Free Game Real Estate Podcast

Ed Averette and Terence Guess kick off Season 18 with a candid conversation that goes beyond real estate. The episode opens with Ed acknowledging Terence's recognition as a top 1% loan originator nationwide by Mortgage Executive Magazine, a milestone that sets the tone for a deeper discussion about legacy, time, and what truly matters. The conversation shifts into a powerful reflection on how much time is actually left to make an impact, not just professionally, but as fathers, mentors, and community figures. Terence shares a story about a father who asks his kids not just "what did you learn today?" but "who did you help today?" a mindset shift that resonates throughout the episode. From legacy the conversation moves into urgency. Ed and Terence break down the systemic changes they're watching unfold in real estate: redlining, zip code-targeted loan programs, discriminatory covenants, and the quiet rollback of fair housing protections hard-won after 1965. They issue a clear call to action: protect your credit, stack your money, buy now while the window is open, diversify your assets, and don't wait for the cheese to move before you act. This episode is part real talk, part history lesson, and part financial survival guide.

Real estate commissions, buyer brokerage fees, agent splits, and admin costs explained — no filter. Ed Averette and Terence Guess break down exactly what agents charge, what they keep, and why the numbers might surprise you. From the buyer agency agreement to builder bonuses, mentor fees, and the listing side — this is the episode buyers and agents both need to hear. Ed walks through a real $400K deal — 3% commission, brokerage split, mentor fees, transaction costs, and taxes — showing what an agent actually takes home. He also gets real about seller remorse, working for free, and why some agents are pulling up in Ubers between showings. If you've ever wondered why your agent charges what they charge, or you're an agent trying to understand your own business, this is "FREE GAME".

Ed Averette and Terence Guess sit down for one of the most candid conversations in Free Game history — why African Americans struggle to work with each other professionally, and what it's costing the community. Terence opens up about the moment his own neighbor chose a big-box mortgage company over him — and what that interaction revealed about trust, perception, and the unspoken rules that hold Black professionals back. Ed fires back with one of the most quotable lines of the season: "Scamming don't just come in one color." Together they break down the real root causes — being burned before, the "can't have more than I got" mentality, and why African American men remain the minority in both real estate and homeownership. This isn't a complaint session. It's a call to do better — together.

Ed Averette and Terence Guess get real about what it takes to stay in the game when the market gets tough. With 18 years of experience, Ed breaks down the lead generation strategies that actually work, from cold calling and expired listings to using new construction sites to build your brand and your pipeline. Terence brings the mortgage perspective and drops a stat every agent needs to hear: 10% of agents do 80% of the work. They cover why waiting on interest rates is costing buyers real money right now, how to build win-win relationships with onsite sales agents, the difference between new construction and resale deals, and why shifting from transactional to consultative is what separates agents who last from agents who don't. Real talk. No fluff. Just Free Game. Hosted by Ed Averette & Terence Guess Free Game Real Estate Podcast Season 17, Episode 203

In a world where AI can tell you exactly what you want to hear — and social media rewards posting over thinking — how do you know when the information you're sharing is helping your clients, or quietly working against them? Ed Averette and Terence Guess pull back the curtain on one of the most overlooked threats to real estate professionals today: the content they post. In Episode 202, the guys break down why not everything belongs on social media — and how blindly reposting AI-generated content, viral trends, or unverified information is slowly eroding trust and credibility in the industry. From Ed's own mother nearly believing a famous celebrity had passed away to Terence watching 23 years of client behavior shift in a single year, the conversation gets real about what happens when information without context ends up in the wrong hands. The episode digs into how today's buyers are walking into lender appointments armed with AI-scripted questions, demanding the loan program with the most seller credits before they've even been pre-approved — and why that's a direct result of professionals posting half-truths for engagement instead of posting with purpose. Ed and Terence also challenge the effectiveness of traditional homebuyer seminars in the age of infinite information, make the case for hyper-personalized client education, and break down what separates a strategic open house from a wasted Saturday. As always, the message is clear: be intentional, be authentic, and never post just to be seen.

Most homeowners know insurance is required to close on a house — but what happens the moment that deal is done? Are you actually covered for what's coming next, or did you just sign yourself into a false sense of security? In Part 2 of their deep-dive with insurance expert James Sweatt, Ed Averette and Terence Guess pick up right where the conversation left off — and go even deeper. The trio unpacks the real costs of homeownership that nobody talks about at the closing table: deductible reality checks, maintenance obligations, and the financial danger of staying underinsured as life evolves. James pulls no punches, walking listeners through real-world loss scenarios — a 100-year-old tree demolishing an elderly couple's home, fireworks nearly killing a family on the 4th of July, and a neighborhood water backup that cost uninsured homeowners $10,000 out of pocket. Ed and Terence tie it all together with honest conversations about inherited property, wealth transfer, and what it really means to protect an asset worth passing down. From new construction insurance discounts to the hidden risks of townhome HOA master policies, this episode is a masterclass in thinking three steps ahead before anything goes wrong.

