Yes! You Can Buy a Home with Keith Goeringer

You found the next house, but there’s one problem: you haven’t sold your current one yet.

Does that mean you have to wait?

Mark Madsen and I sat down with Bill Rogerson, President of Cash to Win, to talk through the options homeowners may have when they want to buy before they sell.

We discuss HELOCs, bridge loans, using your own cash, selling first, and how a buy-before-sell program like Cash to Win works. We also get into downsizing, accessing equity that’s tied up in your current home, and what can happen when your house needs repairs before it’s ready to sell.

I also bring Bill a real scenario I’m working through: a buyer who makes around $250,000 a year and qualifies carrying both homes, but doesn’t want to drain his reserves just to make the next purchase.

Because qualifying for the next house and being comfortable with how you get there are two very different things.

If you’re thinking about moving but feel like your current house is standing in the way, this episode will help you understand some of the options worth exploring.

Show Notes
What happens when you find the house you want to buy before you’ve sold the one you already own?

That’s the problem we tackle in this episode.

Mark Madsen and I interview Bill Rogerson, President of Cash to Win, about different ways homeowners can approach buying before selling.

We start with a real buyer I’m working with. He owns a home worth around $800,000, makes roughly $250,000 a year, and can qualify carrying both homes. Qualification isn’t his problem.

His concern is cash.

He can make the down payment on the next house, but he doesn’t want to drain his reserves while waiting for his current home to sell. We’ve been looking at a HELOC, which led to the bigger question: what other options should a homeowner in this situation consider?

Bill explains how Cash to Win approaches that problem by advancing a portion of the homeowner’s equity before the existing property is ultimately sold. We also talk about the costs involved and how that compares conceptually with carrying a mortgage plus a HELOC or using another buy-before-sell strategy.

One thing I liked about the conversation is that Bill doesn’t argue that his program is always the answer. We discuss situations where the homeowner may be better off simply cleaning up the house, listing it traditionally, and selling first.

We also get into another problem homeowners can run into: having plenty of equity in the house but not enough available cash to make repairs before selling. Bill walks us through how a repair reserve can work and shares an example involving a property that needed an $18,000 roof.

In this episode:
• Buying your next home before selling your current one
• Using a HELOC to access equity
• Bridge loans and other potential solutions
• Why qualifying for two mortgages doesn’t necessarily mean you should carry two mortgages
• Preserving your cash reserves during a move
• Downsizing without necessarily having to sell first
• How a buy-before-sell program works
• Understanding the costs before choosing a strategy
• Using existing equity to deal with repairs
• Why sometimes selling your current home first really is the best answer

The biggest takeaway is that there isn’t one solution that works for everybody.
If you’re thinking about moving in Franklin, Nashville, Spring Hill, Brentwood, or elsewhere in Middle Tennessee, and you’re wondering how you can buy the next house while you still own your current one, let’s look at the numbers before you make the decision.

We can look at your current mortgage, available equity, cash reserves, the next house you want to buy, and the different ways the transaction could be structured.
The goal isn’t simply to qualify you for the next house.

It’s to find a way to get there that actually makes sense for you. 

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

 Do you cash it out?
Not so fast.
In this episode, I explain the difference between a 401(k) loan, a withdrawal, and an IRA distribution. I also walk through how I look at 5%, 10%, 15%, and 20% down, mortgage insurance, emergency reserves, and the effect a 401(k) repayment has on your paycheck.
I’ve used a 401(k) loan myself and helped buyers use them for down payments, closing costs, and reducing mortgage insurance.
The goal is not to force one answer.

The goal is to compare the options before you move the money. 

In this episode of Yes, You Can Buy a Home, I’m talking about a strategy I’ve used personally and with buyers many times.

Using a 401(k) loan to help buy a house.

A lot of buyers hear “use your retirement money” and immediately think about cashing out the account.

That is not the same thing as borrowing against it.

We cover:
• How a 401(k) loan differs from a withdrawal
• How much you might be able to borrow
• Why primary-residence loans get different repayment treatment
• Why I do not consider a 401(k) loan a last resort
• Why 20% down is not always the best answer
• When using a 401(k) loan to eliminate mortgage insurance makes sense
• Why I still count the 401(k) payment in your personal budget even when underwriting does not
• The difference between the $10,000 IRA first-time-homebuyer rule and a 401(k)
• What to ask your plan administrator before taking the loan
• What happens if you change jobs
• Why emergency reserves matter after closing
• How I compare 5%, 10%, 15%, and 20% down on screen with buyers

The biggest question is not:
“How much can I take out?”
The better question is:
“What structure leaves me with the strongest overall financial position after closing?”

