The Long Game by Ryan Richards

In this solo episode of The Real Estate Lens, Ryan Richards shares a real-life success story from one of his Informed Investor Mastermind students who went from beginner to buying two multifamily properties in under a year — all while using minimal cash out of pocket.

Ryan walks through the exact steps this couple followed: from attending the 12-week mastermind, purchasing their first three-family property with just 3.5% down, to building systems for management, renovations, and cash flow. Ten months later, they’re now pre-approved for their next purchase, leveraging the equity they created in their first deal.

What you’ll learn:

• How this investor used FHA and conventional low-down-payment loans to scale quickly
• Why “house hacking” can reduce your living costs while building wealth
• How to create a system for property management and maintenance
• The importance of identifying your “buy box” before searching for deals
• How to leverage equity from one property to fund the next

This episode is proof that you don’t need a huge savings account to start building a real estate portfolio — just the right guidance, financing strategy, and willingness to take action.

In this solo episode of The Real Estate Lens, Ryan Richards breaks down exactly what he would do if he were starting his real estate investing journey today. Whether you’ve been saving for your first multifamily property or just starting to explore real estate as a wealth-building tool, this episode walks through a clear, actionable plan to get started.

Ryan explains how to leverage low down payment options, live in your investment to gain hands-on experience, and use strategic renovations to build equity that funds your next property. He also shares how he and many of his clients have used this approach to grow from one home to a full portfolio — all by starting small and repeating the process.

What you’ll learn:

• Why “house hacking” is one of the smartest ways to start investing
• How to buy a multifamily property with as little as 3.5%–5% down
• What types of renovations actually increase property value
• How to build an equity snowball and use it to fund future deals
• Why cosmetic improvements can outperform major structural repairs

If you’ve been waiting for the perfect time to start investing in real estate, this episode proves you don’t need a huge amount of cash — just the right strategy and mindset.

In this solo episode of The Real Estate Lens, Ryan Richards unpacks the major differences between residential and commercial financing and how each impacts your real estate investment strategy. Drawing on his experience as both a loan officer and an investor, Ryan shares the pros, cons, and real-world applications of each type of financing so you can make smarter decisions as you grow your portfolio.

From qualification standards to property valuation methods, he explains how residential loans and commercial loans are structured differently and why those differences matter depending on the size of your deal and your long-term goals.

What you’ll learn:

• Why residential financing is capped at four units and what that means for investors
• How commercial lenders evaluate both you as an operator and the property’s performance
• The flexibility of commercial loans compared to the paperwork-heavy nature of residential
• Why commercial properties are valued based on income, not just comparable sales
• How larger multifamily properties provide more stability and room to increase value

If you’re weighing your next move in real estate, this episode will help you understand when residential financing makes sense and when to pivot toward commercial lending.

In this episode of The Real Estate Lens, Ryan Richards sits down with Massachusetts-based entrepreneur and investor Jessie Dillon to unpack her rapid journey from beauty industry business owner to powerhouse real estate investor. Jessie recently hit her milestone of 50 units owned and operated, many of them in states she hasn’t even visited, and is now shifting focus to her next big venture in self-storage.

Jessie shares how she went from burning out behind the chair in her permanent makeup studio to building wealth through real estate. She breaks down the systems she uses to buy long-distance, the lessons she’s learned about property management, and why having the right partners and mindset are critical for scaling. Her story shows how small business grit and consistent action can translate into major investing success.

What you’ll learn:

• How Jessie transitioned from the beauty industry to real estate investing in 2021
• The mindset shift that helped her go from saving aggressively to building wealth faster through real estate
• Why she buys in markets she’s never been to and how she builds teams long-distance
• How she hit 50 units in just a few years through partnerships and persistence
• Why property management is essential—even for house hacks and small portfolios
• Her next move into self-storage and how it differs from multifamily investing
• Why focusing on your buy box and ignoring shiny object distractions is key for new investors

If you’ve been holding back from making offers, worried about long-distance investing, or unsure how to scale beyond a few properties, this conversation will give you the clarity and push to take action. Jessie proves that with the right systems and mindset, you can grow faster than you think.

In this solo episode of The Real Estate Lens, Ryan takes on a common trap many buyers fall into: overanalyzing every detail of a home purchase until they talk themselves out of moving forward.

Ryan explains why buying a primary residence is different from making an investment decision and why focusing too much on spreadsheets, projections, or trying to “time the market” can lead to missed opportunities. He shares real client examples of people who lost out on great deals because they were chasing perfection instead of looking at the bigger picture.

What you’ll learn:

• Why buying a home to live in isn’t the same as an investment strategy
• How overanalyzing numbers can cause buyers to miss life-changing opportunities
• The difference between necessary due diligence and counterproductive nitpicking
• Why focusing on payment, location, and lifestyle matters more than future projections
• How to reset your perspective if you feel stuck in analysis paralysis

If you’ve been hesitating to buy because you’re waiting for the “perfect” numbers or situation, this episode gives you the mindset shift you need to move forward with confidence.