If your insurance was quietly becoming less coverage for more money — and one unexpected claim exposed just how underprotected you really are — would you even know where the gaps were? Episode 200 is a milestone worth celebrating, but Ed Averette and Terence Guess keep it true to form — less fanfare, more free game. Before diving in, they pause to reflect on what it actually took to reach 200 shows: not clout-chasing, not going viral, but a consistent, unglamorous commitment to service, to each other, and to a community that's been quietly listening and learning the whole time. It's a powerful reminder that real longevity in any field comes from why you do it, not how visible you are doing it. Then the real work begins. Terence and Ed welcome back longtime friend and multi-state insurance broker James Sweatt of Goosehead Insurance — a Bank of America corporate veteran who outcompeted 300 candidates for a single State Farm spot before eventually building his own brokerage spanning North Carolina, South Carolina, Virginia, and Georgia. James brings an executive-level lens to a conversation that homeowners, buyers, drivers, and real estate professionals all need to hear. He breaks down why insurance across every line has fundamentally shifted in just a few years — connecting Hurricane Helene's historic destruction, post-COVID supply chain damage, skyrocketing material costs, and new tariffs into one picture of an industry under serious strain. From there, the conversation gets practical and personal: why roofs over ten years old are becoming uninsurable, how your zip code alone can kill a deal before closing, what water backup and umbrella policies actually cost versus what they cover, how home security systems affect your premium, and why the cheapest monthly payment is often the most expensive long-term decision a policyholder will ever make. Ed and Terence also put realtors on notice — if you don't have an insurance professional in your network to vet a property before an offer is submitted, you're leaving your clients exposed. Part two is already on the way.

What does it actually take to buy a home in today's market and why is so much of what buyers hear online getting in the way of them ever closing? In Part 3 of this landmark roundtable, Ed Averette and Terence Guess are joined once again by mortgage broker Daniel Greer and Joy Bailey, The Mortgage Bawse, for one of the most practical and honest conversations Free Game has ever delivered. The focus of this episode is squarely on the buyer what they need to know, what they need to have, and why the information circulating on social media is often setting them up for disappointment before they ever make a phone call. The crew digs into the real financial requirements of homeownership, from credit scores to cash reserves, and Daniel Greer offers a straightforward savings benchmark that every first-time buyer should have in their back pocket before the process even begins. Joy Bailey brings the data, the candor, and the conviction that minority buyers deserve the same high standard of information as anyone else, not a watered-down version of the process designed to generate leads. The conversation gets especially charged when the panel tackles whether well-meaning gimmicks and low-barrier marketing are starting the right conversations or creating confusion that costs buyers time, money, and trust in the process. Terence raises a bold accountability proposal that gets the whole table fired up, and Ed, ever the optimist holds his ground while promising to bring reinforcements for the next round. This episode is packed with the kind of straight talk that helps buyers walk into the process with clear eyes, realistic expectations, and the financial foundation to actually get to the closing table.

When closing costs double overnight and referrals vanish into thin air — who's actually accountable? Part two of this roundtable picks up mid-fire and never slows down. Ed Averette, Terence Guess, Joy Bailey, and Daniel Greer are back at the table taking an honest, unfiltered look at what happens when realtors and loan officers disagree on who's responsible for keeping a deal alive. From closing costs that balloon two days before the table, to referrals that disappear without a word, to Terence owning a costly pre-approval mistake on live — the panel holds nothing back. Both sides bring experience, frustration, and receipts, and what comes out is one of the most candid conversations Free Game has had all season. The debate only gets hotter when new construction enters the room. Daniel calls out the contradiction nobody wants to address — agents tell buyers to bring representation because the builder's agent works for the builder, but the in-house lender works for the builder too. Then Terence drops a bombshell that sends the conversation into overdrive: grandma went to the bank first, and buyers should be doing the same. Ed disagrees a million percent. Nobody wins the argument — which means part three is already on the way.

When a loan officer pre-approves your client and then sees them pop up on social media closing with someone else — whose fault is it really, and what rules were broken before the deal ever started? Ed Averette and Terence Guess kick off what promises to be a powerful new series on the rules of engagement between real estate professionals and mortgage professionals. Joining them in studio are two sharp mortgage experts — Joy Bailey, known as "The Mortgage Bawse", an 11-year industry veteran licensed in multiple states, and Daniel Greer (DG.Mortgages), a rising loan originator who got his start when Terence pre-approved him for his very first home back in 2019 — a full-circle moment that sets the tone for the whole conversation. The panel gets straight to work breaking down what each role in a real estate transaction is actually supposed to do. Joy defines the loan officer's job with surgical precision — take a complete and accurate loan application, assess the client's short and long-term goals, and determine if they qualify for a loan product. That's it. No credit repair, no financial counseling, no overstepping. Daniel echoes this with one of the episode's most quotable moments: setting clear expectations from day one is what separates a smooth closing from a blown deal. Terence raises the elephant in the room — the growing trend of real estate professionals trying to wear every hat, acting as agent, loan officer, and credit repair specialist all at once. The panel dissects whether that's sustainable (Joy's word), smart, or just a trust issue in disguise. The conversation gets real when Ed reveals that many agents who double up do so because they've been burned by loan officers who dropped the ball — which brings the crew right back to expectations and relationship-building as the foundation of every successful transaction. Daniel lands what might be the episode's most clarifying insight: the new normal for a starter home payment is $2,500 a month, and if loan officers and agents don't set that expectation upfront, they're setting everyone up for disappointment. The episode ends with all four agreeing — part two is necessary, because this conversation is just getting started.

What if the reason your real estate deal fell apart, your referrals dried up, or your home never sold had nothing to do with the market, and everything to do with how you showed up? In Episode 196 of the Free Game Real Estate Podcast, hosts Ed Averette and Terence Guess deliver a straight-talk conversation about accountability in real estate — from the professionals who serve clients to the buyers and sellers who come to the table unprepared. Terence opens with a market update confirming rates are at a three-year low, with conventional loans near 6% and FHA around 5.75%, while noting that consumer confidence and preparation are on the rise. The episode quickly shifts into one of the show's most important recurring themes: how real estate professionals are losing business not because of the market, but because of how they treat people. Drawing on a Michael Jordan anecdote about always wearing a suit to games out of respect for fans, Terence drives home that showing up at your best is non-negotiable. Ed and Terence then turn the lens on buyers and sellers, walking through hard truths about credit readiness, realistic offer pricing, seller net sheets, down payment assistance obligations, and the legal complexity of having multiple names on a title.