If you have money in a 401(k) or IRA and are thinking about using it for a home purchase, reach out before moving anything.

We can compare the down payment, mortgage insurance, monthly payment, 401(k) repayment, and cash left after closing.

Then you decide which structure fits your life. 

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

The worst time to find out your mortgage preapproval was wrong is after your offer gets accepted.

Now the inspection is scheduled. The appraisal is ordered. Earnest money is tied up. The seller expects you to close.

Then underwriting finds the problem.

In this episode, I explain why some preapproval letters fall apart after contract, what lenders should review before issuing one, and how mistakes with income, debt, assets, property taxes, insurance, HOA dues, and property type change an approval.

I also explain the difference between getting an automated approval and having a file prepared to survive underwriting.

If you are buying a home or writing offers for buyers, this is a conversation worth having before the contract gets signed.

Under Contract With a Fake Preapproval Letter

A preapproval letter should give you confidence before you make an offer.
But what happens when the letter was based on bad numbers, missed debt, the wrong income calculation, or assumptions about the property that do not hold up?

In this episode, Keith breaks down what happens when a buyer goes under contract with a weak preapproval.

You’ll hear:
• Why preapproved does not mean fully approved
• How lenders calculate qualifying income
• Why overtime, bonuses, commissions, and self-employment matter
• How missed debts change your approval
• Why taxes, insurance, HOA dues, and flood insurance matter
• How the property itself affects financing
• What underwriting looks for after you are under contract
• What your lender should review before you start house hunting
The goal is simple.
Find the problems before you find the house.

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

The mortgage payment you qualify for is not always the payment you should choose.

In this episode, I break down how I look at debt-to-income ratio, why your maximum approval should not become your budget, and how I help buyers find a payment they feel comfortable living with.

We talk about target payment, comfortable payment, maximum payment, student loans, credit-card debt, cash reserves, and why putting more money down is not always the smartest move.

The goal is simple.
Buy the house without becoming house poor.

Show Notes
A lender might approve you for a $4,000 payment.
That does not mean $4,000 should become your budget.

In this episode, I explain the three payment numbers I want every buyer to know before they start shopping:
Your target payment.
Your comfortable payment.
Your maximum qualifying payment.

I also break down why debt-to-income ratio matters, what starts to concern me when DTI gets higher, and why I want to look at your complete financial picture before deciding how much house makes sense.

We cover:
-How lenders calculate DTI
-Why qualifying income is different from the income you think you make
-Why student loans create so much confusion
-Why I ask buyers to send me actual houses instead of using generic payment estimates
-How taxes, insurance, and HOA fees change the real monthly payment
-Why credit-card debt is creating problems for buyers
-Why paying off debt might help more than putting extra money down
-Why I like buyers to keep cash reserves after closing
-Why your first house does not need to be your dream house
-How I think about homeownership, retirement, and long-term wealth
-After more than two decades in mortgages, I have learned one thing over and over:
-The biggest mortgage you qualify for is not the goal.
-The goal is finding the payment that lets you own the house, keep saving, build wealth, and still sleep at night. 

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

You just bought a house. Congratulations.

Now brace yourself—the scam letters are coming.
Some look like ads. Easy to spot.

But others? They look like BILLS. Official logos. Your exact purchase price. County records. Property ID numbers. Payment coupons. Even a spot to write in your credit card info.

And that's where homeowners get absolutely nailed.
In this episode, I'm walking you through what happened when one of my clients almost handed over $98 (and their credit card details) for something they already owned... and how one quick text saved them from getting scammed.
I'll show you how scammers use public records to make their letters look legit, what red-flag phrases to watch for, why your information isn't as private as you think, and the one dead-simple rule that could save you thousands.
Plus—I'm diving into email phishing scams, fake Zoom links, and why you need a family safe word in the age of AI.

If you own a house (or you're about to), this might be the most important episode you listen to all year.

Text me a picture. I'll help you figure it out.

SHOW NOTES:
Episode: How Scammers Use Public Records To Trick Homeowners
What We Cover:

• The $98 scam letter that looked 100% legit (and almost fooled ME)
• How scammers get your name, address, purchase price, loan amount, and more
• Why "official-looking" doesn't mean "official"
• The psychological trick that makes these letters so damn effective
• Red-flag phrases to look for: "This is a solicitation," "Not affiliated with your lender," "Not affiliated with any government agency"
• How public your information really is (spoiler: it's ALL out there)
• The one rule that stops scams cold: Text me a picture BEFORE you pay
• What types of mail to expect after closing (and which ones to question)
• How to verify suspicious letters WITHOUT using the contact info they provide
• Why your mortgage servicer keeps trying to get you to refinance (and why you probably shouldn't)
• Email phishing scams that are getting scary good
• Fake Zoom links targeting realtors and homeowners
• Why you need a family safe word in the age of AI deepfakes

The Bottom Line:
When you buy a house, almost ALL of your information becomes public record.
Scammers use that to send letters, emails, and links that look like they're from your county, your lender, or some official agency.

