The David Greene Show: Episode 77 - Seeing Greene with Joseph Hamer

Release Date: July 31, 2025

Welcome to Real Talk Real Estate with David Greene, your ultimate guide to navigating the dynamic world of real estate investing and business. In Episode 77, titled "Seeing Greene with Joseph Hamer", host David Greene sits down with esteemed realtor and investor Joseph Hamer to delve deep into strategies for managing investment portfolios, navigating market fluctuations, and building substantial wealth through real estate. This episode is packed with unfiltered insights, practical advice, and engaging anecdotes that offer valuable lessons for both novice and seasoned investors.

Introducing Joseph Hamer

David begins by introducing Joseph Hamer, highlighting his impressive achievement of selling over 30 houses in his first 12 months as an agent. Joseph expresses his gratitude for the high praise and eagerness to share his experiences and insights with the audience.

David Green [00:00]: "I'm joined today for a Seeing Green episode with none other than Joseph Hamer... he's a very impressive individual who's here to weigh in, give his insight into what we can do as investors to manage our portfolios better and build more wealth."

Joseph Hamer [00:47]: "The high praise is a little bit funny to hear, but I'm grateful to be here, David, and I'm looking forward to helping out and having a good conversation."

Navigating Relocation: When to Sell and Buy

The first major topic revolves around the challenges of relocating out of state, specifically the optimal timing for selling a current residence and purchasing a new one in a different market. A listener named Kayla poses a question about the best time to execute this transition amidst differing market conditions.

David Green [03:03]: "Not every market's the same... Ideally, as an out-of-state investor, you want to take advantage of how different markets fluctuate because they don't all go up and down the same way."

David uses an elevator analogy to describe moving from one market to another, emphasizing the importance of selling in a declining market and buying in one that's on the rise.

Joseph adds practical advice, recommending strategies such as using a HELOC (Home Equity Line of Credit) or renting temporarily to alleviate the pressure of synchronizing sales and purchases.

Joseph Hamer [08:14]: "HELOC is a great choice... If she can't manage a new mortgage payment and her HELOC payment alongside her previous mortgage payment, maybe it is best to sell first and find a place to rent."

David shares a cautionary tale about a client who attempted to buy before selling, leading to complications and stressing the importance of a smooth transaction.

David Green [05:41]: "This story highlights why we don't want Kayla here in a similar situation... You always want to sell it for as much as you can get with as smooth of a transaction as you can."

Mortgage Solutions for Simultaneous Buying and Selling

A subsequent listener question addresses mortgage products that facilitate purchasing a new home before selling the current one. David and Joseph explore various financial instruments and strategies to manage such scenarios effectively.

Joseph emphasizes the importance of working with a versatile mortgage broker who can provide access to diverse loan products, including DSCR (Debt Service Coverage Ratio) loans and hard money loans for short-term financing needs.

Joseph Hamer [12:14]: "I'm a huge fan of local banks... but I'm also a huge fan of my mortgage broker connection because of the access to different products they have... get connected with a great mortgage broker in this situation who may have the opportunity to be a little bit more creative with you."

David expands on this by discussing the benefits of HELOCs and the flexibility they offer without the high costs associated with refinancing an entire mortgage.

David Green [14:06]: "If you go to a loan broker, we can shop your loan to all these different banks... Your best bet is usually going to be taking a HELOC out on your original house."

The Impact of Mortgage Rates on the Housing Market

A thought-provoking segment addresses the implications of fluctuating mortgage rates on both buyers and sellers. A YouTube commenter, Punakar, speculates that lowering rates could increase buyer demand without sufficiently boosting supply, potentially driving home prices up.

David and Joseph engage in a nuanced discussion, acknowledging the complexities of rate adjustments and their broader economic impacts.

David Green [30:30]: "I see his point. Because if we drop them down enough to get buyers into the game, but not enough to get sellers to put more inventory in, you don't increase supply but you do increase demand, which would push prices higher and we'd have a bigger problem."

Joseph offers a tempered perspective, suggesting that while lower rates could reinvigorate the buyer market, they might not necessarily lead to runaway price increases if tempered by other factors like inventory levels.

Joseph Hamer [31:54]: "I don't see rates dropping creating a larger problem. If anything, it might be a larger problem for first-time home buyers just because that buyer pool is growing so largely as people are waiting longer and longer to buy that first home."

Global Perspectives: Australia's Housing Crisis

David brings in a viral video from the Wall Street Journal highlighting Australia's housing crisis, drawing parallels to the U.S. market. Key points include skyrocketing house prices in Sydney and Brisbane, construction industry challenges due to skill shortages, and governmental policies struggling to meet ambitious housing targets.

Unnamed News Reporter [39:47]: "Queensland was the only state to record double digit growth for houses and units, with Brisbane's median house price now sitting at over $960,000."

David and Joseph discuss the similarities between Australia and the U.S., particularly the shortage of labor and its impact on housing supply.

David Green [41:58]: "It's obvious not happening in America, but their situation is similar to ours... there's too much government regulation that stops people from doing it."

