There are plenty of reasons investors may feel cautious about Florida real estate right now. Insurance costs went up. Home prices hit all-time highs. And the 2023–2025 slowdown has people asking if we are seeing the beginnings of a major correction. 

On this Not Your Average Investor Show, Gregg and Pablo are joined by Dr. Alex Stewart of The Market Distillery to look at those concerns through the data. 

Dr. Alex will share parts of his market analysis, then Gregg and Pablo will dig into what they could mean for long-term rental property investors.
 
They’ll break down:
✅ Why Florida insurance costs went up and what the data says now
✅ Jacksonville’s worst-case vs. best-case home price appreciation over time
✅ Whether 2023–2025 is a sign of things to come, or a part of the cycle
✅ And more!

If you’re asking whether today’s headlines are reasons to stay away from Florida real estate, this conversation will help you look past the headline and understand what the data is actually showing. 

Listen NOW!

Chapters:
00:00 Florida Myths Setup
01:40 Introducing Dr Alex
02:58 Origin Story Market Distillery
03:57 Why Independent Market Data
07:59 JWB Connection And Education
13:28 Florida Insurance Reality Check
14:56 Litigation And Carrier Comeback
19:01 Premiums Stabilizing In Florida
25:56 Market Cycle Crash Talk
28:06 Fear Headlines And Investor Psychology
31:55 2008 Vs Today Correction Data
36:21 Modern Housing Cycle Framework
37:16 Market Cycle Framework
38:15 Testing the Model 2004-2012
40:45 Signals Sales vs Prices
41:18 Post-2014 Cycle to 2026
43:26 What Should You Do
44:09 Months of Inventory Link
47:52 Buy and Hold Strategy
49:26 Time in Market Proof
50:47 Risk Odds and 13 Years
53:19 Upside vs Downside Visual
56:01 Money Supply Cheat Code
58:54 Personal Investing Moves
01:01:11 Black Swan and Fear
01:05:24 Optimism Investing Mindset
01:06:47 Wrap Up and Next Episode

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Data came out saying Florida renters need about $77,500 a year to afford a modest two-bedroom rental.

That sounds like bad news for Florida real estate investors. But is it really? Jacksonville, Miami, Tampa, Orlando, and South Florida all tell very different stories when you compare rents, prices, and investment economics.

After signaling a potential rate increase in September, rates dropped in August. Should investors wait, or act now while options like JWB’s 3.9% financing are still available?

These are the topics that JWB's cofounder, Gregg Cohen, and host, Pablo Gonzalez will tackle on this week's edition of the Not Your Average Investor Show.

They’ll break down:
✅ What the $77,500 Florida renter number is really signaling
✅ Why Jacksonville may not move like Miami, Tampa, Orlando, or South Florida
✅ Why rates dropped when a possible September rate hike was what was predicted
✅ How JWB’s limited 3.9% financing offer could change the math on a rental property today

What does it all actually mean for investors right now? And is waiting the smarter move… or the riskier one? 

Listen NOW!

Chapters:
00:00 Florida Rent Shock
02:04 Renters Boost Credit
03:34 How Rent Reporting Works
05:26 Affordable Housing Groundbreaking
05:51 LIHTC Explained
08:00 Why This Deal Matters
11:02 JWB Cares Fundraising Update
12:05 Is Florida Unaffordable?
14:16 Florida Markets Compared
17:09 Jacksonville Rent Advantage
18:39 Income vs Rent Burden
24:53 Home Prices and Cost of Living
26:22 Miami Cost Shock
26:44 Population Growth Runway
30:21 Jacksonville Bubble Explained
31:55 Separating Headlines From Data
34:14 Why Big Markets Only
36:00 Fed Dot Plot Reset
38:52 Rate Probabilities Whiplash
41:43 Stop Sitting On Sidelines
43:58 Boring Buy And Hold Wins
46:16 Deal Breakdown Ottawa Avenue
50:54 Wrap Up Community Q And A

Stay connected to us! 

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A rental property pro forma can show cash flow, appreciation, tax savings, and long-term profit. But only if you know where to look and what the numbers actually mean.

On this Not Your Average Investor Show, Gregg and Pablo break down how to read a rental property pro forma through the five profit centers. They’ll explain why some returns show up in year one while others build over time, where tax savings fit into the projection, and how investors can use the numbers to make a better buying decision.

