote:

“It’s not how to buy a home next week. It’s how to plan to buy a home in six months—or even 18 to 24 months from now.” — David Sidoni

Highlights:

1. What do stock market volatility and global tariffs have to do with your mortgage rate?

2. Could rate cuts be coming sooner than expected—and how should buyers prepare?

3. Are bidding wars finally dying out, or is that just national data masking local reality?

4. Why are condos selling below list—but still becoming less affordable for many buyers?

5. What’s really included in your monthly payment—and how can rising HOA and insurance fees change the math?

6. Which cities are quietly winning for renters ready to make a move in 2025?

7. Is now the time to buy—or the time to start building your plan before the rush?

Referenced Episodes:

• Episode 326 – Assumable Mortgages

• Episode 272 – How to Use the Podcast Library

• Episodes 175–177 – Winning a Bidding War

• Episode 94 – Real Estate Terms & Definitions

• Episode 328 – 10 Real Action Steps for First-Time Buyers

Connect with me to find a trusted realtor in your area or to answer your burning questions!

Subscribe to our YouTube Channel @HowToBuyaHome

Instagram @HowtoBuyAHomePodcast

Tik Tok @HowToBuyAHome

Visit our Resource Center to "Ask David" AND get your FREE Home Buying Starter Kit!

David Sidoni, the "How to Buy a Home Guy," is a seasoned real estate professional and consumer advocate with two decades of experience helping first-time homebuyers navigate the real estate market. His podcast, "How to Buy a Home," is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

Subscribe for regular market updates, and leave a review to help us reach more people. Ready for an honest, informed home-buying experience? Viva la Unicorn Revolution - join us!