Not Your Average Investor Show

Housing is getting harder to afford, and people are starting to change how they respond to it.

Renters are staying in single-family rentals longer, while more buyers are turning to adjustable-rate mortgages to lower their initial borrowing costs.
What do these two shifts tell us about where the housing market is heading?

On this Not Your Average Investor Show, Gregg Cohen and Pablo Gonzalez break down how affordability is changing renter and buyer behavior—and what those changes could mean for long-term rental property investors.

They’ll break down:
✅ Why more Build-to-Rent residents expect to stay for years
✅ How longer resident stays can affect vacancy, turnover, and investor returns
✅ Why adjustable-rate mortgages are becoming more popular again
✅ How investors should weigh a lower starting rate against future rate uncertainty

If you’re trying to understand how today’s affordability pressures could affect rental demand, resident retention, and financing decisions, this episode will help you connect the dots.

Listen NOW!

Chapters:
00:00 Housing Trends Preview
02:12 Build to Rent Data
04:41 Why Renting Is Rising
08:44 Longer Leases Explained
12:16 Boomers Choose Renting
16:19 Investor Tailwinds
24:11 Small Homes Shortage
28:05 ARMs Make a Comeback
29:08 ARM Crash History
30:52 Balloon Payments Defined
31:06 Amortization Basics
31:32 Balloon Payments Explained
32:06 Lessons From 2008 ARMs
32:42 ARMs As A Tool
35:42 Investor Vs Homeowner
36:02 Cash Flow With 3.99
40:29 SOFR And Rate Floor
43:30 Effective Rate Comparison
47:16 Primary Home Mindset
50:38 Builder Buydown Incentives
53:39 Refinance And Recycle Equity
55:39 How To Contact JWB
56:30 Next Week Funny Money
58:17 Final Wrap Up

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

The 2026 election is right around the corner, and housing affordability, interest rates, and the cost of living are once again major parts of the conversation.

But should real estate investors actually be worried about what happens in November?

That’s the question we’re discussing on this Not Your Average Investor Show.

Join JWB Real Estate Capital Co-founder Gregg Cohen and show host Pablo Gonzalez as they take the politics out of the conversation and look at what the data says about investing during an election cycle.

They’ll discuss:
- How home prices, activity, and interest rates have historically behaved around elections
- Why housing affordability is such a major issue in the 2026 election
- Which policy changes could actually affect real estate investors
- Whether investors should wait until after the election before buying

Don’t fall into the trap of letting short-term headlines affect long-term investment decisions.

Listen NOW!

Chapters:
00:00 Can Elections Crash Housing
02:16 Tour and Event Plug
04:12 Why Housing Is Political
07:09 Supply Shortage Explained
12:41 Demand Side and Rates
14:08 Investors as the Solution
19:35 Election Year Housing Data
24:28 Home Sales vs Elections
28:18 Digging Into Monthly Sales
28:50 Monthly Data Seasonality
30:23 Media Election Misreads
33:42 Insurance Costs Florida
35:44 Interest Rates Reality
36:58 Fixing Supply NIMBYism
40:34 Rent Control vs Investors
45:28 Jacksonville Income Growth
47:50 Investing Through Chaos
49:44 High Rates Hidden Upside
52:46 Cashflow Incentives Snapshot
53:56 Key Takeaways Recap
54:58 Remembering Dean Curry
58:43 Tribute Video Montage
01:01:17 Final Sign-Off

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

Few investors realize that it’s possible to invest in rental properties using retirement accounts like IRAs and 401(k)s, and even fewer understand how to do it properly.

That’s why we’re bringing on Chris Barnette of Inspira Financial, an expert in self-directed retirement accounts, to break down what investors need to know.

Joining JWB co-founder Gregg Cohen and show host Pablo Gonzalez to discuss:

- What a Self-Directed IRA is and how it differs from a traditional retirement account
- How retirement funds can be used to buy rental properties
- What the custodian handles and what the investor is responsible for
- What changes when you own real estate inside a retirement account
- The rules, financing considerations, advantages, and limitations investors need to understand

They’ll also talk about an important question that comes next: Once you have a Self-Directed IRA, what do you actually invest in?