They’ll break down:
✅ How to tell where a rental property’s returns are actually coming from
✅ Which numbers matter now versus what builds over time
✅ Where the five profit centers show up on a pro forma
✅ What to look for on a deal sheet before making a buying decision 

Knowing where the returns come from, when they happen, and which assumptions drive them can help you evaluate a rental property more clearly.

Listen NOW!

Chapters:
00:00 Why Pro Formas Matter
01:56 Five Million Distributed
04:08 Rental Market Strength
06:52 Webinar Dates Announced
08:40 Meetup Shoutout
10:44 Juiced Pro Forma Example
13:24 Cap Rate and NOI Basics
15:01 Seven Pro Forma Red Flags
19:07 Appreciation and Reserves Scam
24:48 Selling Costs Reality Check
26:27 Using AI to Audit Numbers
30:20 Recasting to Real Returns
33:00 JWB Pro Forma Preview
33:35 Unlocking 3.99% Loans
34:59 Deal Sheet Overview
37:29 Assumptions Behind Returns
43:19 Vacancy Turn Timing
49:24 Cashflow Swings Reserves
51:31 Tax Savings Done Right
01:00:49 Audience Q&A Rapid Fire
01:11:08 Wrap Up Next Week

Stay connected to us! 

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Trump Accounts have created a new way to set your family up for a solid financial future at a time when 401(k)s are reaching record highs.

But have you ever asked yourself this: If your kids inherited it tomorrow, would they know what to do with it?

In this week's Not Your Average Investor Show, Gregg and Pablo discuss retirement, 401(k)s, Trump Accounts, and what it really means to leave wealth to the next generation.

They’ll break down:
✅ How Trump Accounts don't just help children invest earlier, but also teach a valuable lesson
✅ Why people can have a large 401(k) and still feel unsure about retirement
✅ What your kids actually inherit when they inherit rental properties

Leaving your children assets is one thing. Leaving them with the knowledge and confidence to make good decisions is another.

Listen NOW!

Chapters:
00:00 Hot Topic Preview
02:00 HomeStep Fundraiser Win
05:09 JWB Property Management Ranking
07:21 What Are Trump Accounts
09:43 Why Compounding Matters
12:43 Community Gifting Mindset
18:54 Case Study Numbers Breakdown
21:50 From $5K to $500K Future
24:16 Retirement Reality Check Setup
24:27 Retirement Confidence Paradox
25:11 Vanguard Data Bright Spots
26:06 Auto Enrollment and Autopilot Investing
27:32 Hardship Withdrawals Surge
30:01 Gallup Poll Confidence Drop
31:11 Why the Model Feels Broken
32:43 Education and Community Fix
34:45 Passing Rentals to Heirs
38:32 Step Up Basis Explained
42:03 Next Episode and Closing

Stay connected to us! 

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The housing bill passed. But will it actually lead to more homes in Jacksonville?

That is the part no headline can answer yet.

In this week's Not Your Average Investor Show, Gregg and Pablo are breaking down what made it into the final law, including manufactured housing, office-to-apartment conversions, renovation programs, zoning reform, and the 350-home provision.

They’ll walk through the bill through JWB’s operational lens, explaining which ideas could realistically work, what could stand in the way, and what it would take for experienced builders to bring them to market.

You’ll learn:
✅ Will any of this actually increase housing supply?
✅ Could manufactured housing make homes cheaper and faster to build?
✅ Why does density matter so much?
✅ And how much depends on what local governments decide to allow?

The law may create new opportunities, but it does not build homes on its own.

Listen NOW!

Chapters:
00:00 Housing Bill Headlines
01:37 Welcome Home Fund Mission
02:45 How the Fund Works
06:56 Donation Levels Perks
08:02 Golf Tournament Access
11:00 Live Ticker and Roll Call
14:35 Bill Overview: Supply Reforms
19:08 Key Provisions Breakdown
20:24 Institutional Investor Rules
23:56 Exceptions Build Renovate
27:34 Qualified Homeownership Programs
28:45 Fundraiser Momentum
29:09 Institutions As Partners
33:11 Local Zoning Reality
36:35 Nimbyism Explained
41:15 Modular Housing Shift
49:43 JWB Experiments Lessons
52:42 Homeownership Incentives
54:32 Community Giving Rollcall
58:08 Bill Takeaways Wrap
59:50 Next Week Preview

Stay connected to us! 

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It is too easy to fudge a rental property deal sheet, sell the property to an investor, and blame the property manager when the property doesn't perform as expected.