In this solo episode of The Real Estate Lens, Ryan breaks down the key things every real estate agent should understand about mortgages to better guide their clients and strengthen offers. Instead of jargon and technical guidelines, Ryan focuses on strategy and the practical insights that matter most when you’re representing buyers or sellers.

He explains how to interpret pre-approvals, what different financing types mean for a transaction, and how to avoid common misconceptions that can create unnecessary obstacles.

What you’ll learn:

• The real differences between a prequalification, pre-approval, and underwriting approval
• Why the strength of a pre-approval depends more on due diligence than down payment size
• How government loans like FHA, VA, and USDA actually work today and the common myths that still linger
• What to look for when reading pre-approval letters to know how solid a buyer really is
• Why collaborating with a lender early can help you avoid roadblocks and find solutions

If you’re a real estate agent who wants to position your clients for success and make deals smoother, this episode gives you the inside perspective from the lending side.

In this solo episode of The Real Estate Lens, Ryan Richards shares three powerful strategies homeowners can use to save money, pay off their mortgage faster, and avoid costly mistakes that lenders don’t always talk about.

Ryan breaks down how small, proactive steps can add up to massive savings over the life of your loan, whether you plan to stay in your home long term or just want to position yourself for future opportunities.

What you’ll learn:

• How one extra payment a year can cut six years off your mortgage and save over $100,000 in interest
• How to remove mortgage insurance without refinancing (and why many lenders don’t mention it)
• Why having a clear “refinance trigger point” with your lender keeps you from missing short-lived opportunities

If you want to take control of your mortgage and make it work harder for you, this episode gives you practical steps to start today.

In this solo episode of The Real Estate Lens, Ryan breaks down one of the biggest financial questions homeowners face: does it make sense to refinance right now? With mortgage rates hitting their lowest point of 2025, many borrowers are wondering whether they should act or wait.

Ryan explains why a refinance is more than just a rate play—it’s an investment with a measurable return. He shares a simple framework you can use to calculate costs, savings, and breakeven points, so you can confidently decide whether refinancing benefits you today.

What you’ll learn:

• Why refinancing should be viewed as an investment, not speculation
• How to calculate your break-even point and return on investment
• Common misconceptions that cause people to miss opportunities
• The real cost of waiting for “better” rates
• Why refinancing multiple times can still make sense when rates drop again

If you’ve been debating whether to refinance, this episode gives you the math and logic to cut through the noise and make a clear decision.

In this episode of The Real Estate Lens, Ryan Richards is joined by returning guest Spenser Molloy, a real estate agent with Next Home Realty based in Lebanon, New Hampshire. Together, they pull back the curtain on the real estate process—where not every deal is smooth, and sometimes major challenges arise that can put deposits, financing, and even entire transactions at risk.

Ryan and Spenser break down a recent set of complex transactions that nearly fell apart, and how having the right team in place made the difference between disaster and successful closings. They share stories of last-minute financing pivots, rushed appraisals, and the importance of stepping up when other professionals in the deal drop the ball.

Beyond deal war stories, the conversation dives into what they’re both seeing in the 2025 market. In Lebanon and across New England, buyers are becoming more selective, homes are sitting longer, and seller credits are back in play. Spenser and Ryan discuss why these shifts may signal the early stages of a buyer’s market and how both buyers and sellers can benefit if they adapt.

What you’ll learn:

• How the right lender–agent partnership can save a deal when things go sideways
• Why more transactions today involve “moving parts” that require creative solutions
• The return of seller credits and how they improve affordability for buyers
• Why vetting your real estate team for responsiveness and commitment is critical
• Market insights from Lebanon, NH, and New England heading into the second half of 2025

If you’re buying or selling in today’s evolving market, this episode is a reminder that the team you choose matters more than ever. Spenser and Ryan share unfiltered lessons, candid insights, and a passion for making the home buying process both successful and enjoyable.

GUEST INFO:

• Spenser Molloy, Managing Broker
• Next Home Modern Realty, West Lebanon, NH

In this solo episode of The Real Estate Lens, Ryan Richards breaks down a topic that’s often overlooked but can have a huge impact on your mortgage approval and investment returns: home insurance.

Drawing from his experience as a residential loan officer and real estate investor in Massachusetts and Rhode Island, Ryan explains how insurance premiums are estimated during the lending process, why certain properties can cause costs to skyrocket, and what every buyer should look out for before making an offer.

From old wiring and roof conditions to coastal risk and flood zones, he shares real examples of how small oversights in underwriting can lead to thousands in unexpected expenses—and how to avoid them.

What you’ll learn:

• The biggest property factors that drive up home insurance costs in New England
• Why Rhode Island premiums often exceed Massachusetts rates
• How flood zone changes can add $5K–$20K in annual insurance costs overnight
• How a $50/month increase in insurance can affect your mortgage approval by tens of thousands
• Practical estimates for multi-family and single-family properties in different markets
• Key questions to ask your lender and insurance broker before closing

Whether you’re buying your first home, adding to your portfolio, or refinancing, this episode will help you factor insurance into your deal analysis so you don’t get blindsided after the purchase.