That’s where the conversation shifts from understanding the retirement account to understanding the rental property itself.

Plus, we’ll preview the October 30 Tax-Free Real Estate Investing Tour with JWB + Inspira, where investors can go deeper on Self-Directed IRA investing, Jacksonville rental properties, and what’s happening in downtown Jacksonville.

Listen NOW!

Chapters:
02:14 Meet the Hosts and Guest
03:03 Live Roll Call Shoutouts
05:33 Why Self-Direct
08:13 Upcoming Jacksonville Workshop
09:45 What Is a Self-Directed IRA
11:16 Why Big Brokers Don't Offer It
14:27 Rollover Steps to Buy Property
19:20 Execution Support and Paperwork
24:26 Solo 401k vs Self-Directed IRA
28:41 What You Can't Buy in an IRA
29:36 Event Reminder and Q&A
30:15 SDIRA Rental Purchase Steps
30:54 Keeping Funds Inside IRA
32:46 Expenses And No Sweat Equity
34:37 Disqualified Use Rules
35:57 Non-Recourse Loan Basics
38:57 Reserve Planning And Limits
41:32 Custodian Help And Transfers
43:22 Asset Protection And LLC
44:45 Can You Move Existing Rentals
46:10 RMD Exit Strategy Planning
50:35 Refi And Property Babies
52:59 Profit Centers In SDIRA
56:01 Choosing The Right Team
58:20 How To Contact And Next Steps
01:00:01 Wrap Up And Next Episode

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

What if the investments you’ve built are making you money… but still aren’t giving you the freedom you actually wanted?

On this Not Your Average Investor Show, Ryan joins Gregg and Pablo to break down a different way of thinking about investing: start with the outcome you want, put a timeline around it, and then build the system backward.

They’ll break down:
- Why more income does not always mean more freedom
- What changes when you put a real timeline around your financial goals
- How real estate, liquidity, and the right system can work together
- Why turnkey rental properties may play a bigger role than investors realize

If you’ve been thinking about financial freedom only in terms of returns, this conversation will help you ask a bigger question: Are your investments actually building the income, time, flexibility, and options you want?

Listen NOW!

Chapters:
00:00 Retire in 10 Years
02:22 Defining Retirement
04:11 Time Ownership Mindset
04:55 Desire and Vision
07:21 10X Focus Psychology
09:29 Corporate Wake Up Call
12:58 2008 Reality Check
19:23 Hospital Turning Point
22:40 Quitting with Cash Flow
26:15 Three Gear System
28:37 Build Your Capital Vault
32:07 Real Estate Lessons
34:20 Own Not Operate
36:32 Leverage to Collapse Time
37:37 Leverage Collapses Time
39:13 Why Housing Wins
42:26 Turning Equity Into Income
44:02 The Equity Mill Cycle
47:41 Vault As Roth Alternative
50:59 Proof And Peanut Butter
52:59 Why JWB Works
58:19 Vault Funding Basics
01:01:32 Balancing Risk With Vault
01:05:13 Stay In The Cycle
01:07:06 Closing Thoughts 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

You can build a rental portfolio and grow your wealth. But how do you turn what you’ve learned into something your family understands, and can eventually build on too?

On this Not Your Average Investor Show, Pablo sits down with longtime JWB investor Laura Kolbe, who has grown her portfolio to 11 rental properties since she started investing in 2020.

But this conversation goes beyond how many properties she owns.

They’ll unpack:
✅ What changed as Laura went from her first rental to 11 properties
✅ Why she has used both cash and financing along the way
✅ What building a real rental portfolio has taught her about long-term wealth
✅ How she’s educating her family about investing and bringing them into the conversation
✅ Why her goals have grown beyond simply building wealth for herself

If you’re thinking about what you’re really building your portfolio for, and how the people closest to you fit into that picture, Laura’s story gives you a real investor’s perspective on taking the next step beyond simply owning more properties.

Listen NOW!

