The David Greene Show: Episode 72 - "Seeing Greene" | July 10, 2025

Welcome to Episode 72 of "Real Talk Real Estate with David Greene", titled "Seeing Greene". In this episode, host David Greene delves deep into contemporary real estate strategies, addresses listener questions, and provides insightful commentary on current market trends. Whether you're a seasoned investor or just starting out, this episode offers valuable perspectives to help you navigate the dynamic world of real estate.

1. Introduction and Market Overview

David kicks off the episode by setting the stage for the current real estate landscape. With summer in full swing, he highlights the increased activity in rental properties and the challenges potential investors face in deciding whether to enter the market now or wait for conditions to stabilize.

David Greene [00:00]: "Whether you're aiming to build wealth, pivot your career, or simply want to understand the wild ride behind the scenes in the real estate industry, this podcast is your ultimate guide."

2. Listener Questions and Expert Analysis

a. Refinancing and Renovation Strategy

Listener: Coya
Question Timestamp: [01:48]

Coya and her husband own five properties and are contemplating refinancing a triplex to renovate a studio unit and possibly purchase a new home for family members. They are also considering renting out their current home and exploring options like a sister-in-law suite.

David's Response:

David appreciates the strategic approach Coya is considering, emphasizing the importance of using refinancing to enhance assets rather than for non-essential purchases. He advises on leveraging conventional loans over FHA loans to minimize long-term costs and highlights the significance of market conditions when deciding to refinance.

David Greene [02:48]: "If you're going to use it to improve your assets or increase your cash flow, I'm a much bigger fan of that strategy."

However, David cautions about the potential of refinancing into higher interest rates, especially if the original mortgage was secured during a period of lower rates. He underscores the importance of analyzing whether the current market trends favor refinancing and expanding the portfolio.

b. Relying Solely on Real Estate Income

Listener: Tyler McNee
Question Timestamp: [07:40]

Tyler, based in New Jersey but investing in Ohio, is expanding his portfolio and wonders when it's appropriate to depend solely on real estate for income. He also provides feedback about the podcast's volume issues on certain platforms.

David's Response:

David commends Tyler on achieving consistent cash flow and discusses broader economic concerns, including a potential market crash and an impending economic depression influenced by factors like AI disrupting job markets. He advises a defensive strategy: prioritizing paying down mortgages and building financial reserves over aggressively expanding the real estate portfolio in uncertain times.

David Greene [09:07]: "I would rather see people focus on defense, paying down mortgages and saving money than offense, which is buying more real estate."

David emphasizes adaptability, noting that strategies effective in a booming economy may not hold in a downturn. He encourages Tyler to continue building his portfolio cautiously while preparing for potential economic shifts.

c. Decisions on Rental Property Amid Relocation

Listener: Zachary Roscopf
Question Timestamp: [17:53]

Zachary purchased a condo in Washington state but plans to move to Michigan for his career in six months. Despite negative cash flow on the Washington property, he's debating whether to sell it or invest further in the market.

David's Response:

David advises Zachary to reassess his investment based on market potential. Referencing his book, Better than Cash Flow, he suggests evaluating properties holistically, considering factors like market appreciation and location dynamics. He projects that Michigan may offer more favorable growth compared to Washington, recommending selling the underperforming property to reinvest in a more promising market.

David Greene [18:52]: "Once you move into these cheaper markets, you don't have as much reward, but you also have a lot more opportunity."

David stresses the importance of emotional detachment in investment decisions and urges Zachary to prioritize long-term growth over short-term losses.

3. Commentary on Current Real Estate Trends

David transitions into discussing broader real estate trends, emphasizing the importance of staying informed and adaptable. He reflects on how economic policies, interest rates, and regional market fluctuations impact investment strategies.

4. Highlights from the Comments Section

In this segment, David addresses various comments from listeners, offering additional insights and clarifications.

• Volume Issues: Addressing Tyler's feedback, David acknowledges the technical challenges with podcast platforms and encourages listeners to use alternative platforms like YouTube or Spotify while the issue is being resolved.

• Engagement Encouragement: David invites listeners to share their experiences and photos, fostering a sense of community within his audience.