They're not.

Before you pay ANYTHING, verify it. And if you're one of my clients? Text me the picture.

I'd rather get a "Is this fake?" text than an "I already paid this" text.
Resources Mentioned:

• Your county clerk's office (for FREE copies of deeds and property records)
• Your mortgage servicer (use the contact info from your official statement, NOT random letters)
• Your insurance agent (for any insurance-related questions)
• Property Radar (the tool I use to pull public records—$97/month)
• SearchPeopleFree.com (to see just how much of your info is already out there)

Action Steps:

1. Save my phone number if you're a client
2. Text me a picture of ANY questionable mail, email, or link
3. Look for red-flag phrases on letters
4. Verify independently—don't use contact info from suspicious letters
5. Set up a family safe word for phone/video calls
6. Be suspicious of Zoom links from people you don't know (check the URL carefully)

Got a questionable letter, email, or link?
Don't guess. Text me a picture. I'll help you figure it out.
Subscribe so you don't miss the next episode.

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

If you have not made a student loan payment in years, check your account now.
We are seeing borrowers with strong credit suddenly show new student loan late payments because they did not realize their payments had restarted.
Some missed an email. Some thought their loans were still deferred. Some had the money to pay, but never knew a payment was due.
In this episode, I break down what is happening, why the 90-day mark matters, how the 2026 student loan repayment changes affect borrowers, and why this becomes an even bigger problem if you plan to buy a home.
If you have federal student loans, take a few minutes today and check StudentAid.gov.

Read the full article and get the details here:
https://keithgo.com/blog/student-loan-payments-mortgage-credit-report

Show Notes
Student loan late payments are starting to show up on mortgage credit reports.
And in some cases, the borrower had no idea a payment was due.
In this episode, Keith explains what borrowers need to know before an overlooked student loan creates a credit or mortgage problem.
You’ll learn:

• Why borrowers who have not paid student loans in years are suddenly seeing payments again
• How missed emails and outdated contact information create problems
• Why 90 days late matters for your credit report
• What generally happens at 270 days delinquent
• Why student loan delinquencies have increased
• What changed when the SAVE plan ended in March 2026
• What RAP and the Tiered Standard Plan mean for borrowers
• What to check inside StudentAid.gov today
• Why your student loan payment affects mortgage qualification
• Why you should be careful before refinancing federal loans into private loans
• What to do if you plan to buy a home in the next 12 to 24 months

If you have not checked your student loans recently, do it before a late payment forces you to deal with the problem.
Read the full article:
https://keithgo.com/blog/student-loan-payments-mortgage-credit-report
Need help understanding how your student loans affect your mortgage options?
Visit:
https://keithgo.com

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

Most homebuyers get a pre-approval letter. Far fewer get a real strategy before they start making offers.

In this episode, I break down what happens during my Pre-Purchase Zoom and why I believe buyers need this conversation before they start seriously shopping for a home.

We talk about the mortgage market, interest rates, loan options, monthly payments, closing costs, long-term financial goals, and what happens once you find the right property.

The goal is simple. You should understand your options and have a plan before the pressure of making an offer starts.

If you are thinking about buying a home and want this kind of hands-on mortgage process, visit: https://keithgo.com

Notes:
Getting pre-approved and being prepared to buy a home are two different things.
A typical mortgage pre-approval might involve an online application, a credit pull, some documents, and a pre-approval letter. My process goes further.

In this episode, I explain the Pre-Purchase Zoom I do with my clients before they start seriously making offers.

