How we are helping realtor partner's clients create more listings and deals by creatively solving problems.

Joel Olson • March 23, 2022

In busy markets, the average consumer will assume that it's like a gravy train for us, but you and I know that couldn't be further from the truth...

In busy markets, the average consumer will assume that it's like a gravy train for us.


Money's constantly coming in, followed by days of long lunches and endless leisure activities as we make the easiest money we've ever made in our lives.


In reality, both you and I know that a busy market is not easy.


In fact, it's very hard work.


The challenges that we face today are much different than a different market climate and the challenges that we face today, some of them can become even more challenging and more frustrating than what we've encountered before.


I know it, and we hear it from realtors we talk to daily that the crucial lack of inventory makes a huge impact on their business.


Many of our buyers who are pre-approved for months on end, finally leave the market finding nothing to suit their needs after countless multiple offers.


After countless situations where they're outbid feeling frustrated and some never return to the market to purchase a home

Lately, I've been noticing from the clients we talk to that they are keenly unaware of some strategic ways that they can take advantage of the seller's market.


In fact, there's clients that we have right now that have things that you could be listing, that they don't even realize.


Below, I've articulated a few different ideas that I've found lately with clients that you may not have thought about and should give you a great opportunity to reach out to some of those clients, to see if you can find a few more listings to fill up the inventory that we're all lacking.


Number one:

Any buyer with an acreage, or maybe a lot that could be subdivided are potentially people that have not thought about selling off part of their lot.


Many people are daunted by what they assume is cost prohibitive for them to subdivide.


What if I told you that we offer mortgages that don't require income or credit, but short term loans specifically to allow somebody to subdivide their lot and to take the cost of which to pay out when they sell off the lot .


You could be approaching your clients that have bigger lots that could be subdivided with the idea that you could sell off their lot for them, and also arrange the cost of the subdivision in order for them to profit off the lot.

This is truly something that most people haven't even thought of.


Especially if you have buyers that maybe are feeling like they don't need that much more area to their property.

Number two  


A very interesting thing that I saw last year was a lot of clients who typically have seen opportunities such as buying suited homes.


Of course, it makes sense. We all talk about the holy grail of buying a property with a mortgage helper that enables the cost on a monthly basis to go down and how much that increases your qualifying and makes it more appealing to the average buyer.


However, a new, a strategy evolved last year that we thought many of our clients taking advantage of.


That strategy was to split their house into two, essentially making it a duplex, selling off that one side.


And for most of our clients... becoming absolutely mortgage free, especially with the house price increase in the market.

We saw people paying for the cost to simply stratify their house into a duplex, being able to go from having a mortgage, to being mortgage free completely.


For many of these clients, they were not near retirement and were easily in their early thirties and now have a completely different financial picture.


If you have clients that have a house that could be split into a duplex and they are talking to you about not needing all that space, we offer loans that will give them the cost of both renovating and the legal cost to subdivide their property into two, without them them needing any income or credit.


Again, a short term loan where they are able to do that and end up in a much better financial picture.


And of course you have one more listing that you can sell in this busy market and actually a listing that probably is something that's easier to move and is something that is in the price range of many of the people that are being priced out of the market.

Number three


The folks that want to downsize, but don't know how.


It dawned on me a few weeks ago when we had a client call talking about his fear that he would sell his house and not find another house and essentially be homeless because he knew his house would sell fast, but he also knew it'd be very difficult to find a house and he could not put himself in that position.


But with his health failing and with his situation turning where his house was certainly not what he needed to be in.


And the idea where he'd have to go into something a lot smaller making complete sense, he was at a crossroads.


How would he do that?


He was a senior with a lower income.


Most of his wealth was tied up in his house as is often the case.


How would he be able to arrange that time period?


Did you know that we offer bridge loans for clients that have a home that they need to sell and are buying another home that they want to buy?


These loans have no payments and we pay them off when the home is sold.


So if you have clients that are downsizing, we can offer them the money to go into that home and wait to make all the timing work, so they have not one night of being homeless.

Certainly these are just a few of the ways that we are seeing realtors come up with listings where it seems like there isn't any.


I would always welcome the opportunity to sit down for a coffee with you and see if there's any way we can help make your business better.


As always, I'm available to help any of your clients at any point

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Joel Olson
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Mortgage Approval 101: GDS & TDS Explained