What if the key to dominating your industry isn’t about defending your territory—but about completely letting go of the idea that any of it belongs to you in the first place?   Ed Averette and Terence Guess welcome back Trey McCrae from Meritage Homes for part two of an explosive conversation about closing 85 homes in a year. Trey reveals the reality behind new home sales that most people never see—he’s not just writing contracts, he’s the glue connecting builders, realtors, buyers, and lenders for 15-20 families simultaneously while still prospecting for new business. The game changed when Meritage introduced “open sell” in late 2023, allowing consultants to cross-sell across 15-16 neighborhoods with over 100 homes. While others struggled with the competition, Trey adopted a powerful mindset: “We don’t own any of these neighborhoods—it says Meritage, not Trey McCrae.” He treated his role like an independent business, studied successful realtors’ strategies, and built his personal brand. The trio discusses authenticity versus image, with Trey sharing how his success sometimes backfires when clients choose newer agents to “help out,” and why he stays true to himself regardless. They highlight three successful African American men dominating real estate from different paths, and Trey shares his humble beginnings—driving Uber to learn Charlotte while advertising to passengers, using credit cards for MLS fees, and going 13 months without a paycheck in general brokerage. This episode is a masterclass in adaptability, understanding that yesterday’s strategies won’t guarantee tomorrow’s success, and remembering this is a problem-solving business where your unique style matters more than reinventing the wheel.

What does it really take to close 85 homes in a single year — and why do most people who enter real estate never make it past year one? Ed and Terence sit down with Trey McRae, a 10-year real estate veteran who has spent the last nine years dominating new home sales at Meritage Homes right here in Charlotte. But Trey's story didn't start with closings and commission checks, it started with zero deals his first year, MLS fees draining his account, and Ubering across Charlotte just to stay afloat and learn the city. What kept him going? A mindset forged on the track and field at UNC Charlotte, where he held records in the high jump, long jump, and triple jump. Trey breaks down how the discipline of being a solo competitor, writing weekly practice plans, studying his weaknesses, chasing that 1% improvement every day — translated directly into a real estate career that has made him one of the top new home sales reps in the market. The conversation goes deep on the realities of the business that social media never shows: the follow-up calls after every contract, the 7-days-a-week grind, and the cancellations that don't make the highlight reel. Trey also pulls back the curtain on the new home sales world, explaining why Meritage focuses entirely on realtor relationships rather than direct buyers, and why building those partnerships was the key to his 85-home year. Ed and Terence also chime in on the biggest misconceptions outsiders have about the real estate profession, the importance of knowing your "why" before chasing the lifestyle, and how to navigate the image of success without letting it attract the wrong energy. This is Part 1 of a two-part conversation, and the Free Game is already flowing.

Are you building an authentic personal brand that influences real relationships, or are you chasing followers with smoke and mirrors that crumble when it's time to deliver in person? In this powerful conversation, hosts Ed Averette and Terence Guess sit down with Solomon Hejirika, founder of Hejirika Law, to explore what it truly means to wield influence in real estate and business. The discussion challenges professionals who hide behind avatars and algorithms while neglecting the relationships that actually build lasting success. Solomon shares his journey from Baltimore to Charlotte, his experience at multiple law firms, and why he chose to break away from the cookie-cutter approach that turned families into numbers. The trio dives deep into authenticity versus image, the danger of relying solely on social media for business, and why going line-by-line through closing documents builds the kind of trust that generates referrals for life. This episode is a masterclass in understanding that real influence isn't measured in followers—it's measured in the lives you impact when you show up as your genuine self, provide expert service, and pay it forward to others climbing the same ladder you once scaled.

When was the last time you looked in the mirror and asked yourself: Am I building a business, or am I just being everyone's stepping stone? Ed Averette and Terence Guess kick off 2026 with one of their most vulnerable conversations yet about the reinvention of the real estate professional. Terence gets brutally honest about his decision to stop convincing partners to work with him, sharing how spending four weeks educating clients only to watch them use another lender without a conversation takes a serious mental toll. The hosts explore the difference between relationships that pour into you versus those that drain you, emphasizing that time and influence are more valuable than money. Ed relates to the struggle, describing how loan officers become "sugar daddies" at events, showing up, sponsoring, serving as mascots, only to be ghosted when clients make decisions. They discuss the painful reality of text message dismissals versus phone call respect, and why genuine partnerships require more than just being on someone's flyer. The conversation shifts to 2026 market predictions, with insights on how rate drops are already "baked in" and what happens when the whole city comes out to buy homes. Ed reveals his commitment to getting back to having fun in real estate, comparing it to Cam Newton's dabbing days when joy translated to winning. Both hosts land on a powerful truth: what's meant for you will be for you, and in 2026, they're done chasing what isn't.

What happens when the most talented professionals in real estate unknowingly sabotage their success by confusing humility with self-deprecation—and why are six-figure earners consistently shocked when they discover their actual buying power? In this raw and unfiltered conversation, Terence Guess and Ed Averette tackle one of the most critical yet overlooked topics in real estate and life: knowing your worth. The hosts dive deep into the dangerous territory where humility becomes exploitation, exploring how real estate professionals who consistently deliver excellence often allow clients and competitors to diminish their value. Ed shares personal stories about helping clients achieve homeownership dreams at his own expense, while Terence challenges the notion that service requires self-sacrifice. The conversation evolves from professional boundaries—like never showing homes without pre-approvals—to the uncomfortable financial realities facing high-income earners who can't understand why their $200,000 household income doesn't translate to the buying power they expect. Through vulnerable personal anecdotes, including Ed's eye-opening encounter with a financial advisor and the infamous Ford Taurus incident that cost him an $850,000 deal, the hosts reveal why people resist confronting financial truth and how this resistance keeps them trapped in cycles of underperformance. This episode is essential listening for anyone ready to stop dimming their light, establish non-negotiable professional standards, and finally bridge the gap between perception and reality in their financial life.