Chapters:
00:00 Meet Laura Kolbe
02:23 Why Real Estate
03:47 First Rental Lessons
05:14 From Local to Remote
08:08 Macro Learning Shift
10:12 Tuition Cash Flow Plan
14:02 Refi and Equity Harvesting
17:45 Selling and 1031 Leap
20:30 Lifestyle Design Motivation
22:46 Jacksonville Growth Pivot
26:18 Acquisition Sprint Breakdown
29:18 1031 Mechanics and Inflation
33:39 JWB Ownership Explained
34:53 Diversifying Across Jacksonville
36:07 When a Rental Burns Down
39:20 Insurance and Rebuild Lessons
41:09 Reserves and Risk Buffer
43:24 Breaking Down Total Returns
46:20 Pac Man Profit Centers
48:04 Jacksonville Outlook Ahead
50:47 Family Investing Playbook
55:22 Teaching Kids the Business
58:36 Family Retreats and Wrap Up

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

Where is Jacksonville’s real estate market now, and where could it be going next?

National headlines do not always reflect what is happening in Jacksonville. In this Q4 Jacksonville Real Estate Market Outlook, Gregg and Pablo will break down the latest local housing, rental, and property management data.

They’ll examine what has changed since last quarter, what the current numbers say about Jacksonville, and what investors should watch heading into Q1 2027.

They’ll cover:
- Home prices and appreciation trends
- Housing inventory and days on market
- Foreclosures, interest rates, and financing conditions
- Rent growth and rental demand
- Occupancy, lease renewals, and resident stays
- Property turns, maintenance, and management trends
- The signals that could shape the next quarter

Are Jacksonville prices holding up better than expected? Is rental demand changing? And do current conditions point to more risk or more opportunity for long-term investors?

Listen NOW!

Chapters:
00:00 Welcome and Setup
01:57 Show Format and Disclaimer
03:03 Jacksonville Sales Snapshot
04:17 Inventory and Foreclosure Reality
09:52 Why Foreclosures Stay Low
12:33 Normalization Price History
15:49 Rent Market and JWB Portfolio
18:56 Workforce Housing Advantage
21:42 Rates vs Prices Deep Dive
28:32 Demand Drivers Migration and Life Events
34:11 Supply Squeeze Lock In and Builders
37:23 Supply Crunch Prices Up
37:34 Builders Falling Behind
39:37 Inventory Keeps Dropping
40:40 Sales Rising Despite Rates
42:38 Jacksonville Market Wrap
44:50 Coil Effect Explained
46:29 Rate Drop Cycle Data
49:10 Why Buy Now Incentives
51:41 Downtown Revitalization Trigger
53:05 10K Residents Flywheel
55:10 Austin Tampa Nashville Deep Dive
58:42 Extra Appreciation Math
01:02:05 Predictions Scorecard
01:05:06 Client Wins and Proof
01:07:08 Q&A Hurricanes Evictions ARMs
01:15:00 Closing & Next Episode

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

Buying a rental property without knowing how to check the market data yourself may mean trusting assumptions you’ve never verified.

On this Not Your Average Investor Show, Pablo and Gregg break down three free tools every rental property investor can use to research a market for themselves without expensive software or relying entirely on someone else's assumptions.

They’ll break down:
🏠 Current home prices with Redfin: What are homes actually selling for today, and how does the market compare nationally?
📈 Home price appreciation with FHFA: How has the market performed over the long term, and does the appreciation assumption you're using have historical support?
💰 Rent prices and rent growth with Zillow: What are homes renting for today, and how have rents changed over time?

If you're evaluating a new rental market, reviewing a pro forma, or simply want to become a more informed investor, these are three tools you'll want to know how to use.

Listen NOW!