By Joel Olson • December 30, 2025
Can You Afford That Mortgage? Let’s Talk About Debt Service Ratios One of the biggest factors lenders look at when deciding whether you qualify for a mortgage is something called your debt service ratios. It’s a financial check-up to make sure you can handle the payments—not just for your new home, but for everything else you owe as well. If you’d rather skip the math and have someone walk through this with you, that’s what I’m here for. But if you like to understand how things work behind the scenes, keep reading. We’re going to break down what these ratios are, how to calculate them, and why they matter when it comes to getting approved. What Are Debt Service Ratios? Debt service ratios measure your ability to manage your financial obligations based on your income. There are two key ratios lenders care about: Gross Debt Service (GDS) This looks at the percentage of your income that would go toward housing expenses only. 2. Total Debt Service (TDS) This includes your housing costs plus all other debt payments—car loans, credit cards, student loans, support payments, etc. How to Calculate GDS and TDS Let’s break down the formulas. GDS Formula: (P + I + T + H + Condo Fees*) ÷ Gross Monthly Income Where: P = Principal I = Interest T = Property Taxes H = Heat Condo fees are usually calculated at 50% of the total amount TDS Formula: (GDS + Monthly Debt Payments) ÷ Gross Monthly Income These ratios tell lenders if your budget is already stretched too thin—or if you’ve got room to safely take on a mortgage. How High Is Too High? Most lenders follow maximum thresholds, especially for insured (high-ratio) mortgages. As of now, those limits are typically: GDS: Max 39% TDS: Max 44% Go above those numbers and your application could be declined, regardless of how confident you feel about your ability to manage the payments. Real-World Example Let’s say you’re earning $90,000 a year, or $7,500 a month. You find a home you love, and the monthly housing costs (mortgage payment, property tax, heat) total $1,700/month. GDS = $1,700 ÷ $7,500 = 22.7% You’re well under the 39% cap—so far, so good. Now factor in your other monthly obligations: Car loan: $300 Child support: $500 Credit card/line of credit payments: $700 Total other debt = $1,500/month Now add that to the $1,700 in housing costs: TDS = $3,200 ÷ $7,500 = 42.7% Uh oh. Even though your GDS looks great, your TDS is just over the 42% limit. That could put your mortgage approval at risk—even if you’re paying similar or higher rent now. What Can You Do? In cases like this, small adjustments can make a big difference: Consolidate or restructure your debts to lower monthly payments Reallocate part of your down payment to reduce high-interest debt Add a co-applicant to increase qualifying income Wait and build savings or credit strength before applying This is where working with an experienced mortgage professional pays off. We can look at your entire financial picture and help you make strategic moves to qualify confidently. Don’t Leave It to Chance Everyone’s situation is different, and debt service ratios aren’t something you want to guess at. The earlier you start the conversation, the more time you’ll have to improve your numbers and boost your chances of approval. If you're wondering how much home you can afford—or want help analyzing your own GDS and TDS—let’s connect. I’d be happy to walk through your numbers and help you build a solid mortgage strategy.

Wait! Are You Really Ready to Buy That Home?

By Joel Olson • December 23, 2025
So, you’re thinking about buying a home. You’ve got Pinterest boards full of kitchen inspo, you’re casually scrolling listings at midnight, and your friends are talking about interest rates like they’re the weather. But before you dive headfirst into house hunting— wait . Let’s talk about what “ready” really means when it comes to one of the biggest purchases of your life. Because being ready to own a home is about way more than just having a down payment (although that’s part of it). Here are the real signs you're ready—or not quite yet—to take the plunge into homeownership: 1. You're Financially Stable (and Not Just on Payday) Homeownership isn’t a one-time cost. Sure, there’s the down payment, but don’t forget about: Closing costs Property taxes Maintenance & repairs Insurance Monthly mortgage payments If your budget is stretched thin every month or you don’t have an emergency fund, pressing pause might be smart. Owning a home can be more expensive than renting in the short term—and those unexpected costs will show up. 2. You’ve Got a Steady Income and Job Security Lenders like to see consistency. That doesn’t mean you need to be at the same job forever—but a reliable, documented income (ideally for at least 2 years) goes a long way in qualifying for a mortgage. Thinking of switching jobs or going self-employed? That might affect your eligibility, so timing is everything. 3. You Know Your Credit Score—and You’ve Worked On It Your credit score tells lenders how risky (or trustworthy) you are. A higher score opens more doors (literally), while a lower score may mean higher rates—or a declined application. Pro tip: Pull your credit report before applying. Fix errors, pay down balances, and avoid taking on new debt if you’re planning to buy soon. 4. You’re Ready to Stay Put (At Least for a Bit) Buying a home isn’t just a financial decision—it’s a lifestyle one. If you’re still figuring out your long-term plans, buying might not make sense just yet. Generally, staying in your home for at least 3–5 years helps balance the upfront costs and gives your investment time to grow. If you’re more of a “see where life takes me” person right now, that’s totally fine—renting can offer the flexibility you need. 5. You’re Not Just Buying Because Everyone Else Is This one’s big. You’re not behind. You’re not failing. And buying a home just because it seems like the “adult” thing to do is a fast way to end up with buyer’s remorse. Are you buying because it fits your goals? Because you’re ready to settle, invest in your future, and take care of a space that’s all yours? If the answer is yes—you’re in the right headspace. So… Are You Ready? If you’re nodding along to most of these, amazing! You might be more ready than you think. If you’re realizing there are a few things to get in order, that’s okay too. It’s way better to prepare well than to rush into something you're not ready for. Wherever you’re at, I’d love to help you take the next step—whether that’s getting pre-approved, making a plan, or just asking questions without pressure. Let’s make sure your homebuying journey starts strong. Connect anytime—I’m here when you’re ready.