We cover:
• Why the mortgage application is only the starting point
• The “fill-in-the-blanks” conversation I have before building the mortgage strategy
• What is happening in the mortgage market and why rates move
• How rate locks work and what happens if rates move higher or lower
• How different areas, property taxes, and appreciation affect your purchase
• Why your retirement plans, savings, future purchases, and long-term goals matter when choosing a mortgage
• How we compare different loan programs, down payments, rates, and closing-cost strategies on screen
• Why the lowest interest rate is not always the best mortgage option
• How seller-paid closing costs, temporary buydowns, and permanent buydowns work
• What makes up your total monthly mortgage payment
• What we look at once you find a specific house
• How listing history, comparable sales, estimated seller equity, and potential concessions help shape the financing strategy
• Why your Realtor and lender should work together when you are preparing an offer
• The financial mistakes buyers need to avoid between pre-approval and closing
• Why most loan officers do not offer this type of detailed consultation

A pre-approval tells you that you qualify.
A Pre-Purchase Zoom helps you understand what to do next.
If you are planning to buy a home and want to get started, visit: 

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

One late payment on a small credit card dropped a homebuyer's mortgage score to 550, low enough to threaten her entire purchase. A few minutes later, she had a qualifying score of 679.

Here's the part that surprises people: we didn't remove the late payment, and we didn't run a rapid rescore. We pulled her score using VantageScore 4.0, a different approved model that some conventional lenders can now use. Same borrower, same credit report, same late payment, read a completely different way, and the number came back 129 points higher.

In this episode, I break down how that happened, why a gap that large is unusual, and who actually stands to benefit from VantageScore 4.0. I also get into the part most buyers never think about: the lender you pick can decide whether this option is even on the table. When this loan closed, only two of the roughly 180 lenders we work with offered it.

You'll also hear how VantageScore handles medical collections, paid collections, rent history, and credit trends differently than the older mortgage FICO models most people are scored on.

If someone has told you your credit score is too low to buy a home, one score might not be the whole story.

SHOW NOTES

In This Episode

My client was already pre-approved for a conventional loan with 10% down and ready to move forward. Then a new 30-day late payment showed up on a small credit card. She called the creditor, they agreed to fix it, and they even sent a letter. The problem was that the letter only addressed the late fee. It said nothing about the late payment they had already reported to the credit bureaus, so her qualifying mortgage score stayed stuck near 550.

Instead of waiting on the credit card company, we ordered a VantageScore 4.0 credit report. Her qualifying score came back at 679, and it happened within minutes. Nothing on the underlying report changed. The late payment was still sitting right there. The only thing different was the scoring model we used to read it.

What Is VantageScore 4.0?

VantageScore 4.0 is a credit scoring model built by a company the three credit bureaus started together: Equifax, Experian, and TransUnion. Like FICO, it runs on a 300 to 850 scale, and it looks at the usual things: payment history, credit card balances, utilization, how old your accounts are, recent activity, collections, and the mix of accounts you carry.

Where it gets interesting is trends. VantageScore 4.0 can look back over as much as 24 months of your credit activity, so it can tell whether your balances are climbing, dropping, or holding steady, instead of judging you on a single day's snapshot.

Why the Scores Were So Different

Classic mortgage FICO and VantageScore 4.0 read the same credit bureau data through different formulas. In this case, one model landed near 550 and the other landed at 679. A 129-point gap like that is not typical, and I want to be clear about that. Most borrowers will see a much smaller difference. Some will see almost none. And some will actually score lower on VantageScore. Hers was an unusual result.

Who Might Benefit From VantageScore 4.0?

This option tends to help borrowers who fall into situations like:

- Limited traditional credit history
- Rent payments that show up on their credit report
- Medical collections
- Paid collections
- Credit card balances that have been trending down
- A recent credit event that the two models weigh very differently
- A score sitting just under a loan program's cutoff

Important Differences

A few things set VantageScore 4.0 apart. It leaves medical collections out of the score calculation entirely, and it does the same with paid collection accounts. It can also factor in reported rent, utility, and phone payments when that information actually appears on your credit report.

The catch is availability. Not every lender offers VantageScore 4.0 yet. When this loan closed, only two of the roughly 180 lenders we have access to could use it.

What About Credit Karma?

Credit Karma and other free monitoring apps usually show you a version of VantageScore, but the number on your phone is not necessarily the one a lender will use. It might be VantageScore 3.0 instead of 4.0, and it might be pulling from just one bureau. Those tools are great for keeping an eye on your credit over time. They are not a mortgage approval.

What to Do if a Late Payment Appears

If a late payment pops up while you're buying, the first move is to call your loan officer before you touch anything. Don't dispute the account online, don't close the card, and don't start moving money or paying accounts down until you've talked through the full loan plan.

Then work the creditor side carefully. Contact them, get any agreement in writing, and pin down exactly what they're fixing, because "removing the late fee" and "correcting the late payment reported to the bureaus" are two very different things. Ask for a deletion or correction letter, find out when the update will actually hit each bureau, and ask your loan officer whether a rapid rescore, a different loan structure, or VantageScore 4.0 might be on the table.