But the person that loses most in that scenario is the investor!  

That's why we'll be breaking down real deal sheets in this week's Not Your Average Investor Show!

JWB Co-Founder Gregg Cohen and host Pablo Gonzalez are breaking down a Memphis rental property deal and comparing it with how JWB looks at rental opportunities in Jacksonville.

They’ll walk through the numbers, point out what may or may not be included, and show you why monthly cash flow is only one part of the picture.

You’ll learn:
✅ How to compare rental property deals across two different markets
✅ Why two deal sheets may show expenses differently
✅ Which numbers and assumptions deserve a closer look
✅ How financing and property management can affect the deal
✅ Why the biggest cash flow number does not always tell the whole story 

A good deal is not just about the city or the biggest number on the page.

Listen NOW!

Chapters:
00:00 Deal Sheet Showdown
02:04 Resident Testimonial Story
03:51 Why Great PM Matters
07:24 Show Origin and Disclaimers
08:17 Seven Pro Forma Red Flags
13:38 Memphis Deal Sheet Overview
15:00 New Construction Appreciation Trick
18:23 Rent Growth and PM Fee Incentives
24:12 Cash Flow Table and Lease Assumptions
28:14 Renewals vs Turnover Maintenance Reality
31:22 Maintenance Reality Check
32:30 2.5% Assumption Exposed
34:30 Vacancy and Management Fees
36:01 Occupancy and Renewals Matter
37:06 Tax Savings Math Errors
39:11 Property Tax Fact Checking
40:48 Loan Payoff Confusion
43:05 Appreciation and Selling Costs
48:39 Right Sizing the Pro Forma
50:35 Memphis vs Jacksonville Returns
53:22 Equity Harvesting Strategy
56:11 JWB Pro Forma Q&A
01:02:58 Jacksonville Downtown Catalyst
01:05:54 Community Wrap Up

Stay connected to us! 

Join our real estate investor community LIVE: 
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*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
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🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
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Berkshire Hathaway has agreed to acquire Taylor Morrison, one of the nation’s largest public homebuilders, in a deal valued around $8.5 billion including debt. The interesting part is the timing: homebuilder sentiment, new home sales, affordability, and buyer confidence are still challenged, but Fannie May has recently released a slow-and-steady housing recovery forecast.  

We'll dive into why Berkshire is making this bet now, and what Fannie sees in our latest edition of Not Your Average Insights!

This is where JWB Co-founder, Gregg Cohen, and show host, Pablo Gonzalez, pick recent news stories and add the perspective real estate investors aren't getting from the media.

This week they'll talk about:

- Does Berkshire think we're at the bottom of the market?
- Why Berkshire is paying a premium price to get into the housing market under these economic conditions?
- What happens if Fannie May is right (or wrong)?
- and more!

Come be a part of the conversation, and help us dig into the non-obvious insights that investors can use to make smart decisions.

Listen NOW!

Chapters:
00:00 Headlines And Housing Bottom
01:29 Show Welcome And Banter
02:04 3.99% Mortgage Program
04:29 Berkshire’s $8.5B Housing Bet
05:25 Why Buffett Buys Builders
13:34 Global Builder Consolidation
16:05 Fannie Mae Market Forecast
18:53 Jacksonville Data Deep Dive
24:29 Investor Mindset And Q&A
29:12 Policy Hopes vs Reality
29:47 Build to Rent Impact
30:43 Builders and Cycles
32:32 JWB Recession Playbook
37:16 Deep Pockets Advantage
39:40 Rents for Retirement
40:12 Real Estate Cycle Myth
42:23 Home Prices Rarely Fall
45:45 Rates vs High Floor
47:07 Deferred Maintenance Rules
49:56 3.99 Rate and Lenders
51:24 Stop Waiting to Buy
53:00 Community and Next Week

Stay connected to us! 

Join our real estate investor community LIVE: 
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Subscribe to our channel  @notyouraverageinvestor  
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🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
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Bank of America is now predicting three Fed rate hikes, and that raises a big question for rental property investors:

Can rental properties still cash flow if rates stay high or move even higher?

This week on the Not Your Average Insights Show, Gregg Cohen and Pablo Gonzalez are breaking down what cash flow looks like for rental property investors in 2026. They’ll look at how today’s rates affect the numbers, what could change if rates rise, and how JWB’s limited 3.99% loan product could change the cash flow picture for investors.