Chapters:
02:24 Quarterly Market Events
04:26 Jacksonville Boom Town Data
06:06 Downtown Revitalization Thesis
10:17 Why Appreciation Beats Cash Flow
11:55 JWB Cares Golf Recap
13:32 Free Tools Overview
14:37 Why Redfin Not Zillow
17:08 Redfin Data Center Walkthrough
22:13 Reading The Excel Report
26:16 Avoiding Seasonality Traps
29:35 Interpreting Market Speed Signals
29:58 Redfin Data Reality Check
30:45 US Report Benchmarking
32:40 Cash Flow First Framework
34:03 Inventory Signals Using Redfin
36:46 FHFA HPI Tool Walkthrough
39:40 Normalize Appreciation Rates
42:30 CAGR Calculator Method
46:23 National HPI Baseline
48:32 Zillow Rent Data Setup
54:29 Rent Growth Discounting
57:24 Community Wrap Up

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

Sitting on a rental property with a mortgage rate around 4% may be holding you back from asking the most important question...

"What's the best financial outcome I can create?"

On this next Not Your Average Investor Show, Gregg Cohen and Pablo Gonzalez break down a real portfolio decision Gregg recently modeled for a longtime JWB client with roughly $2 million in equity.

Does it make sense to keep several sub-4% mortgages in place, or refinance at a higher rate, unlock equity, and use it to buy more rental properties?

They’ll break down:
✅ Why a low mortgage rate shouldn’t be evaluated by itself
✅ How Gregg compared keeping the existing loans versus refinancing and buying more properties
✅ Why the higher-rate strategy projected nearly $1 million more over 10 years in this specific client scenario
✅ How an investor’s timeline can change whether unlocking equity makes sense

If you’ve built significant equity in your rental properties but aren’t sure whether you should leave it alone or put it back to work, this episode will give you a better framework for thinking through the decision.

Listen NOW!

Chapters:
00:00 Beware Rate Trap
01:33 Show Welcome Banter
02:18 Justine Rent Update
05:22 Quarterly JAX Events
09:11 Dormant Equity Explained
16:22 Mortgage Rate Trap Setup
18:56 Client Case Study Intro
20:43 Portfolio Returns Breakdown
22:22 Equity Snapshot Reality
29:12 Refi Plan Framework
35:25 Equity Pull Decision
36:43 Risk And Cash Flow
37:24 Running It Back
39:18 Redeployment Plan
41:36 Year One Snapshot
42:50 Reserves And Tradeoffs
46:40 Ten-Year Outcome
50:46 Rates And Retirement
52:50 Scenario Planning Tools
56:01 Q And A Financing
01:01:11 Rentals For Stability
01:04:59 Next Week And Wrap

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

Thinking about house flipping or passive rental investing?

One can help you build capital faster. The other can help you build wealth without adding another job to your life. But do you really have to choose just one?

On this Not Your Average Investor Show, Gregg sits down with JWB investor Justine Herrera, who has experienced both sides of real estate investing. She completed three successful flips before using that capital to buy her first long-term JWB rental and she still sees a place for both strategies.

They’ll break down:
✅ How active and passive real estate can work together
✅ When flipping can help fund a long-term rental strategy
✅ How to own rentals without creating another job for yourself
✅ Why the highest possible rent may not always be the best financial decision
✅ How to build a real estate strategy around your long-term goals

They’ll also look at a real decision from Justine’s JWB property: Should you accept lower rent to keep a good resident or hold out for more and risk vacancy and turn costs?

Gregg will break down the numbers so you can see why “prioritizing occupancy” can sometimes be the smarter move.

Listen NOW!

Chapters:
00:00 Meet Justine Herrera
02:22 Quarterly Market Outlook
03:35 Justine’s Real Estate Why
06:42 From Flips to Turnkey
07:44 Renewal Win Win Story
10:02 Property Management Reality
14:44 Helping Friends Invest
22:32 Active vs Passive Strategy
24:58 Flipping Risks Today
28:19 Active Funds Passive Goals
29:08 Solo Flipping Stress
29:42 Finding a True Partner
30:20 Flips to Passive Wealth
31:52 Justine Numbers Disclaimer
33:08 First Turnkey Purchase
34:00 Why This One Worked
35:47 Year One Performance
37:40 Incentives Boost Cashflow
38:47 Pac Man Principle Explained
40:20 Reverse Pac Man Market
44:56 Rent Comps Q and A
48:35 Justine Advice and Next Steps
53:06 Community Wrap and Call
54:32 Next Week Rate Trap
55:02 Final Sign Off

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

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

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