What if the rate cuts everyone's been waiting for actually make homeownership harder instead of easier—and why are real estate experts predicting a return to the highest-and-best bidding wars that left buyers empty-handed just a few years ago? In this revealing episode of Free Game, hosts Terence Guess and Ed Averette deliver a critical wake-up call about the real estate market's impending shift as the Federal Reserve cuts interest rates. The duo dissects Fed Chair Jerome Powell's surprising admission that rate cuts won't solve the mortgage industry's problems due to persistent inventory shortages, drawing powerful parallels between housing scarcity and limited-release Air Jordans to illustrate supply-and-demand economics. Terence and Ed warn listeners that falling rates will unleash sideline buyers, triggering fierce competition, sight-unseen offers, and the return of massive due diligence fees that defined the pandemic-era housing frenzy. The hosts explore how inflation has fundamentally altered buying power—revealing that six-figure incomes that once secured $700,000 homes now barely qualify buyers for $300,000-$400,000 properties. As they candidly discuss the changing Charlotte market landscape, both hosts emphasize the need for real estate professionals to adapt by expanding service areas to more affordable markets in South Carolina and surrounding regions, while preparing buyers for the harsh reality that premium locations will command premium prices.

If your clients have access to the same AI tools you do, what happens when they start fact-checking your expertise in real time? Ed Averette and Terence Guess tackle one of the most pressing questions facing real estate professionals today: Is artificial intelligence making agents smarter or eliminating the need for them entirely? Using Terence's memorable fruit cocktail analogy, the hosts explore AI as an enhancement tool versus a dangerous crutch that threatens to replace human expertise. They dive into the uncomfortable reality that clients now have access to the same AI programs agents use, raising critical questions about professional value and relevance. The conversation expands beyond real estate into lending, music, and the broader cultural shift toward automation, while examining the irreplaceable human elements that AI cannot replicate—compassion, exceptions, and the personal touch that defines client relationships. Ed and Terence wrestle with the paradox of efficiency versus authenticity, ultimately landing on a crucial warning: lean too heavily on AI and risk becoming indistinguishable from a vegetable in a field of automation.

Are real estate professionals inadvertently pushing unprepared buyers toward financial disaster by selling the dream of future refinancing that may never materialize? Terence Guess and Ed Averette deliver an unfiltered examination of buyer preparedness and professional accountability in today's real estate market. The hosts tackle the uncomfortable truth about agents who push unprepared buyers into homeownership with promises of future refinancing opportunities that statistics suggest won't materialize. With interest rate predictions averaging 6.375% for the coming year, Terence challenges the industry's commission structure, proposing a controversial model where agents receive partial payment upfront and the remainder based on loan performance—mirroring the early payment default penalties he faces as a lender. The conversation navigates through the harsh realities of rising insurance costs, the dangerous psychology of desperate buyers who overlook red flags, and the fundamental question of affordability versus desire. Ed and Terence emphasize that preparedness isn't just about qualifying for a loan, but about honest self-assessment of what buyers can truly sustain long-term. They discuss the evolving market landscape, from remote work rollbacks forcing employees back to offices, to the importance of not letting professionals rush anyone's personal homebuying timeline, all while maintaining their signature commitment to straight talk over political correctness.

Why do so many real estate deals fall apart before closing, and what does being prepared really mean when the person sitting across from you has zero dollars in their account but believes they're ready to buy a house? In this candid and no-holds-barred conversation, Terence Guess and Ed Averette pull back the curtain on why real estate transactions terminate before reaching the finish line. With refreshing honesty, they tackle the uncomfortable truth that many buyers enter the market completely unprepared, lacking not just down payment funds, but even basic earnest money deposits. The hosts dissect the dangerous misinformation circulating in the market from what they call "misfits," those giving false hope about programs and gimmicks that don't actually exist for people with zero capital. Terence breaks down the actual mathematics of home affordability, explaining how a $54,000 annual income translates to real purchasing power and how down payment assistance programs actually work versus how they're being misrepresented. The conversation extends beyond buyers to challenge real estate agents and lenders who aren't being real with their clients from the start, creating a culture where deals fall through simply because no one had "skin in the game." This episode serves as both a wake-up call and a roadmap for entering 2026 with integrity, preparation, and realistic expectations in real estate.

What if the most expensive mistake you make isn't the bad decision itself, but continuing to second-guess after you've already committed? In this powerful episode of Free Game, hosts Terence Guess and Ed Averette dive deep into the art of commitment and the hidden forces that derail life-changing decisions. Through a compelling story about a declined credit card that became a divine intervention, Terence reveals how he saved nearly $20,000 on a home renovation by pausing to shop around. But the real conversation centers on a more critical question: when do you cut the strings with the "puppet masters" who influence your choices? The hosts explore the delicate balance between seeking trusted advice and falling victim to outdated information, hidden agendas, and even jealousy from those closest to you. From real estate contracts to romantic relationships, they unpack why continuing to search after making a commitment is a recipe for regret and instability. With raw authenticity and practical wisdom, Terence and Ed challenge listeners to identify their true "why," silence the noise, and understand that once you've made the decision—whether it's a house, a partner, or a life direction—it's time to stop shopping and start building.

In this episode, hosts Ed Averette and Terence Guess delve into the controversial topic of 50-year mortgages and their potential impacts on homebuyers and the housing market. They explore the pros and cons of extending mortgage terms, including the increased interest payments and the challenge of building equity. The discussion also touches on the idea of portable mortgages, which could allow homeowners to transfer their current interest rates to new properties. The hosts emphasize the importance of educational resources to help buyers make informed decisions and avoid long-term debt traps. They wrap up by reflecting on personal milestones, such as high school reunions and significant career decisions.

