🎙️ Mortgages

Million-dollar homes used to sound like luxury real estate—but in many neighborhoods today, that’s just the price of a modest home. So how are middle-class families pulling it off?

In this sharp, practical, and surprisingly hopeful episode, host Moshe Alpert, CFP® is joined by Gabe “Mortgage Gabe” Tenenberg of FM Home Loans. Together, they break down the real strategies behind home buying for families with average incomes, non-traditional finances, and big dreams.

From understanding the CIA of mortgage approval (Credit, Income, Assets) to why PMI might be your best friend, this episode sheds light on how people are navigating rising home prices, limited reported income, and steep closing costs — all while building toward long-term stability.

⏱️ Episode Breakdown:

• [00:00] — The self-employed paradox: Why high earners can’t get mortgages

• [02:36] — “How does everyone do it?” The question everyone whispers

• [03:54] — The new normal: Why $1M homes are now entry-level in many cities

• [05:15] — What’s the Mansion Tax, and why even small homes can be hit

• [07:22] — Mortgage prep = Lexus test drive: Why pre-approval must come first

• [10:28] — Introducing the CIA: Credit, Income, Assets (and why Credit is king)

• [14:23] — What is PMI, and how it could unlock your dream home

• [16:11] — The credit score trap: Why two identical earners get different rates

• [19:34] — Pre-approval vs. “Pre-affording”: Don’t just qualify—plan to survive

• [21:25] — Business Bank Statement Loans: The game-changer for self-employed buyers

• [26:04] — Monthly payment shock: Why $6K might only mean $3K more than rent

• [30:36] — Why putting less down might be smarter than 20%

• [33:38] — Need a raise to qualify? Use your mortgage as motivation

• [35:50] — Understanding the closing process (and what a “mortgage contingency” really means)

• [40:51] — Final takeaway: Push the envelope with a cushion and a plan

🧠 Quote of the Episode:

“Most people who pushed the envelope—within reason—did not regret the home they bought.”

👤 About the Guest

Gabe TenenbergMortgage Advisor, FM Home Loans
Known as “Mortgage Gabe,” Gabe specializes in helping middle-class, self-employed, and first-time buyers navigate today’s home-buying landscape with clarity, creativity, and empathy.

https://wa.link/c7dc3p

💼 About the Host

Moshe Alpert, CLU®, CFP®, ChFC®, RICP®, AEP®
Founder & CEO of Ceremian Financial. Moshe helps families turn complex financial decisions into clear, actionable plans built on values, goals, and real numbers.

🔗 Connect & Subscribe

📧 Send your questions to: [email protected]
⭐️ Leave a 5-star review — it helps others discover the show
🎧 Subscribe on Spotify or Apple Podcasts
📺 Watch the full episode on YouTube: https://youtu.be/z3VbqLyN4-U

🎛️ Production Credits

Produced & Edited by: BIG Productions – Gidon Orman
🎙️ Contact: [email protected]

📌 Hashtags

#TheMiddleClass #HomeBuying #MortgageTips#FirstTimeHomeBuyer #RealEstateAdvice #PersonalFinance