You'll learn:
- what higher rates could mean for rental property cash flow
- what “cash flow positive” actually looks like in 2026
- how financing changes the monthly numbers
- why the right financing structure matters

Listen NOW!

Chapters:
00:00 Rates Narrative Shifts
01:46 Why Hikes Matter
06:04 Mortgage Rates Explained
09:59 BPS and Fed Funds
12:16 Impact on Owners
15:26 Coil Effect and Data
21:37 Buying in High Rates
28:33 JWB Strategy and 3.99 Rate
32:31 Case Study Setup
34:31 Market Noise Immunity
34:58 Live Deal Breakdown
36:01 Why Negative Cashflow Hurts
38:43 3.99 Rate Game Changer
41:04 Limited Slots Explained
42:14 Vertical Integration Advantage
46:09 Community Q&A Basics
47:00 After Year Seven Plan
54:34 Ten-Year Wealth Outlook
56:25 More Q&A DSCR And Risk
59:18 How To Get Started
01:00:53 Wrap Up And Next Week

Stay connected to us! 

Join our real estate investor community LIVE: 
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Subscribe to our channel  @notyouraverageinvestor  
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A major project to raise power lines over the St. Johns River is set to finish by the end of this year. 

When it is done, Jacksonville will be able to handle even larger container ships and join a short list of U.S. ports capable of receiving vessels at that scale.

That's why this week on the Not Your Average Investor Show, JWB Co-Founder Gregg Cohen and host Pablo Gonzalez are sitting down with Nick Primrose of the Jacksonville Port Authority to share what the next chapter of port growth means for the people who own rental property here.

You'll learn:
✅ Why the power line project changes the scale of what Jacksonville can handle, and why that matters for jobs
✅ How the economic impact of port growth shows up in housing demand, not just cargo numbers
✅ What the port's forward-looking 10-year projection tells investors about where Jacksonville is heading
✅ Why Nick believes Jacksonville's best economic chapter is still ahead

If you own rental property in Jacksonville or are thinking about buying here, this episode gives you the economic foundation to guide you.

Listen NOW!

Chapters:
00:00 Jacksonville Growth Market
01:20 Meet JaxPort Leadership
02:54 Port Jobs And Purpose
03:48 Workforce Housing Connection
05:30 Economic Impact Numbers
07:13 Why Ports Matter Investors
11:35 JaxPort 101 Terminals
15:12 Neighborhoods And Rent Math
18:34 Rail Road Advantage
20:17 One Day Truck Reach
21:25 Migration Shifts Cargo
25:28 Deepening The Harbor
28:43 Raising Power Lines
30:52 Bigger Ships Bigger Stakes
31:31 Jobs Math And TEUs
33:55 Landing Major Brands
38:57 Public Private Playbook
43:00 How Other Ports See Us
46:49 Workforce Veterans Advantage
49:08 Path Of Progress Investing
51:11 Closing Thanks And Next Week

Stay connected to us! 

Join our real estate investor community LIVE: 
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Subscribe to our channel  @notyouraverageinvestor  
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🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
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Getting started in real estate sounds simple… but how do you find time for it?

This week, we are joined by Rafael “Rafi” Suazo, a JWB client that has been juggling his W-2, a growing family, an Airbnb, and growing a portfolio of rentals. 

Join host Pablo Gonzalez for a conversation focused on:

- how Rafi’s investing strategy has evolved as his responsibilities have changed
- which of Rafi’s investments have led to the best results
- what Rafi thinks of Airbnb vs long-term rentals
and more!

Because sometimes the best way to learn is not from another market prediction. It is from someone who has actually done it.

You don’t want to miss learning from Rafi’s experience. 

Listen NOW!

Chapters:
00:00 Meet Rafael Suazo
02:16 Breaking News Rate Deal
04:24 Hawaiian Shirt Origins
05:20 From DR to Navy
07:03 VA Loans and PM Pitfalls
13:19 Transitioning Out With a Flip
16:20 Real Estate Takes Time
27:44 Getting Spouse Buy-In
33:26 Numbers Build Trust
34:36 Cash Deal Then Leverage
35:52 Spouse As Reality Check
38:45 International Airbnb Dream
42:43 JWB As Stability Anchor
46:37 De Risk Your First Deal
49:34 Self-Directed Retirement Funds
51:44 3.99 Financing Q&A
53:47 Portfolio Results Breakdown
56:26 Operator First Investing
59:40 Summit Invite And Cabarete
01:00:04 Hiring Pitch And Farewell

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies