The David Greene Show – Episode 88

Seeing Greene with Shane Sanders

Date: October 9, 2025

Episode Overview

In this energetic "Seeing Greene" episode, host David Greene is joined by returning guest Shane "Sugar Shane" Sanders. Together, they tackle real listener questions and dive deep into hybrid BRRRR/ADU strategies, real estate investing dilemmas, and the nuts and bolts of house hacking, mid-term rentals, and property upgrades. The episode blends practical advice, candid stories, and the hosts' trademark banter, making it both educational and entertaining for new and seasoned real estate investors.

Key Topics & Discussion Points

1. Catching Up: Sugar Shane, BMX Vibes & Pickleball Humility

• [00:00 – 02:15]
  • David introduces Shane, joking about nicknames and bringing high-energy "MTV" vibes.
  • Shane’s sporting exploits are discussed, from mountain bikes to pickleball:

    "Supposed to play with his sister, ended up playing doubles with his mom and they lost. So he's been humbled..." (David, 02:15)

  • Sets the fun and laid-back tone for the episode.

2. Listener Q&A: Free Housing vs. House Hacking

• Question from Nick Garfield in Charleston, SC ([03:07 – 10:09])

Scenario:

• Nick and fiancée have $60k saved, get free housing as a job perk, and are debating whether to keep stacking cash or start house hacking (buy a house, rent rooms).

Insights:

• Shane’s Advice: "Take the free housing, but I would also invest in real estate. ...buy a rental property, maybe a DSCR loan..." ([04:19 – 04:36])
• David's Angle: Highlights the rare opportunity of a primary residence loan with low down payment when house hacking, but says saving enough for 20% down on investment property is tough these days ([05:02 – 06:16]).
• Discussion of risk/reward dynamics, market timing, and the value of flexibility:

  "The pattern is the flexibility. You want to buy a property that you can use for several different uses, which usually means you need more than one unit." (David, [09:00])

• Notable suggestion to buy multi-units or homes with an ADU for future-proofing.

3. Nuances of the BRRRR Strategy & Financing Issues

• Question from Eric Gardiner ([09:34 – 14:13])

Scenario:

• Is it true you must wait a year to refinance using BRRRR, or can you use “entity games” to get a new appraised value earlier?

Insights:

• Both hosts: Disagree with the “one-year rule”—it’s likely a constraint imposed by specific local lenders ([10:09 – 11:42]).
• David:

  "We at the one brokerage work with over a hundred lenders... we find one that doesn't have that rule." ([11:40])

• Suggest shopping around for lenders, and using HELOCs or smaller price point properties to minimize holding/risk ([12:40]).
• Shane’s Real-World Issue: Difficulty with DSCR ratios on long-term rentals; using mid-term rents to qualify ([13:23]).

  "We've been doing midterm loan products... to get that number up." (Shane, [13:23])

• David: Medium-term rentals can help boost rent figures to meet loan criteria, but furnishing costs are often underestimated.

4. House Hacking with High Down Payments & Value-Add Tips

• Question from Jason Elder, Maryland ([19:21 – 23:13])

Scenario:

• Already renting a basement, planning next purchase—single-family house hack near home, or small multifamily in DC? Up to $1M budget, 20% down.

Insights:

• Both question the 20% down for a primary residence—suggest paying PMI instead and using extra cash for renovations ([20:05 – 21:34]).
• David recommends the "live-in flip" model, adding value and snowballing equity for future moves ([21:34 – 22:44]).

  “Look for the ugliest house with the highest upside… write the most aggressive offer you can find, someone that has to sell it.” (David, [21:34])

• Emphasis on maintaining cash reserves and maximizing leverage.

5. Real Estate Strategies: Mid-Term vs. Short-Term Rentals

• [25:38 – 30:11]

Discussion:

• Listener asks about Airbnb-ing an ADU attached to their home—a non-destination market concern.
• Shane’s Tip: Prefers mid-term rentals, especially with less churn and more responsible tenants.
• David’s Rant:

  “Almost all of my headaches have come from Airbnb guests… Airbnb’s rules favor the guest over the host so much. It is so unbalanced…” ([26:06])

• Both agree mid-terms attract better tenants (traveling professionals, contractors) with fewer horror stories.

6. Market News & Industry Commentary

• [34:02 – 39:59]

Hot Markets:

• Milwaukee is now the country’s fastest housing market (homes selling in 32 days).
• Both discuss the unpredictability of real estate numbers due to shifting policies and macroeconomic trends ([35:31 – 37:02]).

  "As long as I've been in this position, I have not figured out how you account for unpredictability in policy that affects the housing market." (David, [36:50])

• Advice: Affordable homes are always in demand, but it’s a competitive space.

Dancing Agents & Social Media Marketing:

• Discussion about agents using TikTok & social media, with criticism of prioritizing popularity over substance.

  "I would rather work with someone who's professional and a master in their trade... rather than someone who's more popular online and dances in front of the sold sign..." (Shane, [39:36])

• David calls for higher standards in real estate licensing and more industry knowledge.

7. Real Estate Operations: Furnishing & Renovation Hacks

• [14:29 – 18:16]; [46:37 – 54:36]

Furnishing Tips:

• Facebook Marketplace is the go-to for affordable furnishings (beds, furniture, even hot water tanks).

  "You can find somebody who needs something out of their house and will sell it at an incredibly good price. Facebook Marketplace is now my new favorite thing in the world..." (David, [15:01 – 16:09])

Property Upgrade Case Study:

• David details turning a two-bedroom Smoky Mountains cabin into a three-bedroom, boosting its sleep count (and revenue potential) with Marketplace finds, minimal investment, and strategic amenity additions (bunk beds, game rooms, fire pit).

  “We’ve now made it a three-bedroom instead of a two. We didn’t have to change any bathrooms. We went from two beds to eight beds…” (David, [48:49])

Contractor Tips:

• Always get multiple bids.
• Buy materials yourself and get labor-only quotes.
• Ask how long jobs will take to ensure labor costs are in line with complexity.

8. Property Management & Tenant Stories: Airbnb Nightmares & Bloopers

• [57:35 – 65:55]

Bizarre Airbnb Requests:

• Story of a haunted Airbnb: guest demands refund for “ghost harassment.” Airbnb sides with the host after confirming the ghost was listed in the description.

  “The host told us that it’s a friendly ghost named Stanley... Stanley is even mentioned in the listing description.” (David, [57:40])

• David shares a wild guest tale: a guest crawling on his hands and knees looking for a gum wrapper in the driveway, using every minor issue as negotiation for a free stay.

  “I’m pretty sure there’s YouTube and TikTok videos making the rounds telling people: Here’s how to get a free stay, free vacation. This is the kind of thing you do.” (David, [61:08])

Tenant Fraud:

• Both acknowledge the prevalence of professional "problem tenants" and service animal loophole abusers.
• Shane: “It’s at every different level—short-term, long-term, there’s so much fraud... it’s insane.” ([61:23])

Notable Quotes & Moments

On Flexibility in Real Estate:

"The pattern is flexibility. Buy a property that you can use for several different uses, which usually means you need more than one unit." —David, [09:00]

On Furnishing Rentals Economically:

“Facebook Marketplace is now my new favorite thing in the world… I literally am looking at it like five times a day.” —David, [15:01]

On the Real Estate Agent Industry:

“I would rather work with someone who's professional and just is a master in their trade... rather than someone who's more popular online and dances in front of the sold sign...” —Shane, [39:36]

Timestamps for Key Segments

• [00:00] – Introduction & banter with Shane
• [03:07] – Free housing vs. house hack question (Nick Garfield)
• [09:34] – BRRRR financing headaches and DSCR loan issues
• [14:29] – Furnishing for mid-term/short-term rentals
• [19:21] – House hack vs. multifamily decision (Jason Elder)
• [25:38] – Renting out an ADU: mid-term vs. short-term
• [34:02] – Real estate news: market speeds & unpredictability
• [39:36] – Social media realtors & industry professionalism
• [46:37] – Property Transformation: Smoky Mountains case study
• [57:35] – Bizarre Airbnb stories & tenant fraud
• [65:55] – Final thoughts, contacts, show wrap

Where to Find the Hosts

• David Greene: davidgreene24.com, Instagram, TikTok (official handle referenced in show), Facebook
• Shane Sanders: Instagram @SugarShaneSanders

Conclusion

This "Seeing Greene" episode delivers practical, actionable real estate advice wrapped in candid conversation, real-world case studies, and plenty of laughs. The hosts don’t shy away from sharing industry headaches or surprising market shifts, and listeners leave with both inspiration and savvy tips for their own investing journey.