Navigating Challenges In Real Estate: Personal, Political, and Professional In this episode of Free Game Friday, Ed and Terence discuss the challenges faced over the past year in both personal and professional spheres, emphasizing the importance of kindness and understanding. They delve into current issues such as federal agents being deployed to blue states, affecting communities and impacting markets, particularly in home building. The hosts also touch on the increase in unapproved loans due to misinformation and the importance of solid client relationships. They also discuss recent changes by Fannie Mae regarding minimum credit scores for conventional loans, emphasizing the continued need for other robust financial qualifications. The episode concludes with a promise to discuss potential future trends like 50-year mortgages and portable mortgages in the next installment.

What if the success of every real estate transaction depends on one person holding everyone accountable, but who's actually accountable for making sure accountability happens? In this compelling episode of Free Game, Terence and Ed dive deep into the often-overlooked concept of accountability in real estate transactions. Terence pulls back the curtain on the lender's role, describing himself as "the glue" that holds every deal together, from credit monitoring and income verification to appraisal coordination and title review. The hosts explore the delicate balance between maintaining professional relationships with all parties involved while ensuring clients remain educated and prepared throughout the process. They tackle uncomfortable truths about communication breakdowns, the importance of not letting client conflicts damage partner relationships, and the reality that not all money is good money. With raw honesty and real-world examples, Terence and Ed reveal why accountability isn't just about catching mistakes, it's about building relationships that outlast any single transaction and understanding that professionalism means knowing your numbers, your worth, and when to walk away.

What happens when experienced real estate professionals find themselves working harder than ever, despite years of building their brand—and how can agents protect their time while still serving clients who aren't truly ready to buy? In this candid Free Game Friday conversation, Ed and Terence pull back the curtain on the real estate grind in today's unpredictable market. Despite years of experience and established reputations, both reveal they're working harder than ever—not because of lack of expertise, but because of the unique challenges of the fourth quarter market and increasingly informed yet indecisive clients. The duo discusses the frustration of dealing with buyers who take days to review offers in a competitive market, the exhaustion of being treated like a "tour guide" for clients who aren't serious, and the critical importance of speed to market. They challenge the notion that AI and Google searches can replace personalized professional guidance, emphasizing that generic information often doesn't apply to individual situations or local markets. Most powerfully, they make the case for prioritizing clients who are truly ready to move, setting boundaries around their time and energy, and demanding the same level of seriousness from buyers that they bring to every transaction. The conversation serves as both a reality check for prospective homebuyers and a rallying cry for agents to value their expertise and time appropriately.

What if the biggest barrier to homeownership isn't the market—but the unrealistic expectations buyers and sellers bring to the negotiating table? In this no-holds-barred episode of Free Game, Terence Guess and Ed Averette dive deep into the art of the deal in real estate, delivering unfiltered truth about what it really takes to buy and sell homes in today's market. The duo breaks down the critical importance of financial preparation, revealing why having at least $10,000 saved isn't just recommended—it's essential. They explore the delicate dance between buyers' dreams and sellers' expectations, discussing how personal circumstances like job loss and divorce can impact neighborhood pricing. Ed shares his philosophy on working closely with lenders before making any moves, while Terence emphasizes the importance of timing and realistic market awareness. Throughout the conversation, both hosts stress the value of honest communication, explaining why agents who tell clients what they need to hear—not what they want to hear—ultimately serve them best. This episode is packed with practical wisdom for both real estate professionals and anyone navigating the home buying or selling process.

Are you using AI and social media to enhance your business, or has it quietly become your business? In this thought-provoking episode of Free Game, hosts Ed Averette and Terence Guess tackle one of the most pressing questions facing real estate professionals today: Is social media and AI truly a friend, or a potential frenemy? The duo delivers an honest, unfiltered conversation about the role of artificial intelligence and social platforms in the real estate and lending industries. From discussing AI-generated avatars that don't quite capture their authentic voices to exploring the dangers of oversharing on social media, Ed and Terence break down the reality that these tools are best used as enhancements, not replacements for genuine human connection. They share candid stories about client interactions, safety concerns at open houses, and the fine line between personal and professional content. The conversation takes meaningful turns into mental health, the importance of unplugging, and why authenticity still matters more than follower counts. This episode serves as both a practical guide and a reality check for professionals navigating the increasingly digital landscape of real estate.

What if the difference between leaving your family a legacy or leaving them with nothing comes down to a simple $100 monthly decision you're making right now? In this powerful episode of Free Game, hosts Terence and Ed sit down with real estate and insurance professional Myra to discuss the crucial intersection of homeownership, life insurance, and generational wealth. The conversation goes beyond traditional real estate advice, diving deep into why the African American community is massively underinsured and what can be done about it. Myra shares her journey from real estate agent to licensed insurance professional, explaining how she witnessed too many families struggling with GoFundMe pages and fish fries to cover funeral costs. The trio breaks down the harsh realities of homeownership that many don't consider—like needing reserves and income protection to actually stay in the home you've purchased. They tackle uncomfortable truths about legacy planning, the "sandwich generation" caring for both children and aging parents, and why protection should come before luxury purchases. This isn't just another real estate conversation; it's a blueprint for building wealth that lasts beyond one generation, delivered with the raw honesty and practical wisdom that Free Game is known for. Special Guest: Myra Logan, Broker/Realtor eXP Realty

What happens when the shiny promise of homeownership collides with the harsh reality of market cycles, and how can 28 years of real estate experience help navigate the storm that's brewing in today's housing market? In this eye-opening episode of Free Game Friday, hosts Terence Guess and Ed Averette are joined by veteran real estate broker Myra Logan, who brings nearly three decades of experience to dissect the current housing market crisis. The conversation reveals a sobering reality: the homebuyers who participated in the "highest and best" bidding wars of recent years are now facing foreclosures and short sales as they find themselves underwater on their mortgages. Logan provides insider insights into the foreclosure process, loan modifications, and the critical importance of working with experienced professionals. The discussion also tackles the proliferation of inexperienced agents in the industry and how misinformation on social media is affecting both consumers and legitimate professionals. This episode serves as both a reality check and a masterclass in understanding the true complexities of real estate beyond the glossy marketing.

With Charlotte's median home price at $426,500 and the average buyer earning $80,000-$90,000 annually, what exactly are potential homebuyers waiting for in today's shifting market? In this high-energy episode, Ed and Terence tackle the elephant in the room: market hesitation despite favorable conditions for buyers. After opening with Ed's nostalgic breakdancing stories from Beat Street in California, the conversation quickly pivots to current market realities. The hosts dissect Charlotte's housing data, revealing that buyers earning average incomes can afford homes in the $240,000-$360,000 range, yet many remain on the sidelines. They explore the psychology of waiting for perfect conditions, discuss practical exit strategies for homeownership, and emphasize why timing matters more than perfection. From interest rate realities to aggressive negotiation tactics, this episode challenges listeners to stop waiting and start acting in a market that's quietly heating up.  

When does a real estate deal go from promising opportunity to "figure it out mode" - and how can agents and lenders spot the warning signs before everyone gets burned? In this candid episode, Ed and Terence dive deep into the realities of today's shifting real estate market, exploring the delicate balance between helping clients achieve homeownership dreams and maintaining realistic financial boundaries. The hosts discuss the telltale signs of deals headed for trouble, from inadequate earnest money to delayed inspections, while examining whether the current market truly favors buyers. They share insights on proper financial preparation for homebuyers, including the controversial topic of reserve funds, and highlight how new construction builders are adapting with creative incentive programs. The conversation takes an honest look at the challenges facing different communities in building wealth through homeownership, emphasizing the importance of working with knowledgeable professionals who prioritize education over quick deals.  

What happens when real estate professionals stop doing their jobs properly, and how does the "figure it out" mentality in home buying actually hurt everyone involved? In this no-nonsense episode of Free Game Friday, Ed and Terence tackle the growing frustration with "figure it out loans" and the breakdown of professional standards in real estate transactions. After opening with reflections on their recent community giveback event with Block Love Charlotte, the hosts dive into the harsh realities facing today's home buyers and the professionals meant to serve them. Ed expresses his exhaustion with loan officers, realtors, and closing attorneys who seem unwilling to do the fundamental work required for successful transactions, while Terence breaks down why buyers need to get pre-approved before engaging real estate agents. The conversation reveals how rushed processes, incomplete MLS listings, and entitled attitudes across the industry create a domino effect that ultimately costs buyers time, money, and opportunities. Through their characteristic blend of straight talk and industry expertise, both hosts emphasize that real estate success requires all parties to perform their roles with precision and accountability.  

In an era where Americans are increasingly buying real estate in other countries, what does it really take to build wealth through homeownership in your own backyard - and why are prepared buyers still winning big in today's market? Terence and Ed tackle the burning question of whether buying a house in America is still worthwhile in today's challenging market. Through a compelling real-world case study of a client who gained $48,000 in equity at closing after a builder reduced prices by $71,000, they demonstrate why preparation and vision still pay off. The hosts explore Charlotte's evolving neighborhoods, from North Tryon's transformation to the new River District's 10-year development plan, while addressing the psychological barriers that prevent people from making sound investment decisions. They emphasize that success comes from understanding price points, focusing on your own market rather than chasing opportunities elsewhere, and recognizing that all real estate purchases are investments - whether you live in them or rent them out.  

In a world where social media makes everything look effortless, how can real estate professionals and homebuyers distinguish between authentic expertise and performative content that could cost them thousands of dollars and months of wasted time? Terence and Ed dive deep into the critical distinction between authentic real estate practices and the performative content flooding social media platforms. Through personal client stories and industry observations, they explore how misleading information is creating unrealistic expectations for homebuyers and damaging professional relationships. The hosts discuss the importance of genuine client service, the reality of complex mortgage transactions, and why some deals require extensive behind-the-scenes work that never makes it to social media. They also examine how animated content and AI tools can complement but never replace authentic human expertise, while calling for greater accountability in how real estate professionals present themselves online.

When is the right time to ask for sponsorship from lender partners in real estate, and what separates successful agents who build authentic partnerships from those who become mere "mascots" in the industry? In this dynamic third installment of the Stereo Mix podcast, hosts Ed Averette and Terence Guess welcome successful real estate agent Danny Mullen for an unfiltered conversation about partnerships, preparation, and persistence in the real estate industry. The trio dives deep into the psychology of asking for sponsorship, the importance of earning business relationships rather than expecting handouts, and why preparation separates top performers from the rest. Danny shares his unique perspective on competition, emphasizing collaboration over rivalry, while Ed reveals his "get it out the mud" mentality shaped by childhood experiences. The conversation explores everything from effective open house strategies to the reality that social media glamour doesn't close deals—authentic service and preparation do. This episode offers invaluable insights for both new and experienced real estate professionals looking to build lasting partnerships and sustainable success.  SPECIAL GUEST: Danny Mullen, Realtor - Lifestyle International Realty NC/SC  

How does a real estate agent go from closing just 2 deals in their first year to consistently closing 2-3 deals per month while maintaining a full-time job as a VP? In this powerful second installment of Free Game Real Estate, hosts Ed and Terence sit down with Danny Mullen, who shares his remarkable transformation from struggling first-year agent to closing multiple deals monthly while serving as Vice President of a post-repossession company. The conversation dives deep into the realities of dual-career real estate, the critical importance of mentorship, and the systems needed to thrive in today's market. Danny reveals how he leveraged Sir Ashley's mentorship to build processes that enabled him to close 10 deals in six months, while the hosts explore the shifting dynamics from transactional to relationship-based real estate in the post-2020 era. Special Guest: Danny Mullen, Realtor - Lifestyle International Realty

What if everything you thought you knew about "partnerships" in real estate was actually just transactional relationships in disguise? In an industry where money talks louder than loyalty, can genuine partnerships truly exist? In this revealing episode of Free Game Real Estate Podcast, hosts Ed Averette and Terence Guess sit down with Danny Mullen, a three-year real estate veteran with nearly two decades of investing experience, to dissect the myth of true partnership in the real estate industry. The trio explores the harsh reality that most so-called partnerships are merely financial arrangements that dissolve when the money stops flowing. They dive deep into what constitutes authentic partnership versus transactional relationships, sharing personal experiences and industry insights that challenge conventional wisdom. From the hidden costs of mortgage processing ($2,700+ per file) to the importance of transparent communication, this conversation exposes the raw truth about relationships in real estate while offering practical advice for building lasting professional bonds that transcend individual deals. SPECIAL GUEST: Danny Mullen, Realtor - Lifestyle International Realty SC/NC

What's the real difference between someone who gets approved for a mortgage and someone who actually keeps their home for 30 years? In this enlightening episode of Free Game Friday, hosts Ed Averette and Terence Guess dive deep into the critical differences between mortgage prequalification, preapproval, and upfront underwriting. The duo breaks down why so many homebuyers are setting themselves up for failure by house hunting with insufficient financial preparation. Terence shares real-world examples of foreclosures in his own neighborhood, emphasizing that financial hardship can strike anyone regardless of profession or income level. The conversation explores the harsh realities of mortgage lending, the importance of having substantial savings beyond just the down payment and why taking a chance on yourself is the first step before asking a lender to take a chance on you. Ed and Terence challenge listeners to move beyond social media's portrayal of easy homeownership and embrace the discipline required for true financial preparation.

What happens when real estate professionals stop chasing social media likes and start having honest conversations about market realities - and why might showing 12 houses to unqualified buyers be doing everyone a disservice? In this candid episode of Free Game, hosts Terence Guess and Ed Averette dive deep into the current state of the real estate market, cutting through the noise of social media narratives to deliver unfiltered truths. From TikTok's uncertain future to the reality of today's housing market, they explore why educating clients upfront is more crucial than ever. The conversation takes unexpected turns as they discuss everything from problematic pre-approval letters to the importance of having uncomfortable conversations with clients about their financial readiness. With their characteristic blend of humor and hard truths, Terence and Ed address the elephant in the room: many deals that look good on paper aren't actually deals at all.

Are you waiting for the "perfect" market conditions to buy a home while missing out on building wealth right now? In this candid episode of Free Game, the hosts dive deep into the current real estate market reality, challenging listeners who are waiting for interest rates to drop or market conditions to improve. They explore the psychological barriers preventing people from taking action in today's market, from unrealistic expectations about interest rates to lifestyle choices that limit purchasing power. The conversation covers everything from Trump's financial success in his first six months in office to the harsh realities of pricing strategies in different markets. The hosts emphasize that successful real estate transactions today require understanding your actual budget, making lifestyle adjustments, and coming to the table with competitive offers rather than hoping for market conditions that may never materialize.

What happens when a client calls asking "Are we closing next week?" while their moving truck is already packed and their housewarming party is planned? In this episode of Free Game, hosts Terrence Guess and Ed Averette dive deep into the critical question every real estate professional dreads hearing: "Are we closing next week?" The duo explores the intricate dance between lenders and realtors in today's challenging market, emphasizing the paramount importance of over-communication and daily file management. They discuss real-world scenarios including credit score challenges, loan program switches, and the domino effect of delays on all parties involved. The hosts share practical strategies for maintaining client relationships during turbulent transactions while highlighting how their podcast continues to generate real business connections. This episode serves as both a reality check and a masterclass in professional accountability for anyone working in today's competitive real estate landscape.

What if the secret to building a 32-office real estate empire wasn't just about selling houses, but about creating a culture where top performers become business partners instead of hitting career ceilings? In this inspiring episode of Free Game Friday, hosts sit down with George Canciobello, founder of Lifestyle International Realty, and Roberto Guzman, the company's general manager and partner, to explore their remarkable 10-year journey from a single office in Miami's Brickell district to a 32-office empire spanning the East Coast and expanding internationally. George shares how his transition from car sales to real estate, combined with his military discipline and voracious reading habit of over 350 audiobooks, shaped his unique leadership philosophy of "collaboration over competition." Roberto reveals how a single social media post showing George's commission check prompted him to leave his accounting career and join the company just one month after its launch. Together, they discuss their revolutionary approach to real estate partnerships, where high-performing agents are proactively offered ownership opportunities rather than being kept at performance ceilings. The conversation delves into the challenges of building a minority-owned brokerage in the competitive South Florida market, their expansion into the Dominican Republic, and their commitment to creating generational wealth for agents.

What does it take to transform your real estate career and open four successful offices in just eighteen months? This episode reveals the mindset shifts and authentic relationships that built a real estate empire from the ground up. In this powerful episode recorded live at a grand opening celebration, hosts Terence Guess and Edward Averette sit down with Shawn Gerald, North & South Carolina State President for Lifestyle International Realty, and his General Manager Dwayne Clark. The conversation dives deep into Shawn's remarkable journey from struggling with unsupportive brokerages to building a thriving real estate empire in just a year and a half. The discussion explores the power of manifestation, the importance of authentic mentorship, and how genuine relationships trump transactional business approaches. Special guest and Managing Partner of Lifestyle International Realty Claudia Inoa joins to share her experience expanding to New Jersey, highlighting the collaborative culture that makes Lifestyle International Realty unique. This episode is a masterclass in leadership, mindset transformation, and the blueprint for scaling a real estate business while maintaining family-like values.

What if the biggest misconception about real estate isn't about market trends or property values, but about the daily reality of what it actually takes to survive and thrive as a real estate professional? In this raw and unfiltered episode of Free Game Friday, Ed and Terence pull back the curtain on the real estate industry, challenging the glossy social media portrayal that makes the profession look effortless. Ed shares his personal journey from failing his first real estate exam in 2007 to building a successful career, including the harsh reality of moving to Charlotte where potential clients would literally drive away after seeing him. The conversation dives deep into the unglamorous side of being a buyer's agent—the daily cold calling, the months of nurturing relationships before seeing any return, and the mental toughness required to survive rejection and setbacks. They break down the entire buyer's journey from lead generation to closing day, revealing the extensive paperwork, due diligence processes, and negotiations that happen behind the scenes. This episode serves as both a reality check for aspiring real estate professionals and valuable insight for anyone considering buying or selling property, showing that success in real estate isn't just about market knowledge—it's about persistence, relationship building, and the ability to weather the storms that social media never shows.

What if the advice you're following about real estate is actually setting you up for failure – and how do you know if you're listening to the right voices in today's confusing market? In this candid episode of Free Game Friday, hosts Ed and Terence dive deep into one of the most critical questions facing today's real estate market participants: "Who are you listening to?" The conversation explores the dangerous spread of misinformation in real estate, from false claims about current interest rates to misconceptions about down payment assistance programs. The hosts challenge listeners to move beyond social media advice and armchair expertise, emphasizing the importance of consulting actual practicing professionals. They discuss the reality of today's market conditions, including the current "sweet spot" for buyers who can secure seller concessions while rates remain elevated. The episode also tackles the complex world of down payment assistance, explaining who these programs actually serve and the long-term implications buyers should consider. Throughout their discussion, Ed and Terence stress the importance of financial preparedness, encouraging listeners to build their own nest egg rather than relying solely on assistance programs. The conversation concludes with a call to action for listeners to seek professional guidance and make informed decisions based on their individual circumstances rather than following the highlight reels they see on social media.

What does true freedom look like when you're building a life beyond borders? In this eye-opening episode of Free Game, host Ed welcomes real estate developer Dre Taylor and The Beyond Investments team along with the dynamic duo behind Sisters Selling Real Estate, Louv Ford and Dez Gerald. The conversation takes listeners on a journey exploring opportunities in Ghana, the creation of Africa's first MLS system, and what it means to find peace and prosperity abroad. As the diaspora seeks new possibilities, this episode provides valuable insights into property development, investment opportunities, and the cultural connections being built between African Americans and Ghanaians. Special Guests for this episode: Dre Taylor Real Estate Developer The Beyond Investments - Ghana   Lisa Kunney Brand Development Manager The Beyond Investments - Ghana   Dez Gerald Broker Lifestyle International Realty - Greensboro, NC   Louv Ford Realtor Lifestyle International Realty - Greensboro, NC 

What if the peace we've been seeking isn't found in a place, but in a return to our ancestral home where we're truly seen as human beings? In this thought-provoking episode of Free Game, hosts Terence Guess and Ed Averette join Louv Ford and Dez Gerald in welcoming developer Dre Taylor who shares his transformative journey from Kansas City, Missouri to Ghana, where he's now building a 105-property development in the Aburi mountains. With remarkable candor, Dre explores why he left America behind, the freedom and peace he's discovered in Ghana, and his mission to create sustainable living opportunities for African Americans seeking to reconnect with their ancestral homeland. The conversation touches on spiritual awakenings, economic advantages, and the profound psychological relief that comes from escaping systemic oppression. Listeners will be challenged to consider what truly creates peace in life and whether returning to Africa might be a viable option for those seeking peace.

Sisters in Real Estate: Building a Legacy Across Continents What could real estate opportunities in Ghana teach American agents about the future of global property investment? In this illuminating episode of Free Game, hosts Terence and Ed welcome the dynamic sister duo behind Lifestyle Realty Greensboro, NC - Dez Gerald and Louv Ford. The conversation takes listeners from the current challenges of the American real estate market to exciting international opportunities emerging in Ghana. The sisters share their successful expansion into Greensboro's Triad area while revealing how their cryptocurrency project is opening doors to African real estate investments. Throughout the episode, they offer valuable insights on business planning, execution, and the importance of family partnerships in creating sustainable success. Their journey demonstrates how forward-thinking real estate professionals can transcend traditional market boundaries while building meaningful connections across continents.

Are you prepared for the "new normal" in real estate where buyers are no longer waiting for interest rates to drop, but instead adapting to current market conditions? In this episode of Free Game, hosts Terence and Ed dive into the current state of the real estate market, discussing how consumer confidence has improved despite higher interest rates. They explore how appraisals are resetting market values, sometimes coming in $30,000-$35,000 lower than purchase prices. The hosts share insights about FHA policy changes affecting non-resident aliens and emphasize the importance of property presentation when selling a home. Throughout the episode, they highlight practical advice for both buyers and sellers navigating today's evolving real estate landscape.  

What if the greatest barrier to success in your industry isn't competition, but a collective resistance to true collaboration? In this thought-provoking episode of Free Game Friday, hosts Ed and Terence dive into a candid conversation about the real estate industry in Charlotte compared to other major cities. They explore why many professionals struggle with genuine collaboration, discussing everything from the transplant culture of Charlotte to the importance of intentional networking. The hosts share personal insights on building authentic relationships, providing value without expecting immediate returns, and the benefits of taking a long-term approach to business development. This episode offers valuable perspective for real estate professionals seeking to create more meaningful connections and sustainable success in an increasingly competitive market.