The Main Lesson

Her credit report never changed. The late payment stayed right where it was. A different approved scoring model simply read the same file and produced a qualifying score 129 points higher, and that kept her conventional purchase moving.

This won't play out the same way for everyone, and I'm not promising it will. But one low score shouldn't automatically end the conversation. Get a second opinion, and ask whether your lender offers VantageScore 4.0. 

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

Getting pre-approved is a huge milestone, but it isn't the finish line. It's really just the beginning of the home buying process.

One of the biggest misconceptions buyers have is thinking that once they're pre-approved, everything is finished. The truth is, the decisions you make between pre-approval and closing can have a big impact on whether your loan closes smoothly or runs into unnecessary problems.
In this episode, I walk you through exactly what happens after you're pre-approved. We'll talk about what a pre-approval really means, why your lender may ask for more documents, what an Offer Ready Review is, and why we schedule a Pre-Purchase Zoom Meeting before you start making offers.
I'll also cover some of the biggest mistakes I see buyers make, including changing jobs, financing furniture or vehicles, opening new credit accounts, moving money around, and making late payments.
If you're getting ready to buy a home, this episode will help you understand what to expect and how to avoid surprises along the way.

Show Notes
In this episode you'll learn:

• What a mortgage pre-approval really means
• Why pre-approved doesn't mean your loan is fully approved
• Why lenders sometimes ask for additional documents
• What an Offer Ready Review is and why it helps
• How a Pre-Purchase Zoom Meeting prepares you before you make an offer
• How mortgage rates and payment options affect your buying power
• Why understanding appreciation can help you make a better buying decision
• The biggest mistakes buyers make after they're pre-approved
• Why changing jobs can create problems during the loan process
• Why financing furniture, cars, or other purchases can affect your approval
• How new credit accounts and large deposits can delay a closing
• Why communication with your lender is so important from start to finish

Key Takeaways

• Pre-approval is the beginning of the loan process, not the end.
• It's normal for your lender to ask for additional documents.
• Preparing your file early can help reduce stress and avoid delays.
• Small financial decisions can affect your mortgage approval.
• Staying in communication with your lender helps keep everything on track.

Need Help Buying a Home?
If you have questions about buying a home or you'd like help with your mortgage, I'd love the opportunity to help.
Visit www.keithgo.com to learn more or schedule a consultation.

Subscribe
If you enjoyed this episode, please subscribe to Yes, You Can Buy a Home and leave a review. It helps more buyers find the show, and it allows us to continue creating free content to make the home buying process easier to understand.

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]

Are you a move-up buyer tired of having your offers rejected? In today’s competitive real estate market, home sale contingencies have become the number one reason offers are being turned down by sellers. If your equity is trapped in your current home, you might feel like you’re stuck—but on Yes You Can Buy Home, we are here to show you that there is a strategic solution.

In this episode, we sit down with bridge loan expert Taylor Cardwell to demystify the process and explain why a bridge loan is the ultimate "vessel" to move properties in today’s economy.

What you’ll learn in this episode:

• The Contingency Trap: Why sellers are increasingly rejecting contingent offers and how you can position yourself as a "cash-ready" buyer to get your offer accepted.
• Bridge Loan 101: Learn why a bridge loan is actually a two-loan structure that works in tandem with your purchase loan, not against it.
• The "No-Payment" Advantage: Discover how the bridge loan program allows you to access your home equity without creating a new monthly payment, keeping your debt-to-income (DTI) ratio clean and your qualification easier.
• Avoid the "Fire Sale": Why rushing to sell your home leads to thousands of dollars in lost profit and how a bridge loan gives you 12 full months of flexibility to move out, clean, stage, and sell for top dollar.
• Strategic Debt Consolidation: How to use your bridge loan proceeds to pay off high-interest consumer debt, car loans, or credit cards before you buy your next property.
• TBD Pre-Approvals: Why you should start your underwrite before you find your next house to put yourself in the strongest possible negotiation position.

Is this for you? Whether you are a realtor looking to educate your clients, a self-employed borrower worried about tax returns, or a homeowner looking to downsize or upgrade, this conversation breaks down the complex financial strategies you need to thrive in the current market. We discuss everything from FHA/Conventional overlaps to non-QM products, bank statement loans, and asset depletion.

Stop worrying about lining up closing dates perfectly or living in a hotel. Learn how to unlock your trapped equity and take control of your next move—because with the right strategy, Yes You Can Buy Home.

Schedule your free consultation- http://schedulewithkeithgo.com  
Send me a message - [email protected]