5. Real Estate News: Compass vs. Zillow Lawsuit

David delves into a significant industry news piece where Compass has filed a lawsuit against Zillow over consumer choice and listing practices.

Key Points:

• Compass's Claim: Zillow is accused of improperly restricting home listings to its platform, allegedly monopolizing the market.

• Zillow's Stance: Advocates for a complete and centralized listing to ensure transparency and accessibility for consumers.

David analyzes the motivations behind both companies, highlighting the competitive tensions and potential implications for real estate agents and sellers.

David Greene: "Zillow's greedy. They want to control everything. The agents are greedy and they're never going to find you a buyer on TikTok."

He warns about the complexities introduced by such lawsuits and the importance of selecting knowledgeable agents who can navigate these murky waters effectively.

6. The Impact of Social Media Influencers on Real Estate

Drawing from an NBC Boston report, David discusses how social media is reshaping the real estate industry. Agents are increasingly becoming content creators, using platforms like Instagram and TikTok to market themselves and their properties.

David's Insights:

• Marketing vs. Self-Promotion: He distinguishes between agents genuinely marketing properties and those primarily seeking personal visibility.

• Effectiveness: David remains skeptical about the tangible impact of social media-driven sales, questioning whether casual viewers make serious purchasing decisions based solely on social media content.

David Greene: "Realtors are marketing themselves. We live in a self-obsessed world."

He advises sellers to prioritize hiring agents who focus on strategic marketing and market expertise over superficial social media presence.

7. Quick Hitter Segment

In this rapid-fire segment, David shares various snippets and feedback from his social media channels, highlighting listener engagement and diverse perspectives within his community. Some notable mentions include:

• German: Discusses flipping strategies humorously.
• Fradoline Garcia: Expresses love for the show.
• Real Talk Realtor Community: Shares experiences and humorous anecdotes related to real estate.

8. Conclusion and Call to Action

David wraps up the episode by encouraging listeners to engage with his content, subscribe to his offerings, and participate actively in the Real Talk Real Estate community. He promotes his brokerage, The One Brokerage, emphasizing personalized service and competitive loan products.

David Greene: "If you like listening to this free content, please take a minute to like it, leave a comment and subscribe to the show, as well as share the podcast with anyone you know in the real estate industry."

He also invites listeners to submit their questions for future episodes and to explore additional resources available on his website.

Key Takeaways:

• Strategic Refinancing: Utilize refinancing to enhance property assets and cash flow, but remain cautious of interest rate fluctuations and market conditions.

• Income Diversification: Relying solely on real estate for income can be risky in uncertain economic times; consider a balanced approach.

• Market Assessment: When relocating, evaluate the potential of new markets over existing underperforming properties.

• Industry Dynamics: Be aware of ongoing legal battles and market consolidations that could impact real estate practices and opportunities.

• Marketing Evolution: Social media is a powerful tool for real estate agents, but effectiveness varies; prioritize agents with proven market strategies.

Notable Quotes:

• On Refinancing Strategy:

  "If you're going to use it to improve your assets or increase your cash flow, I'm a much bigger fan of that strategy."
  — David Greene [02:48]

• On Real Estate Income Reliance:

  "I would rather see people focus on defense, paying down mortgages and saving money than offense, which is buying more real estate."
  — David Greene [09:07]

• On Market Adaptability:

  "You have to adapt your strategy based on how the rules of the economy are changing."
  — David Greene [09:07]

• On Social Media Influence:

  "Realtors are marketing themselves. We live in a self-obsessed world."
  — David Greene [NBC Boston Segment]

• On Choosing the Right Agent:

  "Picking an agent is incredibly important if you're looking to buy a house in a certain area."
  — David Greene [Real Estate News Segment]

Final Thoughts

Episode 72 of "The David Greene Show" offers a comprehensive exploration of current real estate challenges and strategies. David Greene's candid discussions and expert advice equip listeners with the knowledge to make informed decisions in a fluctuating market. By addressing real listener concerns and dissecting industry news, David ensures that his audience remains well-informed and prepared to navigate the complexities of real estate investment and management.

For more insights, resources, and to submit your own questions, visit davidgreen24.com Ask.