Joseph Hamer [45:37]: "I think when you're talking about, about even you know, potentially bringing manufacturing jobs back to America, I don't think we have people to work."

Comment Section: Valuing Residential Real Estate

In the Comment Section, David reads a YouTube comment from Tim K., who criticizes the income-based versus comparable sales-based appraisal methods in residential real estate.

Tim K. states that appraisers rely too heavily on past sales and overlook income potential, leading to undervaluation of properties based on their income-generating capabilities.

Tim K. [60:09]: "Bedroom count doesn't matter either. A unit is a unit. A studio is worth the same as a three bedroom..."

Joseph concurs, advocating for more flexible and accurate appraisal practices, especially in competitive markets.

Joseph Hamer [60:09]: "Appraisers have a pretty tough job... if there's only one appraiser in that entire area, you should definitely be working to start an appraisal company."

David critiques the current appraisal system, emphasizing its limitations and the need for more objective valuation methods.

David Green [61:10]: "Residential real estate is valued based on what someone else paid for it... this is sort of the way that, like, a business organically grows."

Quick Hitters: Engaging Interactions and Anecdotes

The Quick Hitters segment features light-hearted exchanges and humorous anecdotes between David and Joseph, including discussions about viral videos, sports, and playful banter about real estate practices.

Joseph Hamer [74:16]: "So is this the new way of how you can begin squatting in a property? Hey, I'm gonna need to explain. Extend my stay. There's a bear out front."

David Green [74:24]: "Yeah, bro, you got me wondering if this is... a squatter repellent. Like if you get a squatter, can I attract a bear there?"

Property Management Insights: Bears at the Cabin

David shares amusing yet insightful stories from his property management experiences, particularly encounters with bears at his cabins in the Smoky Mountains. These anecdotes highlight the unexpected challenges and unique aspects of managing short-term rental properties in wildlife-rich areas.

David Green [76:04]: "This was taken during the winter. That's one reason we got new photos taken."

Joseph humorously adds to the narrative, emphasizing the unpredictability of wildlife interactions.

Joseph Hamer [76:38]: "We fire pit not keeping you warm enough. Cuddle up with a cub not warm enough. Get in the hot tub."

Property of the Week: A Charming Cabin with Wildlife Encounters

The Property of the Week showcases one of David's cabins, highlighting its amenities, scenic views, and the unique experiences guests might encounter, such as interactions with nearby wildlife. The property's features include a game room equipped with air hockey and foosball tables, a thoughtfully designed fire pit, and cozy outdoor spaces perfect for relaxation.

David Green [76:07]: "This is our question of the week... the game room... and I have noticed like your highest ROI is usually going to be in getting new pictures as opposed to just new amenities."

Joseph and David engage in a playful debate about which game would prevail in a hypothetical contest, adding a fun twist to the property showcase.

Final Thoughts and Closing Remarks

As the episode wraps up, David and Joseph reflect on the importance of strategic planning, adaptability, and maintaining a balanced perspective in the face of market uncertainties. They emphasize the value of learning from setbacks and continuously refining investment strategies to achieve long-term success.

David Green [83:02]: "Joseph, thanks for joining me today. Really appreciate it... we will see all of you next week on the David Green Show."

Key Takeaways

1. Strategic Relocation: Carefully plan the timing of selling and buying properties when relocating, leveraging market fluctuations to maximize gains and minimize risks.

2. Mortgage Flexibility: Utilize diverse mortgage products like HELOCs and hard money loans to navigate simultaneous buying and selling, ensuring financial stability.

3. Interest Rate Implications: Understand the delicate balance between mortgage rates, buyer demand, and housing supply to anticipate market trends and adjust investment strategies accordingly.

4. Labor Shortages Impact: Recognize how labor shortages affect construction and property management, emphasizing the need for a skilled workforce to sustain and grow real estate investments.

5. Valuation Methods: Advocate for more accurate and income-based appraisal methods to better reflect a property's true value in the residential market.

6. Adaptability in Investing: Maintain multiple exit strategies and remain adaptable to market shifts to safeguard investments during downturns.

Notable Quotes:

• David Green [03:03]: "It's like you want to ride the elevator to the top and then get off and then get on the next one that's low and ride that one up, too."

• Joseph Hamer [08:14]: "If you don't do that, your buyer's agent ends up with a horrible job because you're trying to frantically find the perfect house."

• David Green [14:06]: "If you go to a loan broker, we can shop your loan to all these different banks."

• Joseph Hamer [26:46]: "Egos, specifically realtor egos, kill more deals than probably any other factor in real estate."

• David Green [61:10]: "If you own a short term rental, it's not like doing this is going to make you money. If you're routinely booking all the time, putting an air hockey table in it is probably not going to increase your bookings."

This episode of Real Talk Real Estate with David Greene offers a treasure trove of actionable insights, practical advice, and engaging stories from industry expert Joseph Hamer. Whether you're looking to refine your investment strategies, navigate market challenges, or simply gain a deeper understanding of the real estate landscape, Episode 77 provides invaluable knowledge to help you level up your real estate game.