Not Your Average Investor Show

Hosted by Gregg Cohen (JWB) & Pablo Gonzalez

Business Entrepreneurship

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Episodes

489

Latest episode

Aug 2026

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EN-US

About the show

Rental Income Property investing doesn't need to be as difficult as you think it is. Why do we say this? Studies have shown that most Americans believe real estate is the best tool to accumulate wealth, yet only a minority of them use that tool... simply because it seems too complicated. The Not Your Average Investor show will show you how JWB has made it easy for people like you to invest in rental income properties by showing you the fundamentals that make rental income investments succesfull- cash flow, market dynamics, and (most importantly) people.We're glad you've decided you are NOT average!

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60 recent

August 24, 2026Episode 5141 hr 14 min

514 | Before You Invest: How to Read a Rental Property Pro Forma The JWB Way

A rental property pro forma can show cash flow, appreciation, tax savings, and long-term profit. But only if you know where to look and what the numbers actually mean. On this Not Your Average Investor Show, Gregg and Pablo break down how to read a rental property pro forma through the five profit centers. They’ll explain why some returns show up in year one while others build over time, where tax savings fit into the projection, and how investors can use the numbers to make a better buying decision. They’ll break down: ✅ How to tell where a rental property’s returns are actually coming from ✅ Which numbers matter now versus what builds over time ✅ Where the five profit centers show up on a pro forma ✅ What to look for on a deal sheet before making a buying decision Knowing where the returns come from, when they happen, and which assumptions drive them can help you evaluate a rental property more clearly. Listen NOW! Chapters: 00:00 Why Pro Formas Matter 01:56 Five Million Distributed 04:08 Rental Market Strength 06:52 Webinar Dates Announced 08:40 Meetup Shoutout 10:44 Juiced Pro Forma Example 13:24 Cap Rate and NOI Basics 15:01 Seven Pro Forma Red Flags 19:07 Appreciation and Reserves Scam 24:48 Selling Costs Reality Check 26:27 Using AI to Audit Numbers 30:20 Recasting to Real Returns 33:00 JWB Pro Forma Preview 33:35 Unlocking 3.99% Loans 34:59 Deal Sheet Overview 37:29 Assumptions Behind Returns 43:19 Vacancy Turn Timing 49:24 Cashflow Swings Reserves 51:31 Tax Savings Done Right 01:00:49 Audience Q&A Rapid Fire 01:11:08 Wrap Up Next Week Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

August 24, 2026Episode 51346 min

513 | The Trump Accounts Effect & What Will Your Kids Inherit With Rentals?

Trump Accounts have created a new way to set your family up for a solid financial future at a time when 401(k)s are reaching record highs. But have you ever asked yourself this: If your kids inherited it tomorrow, would they know what to do with it? In this week's Not Your Average Investor Show, Gregg and Pablo discuss retirement, 401(k)s, Trump Accounts, and what it really means to leave wealth to the next generation. They’ll break down: ✅ How Trump Accounts don't just help children invest earlier, but also teach a valuable lesson ✅ Why people can have a large 401(k) and still feel unsure about retirement ✅ What your kids actually inherit when they inherit rental properties Leaving your children assets is one thing. Leaving them with the knowledge and confidence to make good decisions is another. Listen NOW! Chapters: 00:00 Hot Topic Preview 02:00 HomeStep Fundraiser Win 05:09 JWB Property Management Ranking 07:21 What Are Trump Accounts 09:43 Why Compounding Matters 12:43 Community Gifting Mindset 18:54 Case Study Numbers Breakdown 21:50 From $5K to $500K Future 24:16 Retirement Reality Check Setup 24:27 Retirement Confidence Paradox 25:11 Vanguard Data Bright Spots 26:06 Auto Enrollment and Autopilot Investing 27:32 Hardship Withdrawals Surge 30:01 Gallup Poll Confidence Drop 31:11 Why the Model Feels Broken 32:43 Education and Community Fix 34:45 Passing Rentals to Heirs 38:32 Step Up Basis Explained 42:03 Next Episode and Closing Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

August 10, 2026Episode 5121 hr 2 min

512 | New Housing Law: Threat or Opportunity for Real Estate Investors?

The housing bill passed. But will it actually lead to more homes in Jacksonville? That is the part no headline can answer yet. In this week's Not Your Average Investor Show, Gregg and Pablo are breaking down what made it into the final law, including manufactured housing, office-to-apartment conversions, renovation programs, zoning reform, and the 350-home provision. They’ll walk through the bill through JWB’s operational lens, explaining which ideas could realistically work, what could stand in the way, and what it would take for experienced builders to bring them to market. You’ll learn: ✅ Will any of this actually increase housing supply? ✅ Could manufactured housing make homes cheaper and faster to build? ✅ Why does density matter so much? ✅ And how much depends on what local governments decide to allow? The law may create new opportunities, but it does not build homes on its own. Listen NOW! Chapters: 00:00 Housing Bill Headlines 01:37 Welcome Home Fund Mission 02:45 How the Fund Works 06:56 Donation Levels Perks 08:02 Golf Tournament Access 11:00 Live Ticker and Roll Call 14:35 Bill Overview: Supply Reforms 19:08 Key Provisions Breakdown 20:24 Institutional Investor Rules 23:56 Exceptions Build Renovate 27:34 Qualified Homeownership Programs 28:45 Fundraiser Momentum 29:09 Institutions As Partners 33:11 Local Zoning Reality 36:35 Nimbyism Explained 41:15 Modular Housing Shift 49:43 JWB Experiments Lessons 52:42 Homeownership Incentives 54:32 Community Giving Rollcall 58:08 Bill Takeaways Wrap 59:50 Next Week Preview Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

August 3, 2026Episode 5111 hr 8 min

511 | Memphis vs Jacksonville: Breaking Down Real Rental Property Deal Sheets

It is too easy to fudge a rental property deal sheet, sell the property to an investor, and blame the property manager when the property doesn't perform as expected. But the person that loses most in that scenario is the investor! That's why we'll be breaking down real deal sheets in this week's Not Your Average Investor Show! JWB Co-Founder Gregg Cohen and host Pablo Gonzalez are breaking down a Memphis rental property deal and comparing it with how JWB looks at rental opportunities in Jacksonville. They’ll walk through the numbers, point out what may or may not be included, and show you why monthly cash flow is only one part of the picture. You’ll learn: ✅ How to compare rental property deals across two different markets ✅ Why two deal sheets may show expenses differently ✅ Which numbers and assumptions deserve a closer look ✅ How financing and property management can affect the deal ✅ Why the biggest cash flow number does not always tell the whole story A good deal is not just about the city or the biggest number on the page. Listen NOW! Chapters: 00:00 Deal Sheet Showdown 02:04 Resident Testimonial Story 03:51 Why Great PM Matters 07:24 Show Origin and Disclaimers 08:17 Seven Pro Forma Red Flags 13:38 Memphis Deal Sheet Overview 15:00 New Construction Appreciation Trick 18:23 Rent Growth and PM Fee Incentives 24:12 Cash Flow Table and Lease Assumptions 28:14 Renewals vs Turnover Maintenance Reality 31:22 Maintenance Reality Check 32:30 2.5% Assumption Exposed 34:30 Vacancy and Management Fees 36:01 Occupancy and Renewals Matter 37:06 Tax Savings Math Errors 39:11 Property Tax Fact Checking 40:48 Loan Payoff Confusion 43:05 Appreciation and Selling Costs 48:39 Right Sizing the Pro Forma 50:35 Memphis vs Jacksonville Returns 53:22 Equity Harvesting Strategy 56:11 JWB Pro Forma Q&A 01:02:58 Jacksonville Downtown Catalyst 01:05:54 Community Wrap Up Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

July 27, 2026Episode 51056 min

510 | Berkshire Bets $8.5B Into Housing & Fannie Predicts Recovery - Not Your Average Insights

Berkshire Hathaway has agreed to acquire Taylor Morrison, one of the nation’s largest public homebuilders, in a deal valued around $8.5 billion including debt. The interesting part is the timing: homebuilder sentiment, new home sales, affordability, and buyer confidence are still challenged, but Fannie May has recently released a slow-and-steady housing recovery forecast. We'll dive into why Berkshire is making this bet now, and what Fannie sees in our latest edition of Not Your Average Insights! This is where JWB Co-founder, Gregg Cohen, and show host, Pablo Gonzalez, pick recent news stories and add the perspective real estate investors aren't getting from the media. This week they'll talk about: - Does Berkshire think we're at the bottom of the market? - Why Berkshire is paying a premium price to get into the housing market under these economic conditions? - What happens if Fannie May is right (or wrong)? - and more! Come be a part of the conversation, and help us dig into the non-obvious insights that investors can use to make smart decisions. Listen NOW! Chapters: 00:00 Headlines And Housing Bottom 01:29 Show Welcome And Banter 02:04 3.99% Mortgage Program 04:29 Berkshire’s $8.5B Housing Bet 05:25 Why Buffett Buys Builders 13:34 Global Builder Consolidation 16:05 Fannie Mae Market Forecast 18:53 Jacksonville Data Deep Dive 24:29 Investor Mindset And Q&A 29:12 Policy Hopes vs Reality 29:47 Build to Rent Impact 30:43 Builders and Cycles 32:32 JWB Recession Playbook 37:16 Deep Pockets Advantage 39:40 Rents for Retirement 40:12 Real Estate Cycle Myth 42:23 Home Prices Rarely Fall 45:45 Rates vs High Floor 47:07 Deferred Maintenance Rules 49:56 3.99 Rate and Lenders 51:24 Stop Waiting to Buy 53:00 Community and Next Week Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

July 20, 2026Episode 5091 hr 4 min

509 | BoA Predicts 3 Rate Hikes - 2026 State of Cash Flow In Rental Properties

Bank of America is now predicting three Fed rate hikes, and that raises a big question for rental property investors: Can rental properties still cash flow if rates stay high or move even higher? This week on the Not Your Average Insights Show, Gregg Cohen and Pablo Gonzalez are breaking down what cash flow looks like for rental property investors in 2026. They’ll look at how today’s rates affect the numbers, what could change if rates rise, and how JWB’s limited 3.99% loan product could change the cash flow picture for investors. You'll learn: - what higher rates could mean for rental property cash flow - what “cash flow positive” actually looks like in 2026 - how financing changes the monthly numbers - why the right financing structure matters Listen NOW! Chapters: 00:00 Rates Narrative Shifts 01:46 Why Hikes Matter 06:04 Mortgage Rates Explained 09:59 BPS and Fed Funds 12:16 Impact on Owners 15:26 Coil Effect and Data 21:37 Buying in High Rates 28:33 JWB Strategy and 3.99 Rate 32:31 Case Study Setup 34:31 Market Noise Immunity 34:58 Live Deal Breakdown 36:01 Why Negative Cashflow Hurts 38:43 3.99 Rate Game Changer 41:04 Limited Slots Explained 42:14 Vertical Integration Advantage 46:09 Community Q&A Basics 47:00 After Year Seven Plan 54:34 Ten-Year Wealth Outlook 56:25 More Q&A DSCR And Risk 59:18 How To Get Started 01:00:53 Wrap Up And Next Week Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

July 13, 2026Episode 50855 min

508 | The $44 Billion Reason Investors Are Betting on Jacksonville To Keep Growing - Inside The JAXPORT Expansion w/ Nick Primrose

A major project to raise power lines over the St. Johns River is set to finish by the end of this year. When it is done, Jacksonville will be able to handle even larger container ships and join a short list of U.S. ports capable of receiving vessels at that scale. That's why this week on the Not Your Average Investor Show, JWB Co-Founder Gregg Cohen and host Pablo Gonzalez are sitting down with Nick Primrose of the Jacksonville Port Authority to share what the next chapter of port growth means for the people who own rental property here. You'll learn: ✅ Why the power line project changes the scale of what Jacksonville can handle, and why that matters for jobs ✅ How the economic impact of port growth shows up in housing demand, not just cargo numbers ✅ What the port's forward-looking 10-year projection tells investors about where Jacksonville is heading ✅ Why Nick believes Jacksonville's best economic chapter is still ahead If you own rental property in Jacksonville or are thinking about buying here, this episode gives you the economic foundation to guide you. Listen NOW! Chapters: 00:00 Jacksonville Growth Market 01:20 Meet JaxPort Leadership 02:54 Port Jobs And Purpose 03:48 Workforce Housing Connection 05:30 Economic Impact Numbers 07:13 Why Ports Matter Investors 11:35 JaxPort 101 Terminals 15:12 Neighborhoods And Rent Math 18:34 Rail Road Advantage 20:17 One Day Truck Reach 21:25 Migration Shifts Cargo 25:28 Deepening The Harbor 28:43 Raising Power Lines 30:52 Bigger Ships Bigger Stakes 31:31 Jobs Math And TEUs 33:55 Landing Major Brands 38:57 Public Private Playbook 43:00 How Other Ports See Us 46:49 Workforce Veterans Advantage 49:08 Path Of Progress Investing 51:11 Closing Thanks And Next Week Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

July 6, 2026Episode 5071 hr 5 min

507 | Real Investor Lessons: Building Up Your Real Estate Portfolio While Growing Your Career and Family

Getting started in real estate sounds simple… but how do you find time for it? This week, we are joined by Rafael “Rafi” Suazo, a JWB client that has been juggling his W-2, a growing family, an Airbnb, and growing a portfolio of rentals. Join host Pablo Gonzalez for a conversation focused on: - how Rafi’s investing strategy has evolved as his responsibilities have changed - which of Rafi’s investments have led to the best results - what Rafi thinks of Airbnb vs long-term rentals and more! Because sometimes the best way to learn is not from another market prediction. It is from someone who has actually done it. You don’t want to miss learning from Rafi’s experience. Listen NOW! Chapters: 00:00 Meet Rafael Suazo 02:16 Breaking News Rate Deal 04:24 Hawaiian Shirt Origins 05:20 From DR to Navy 07:03 VA Loans and PM Pitfalls 13:19 Transitioning Out With a Flip 16:20 Real Estate Takes Time 27:44 Getting Spouse Buy-In 33:26 Numbers Build Trust 34:36 Cash Deal Then Leverage 35:52 Spouse As Reality Check 38:45 International Airbnb Dream 42:43 JWB As Stability Anchor 46:37 De Risk Your First Deal 49:34 Self-Directed Retirement Funds 51:44 3.99 Financing Q&A 53:47 Portfolio Results Breakdown 56:26 Operator First Investing 59:40 Summit Invite And Cabarete 01:00:04 Hiring Pitch And Farewell Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

June 29, 2026Episode 5061 hr 2 min

506 | New Asset Protection Laws, The FED's Tough Spot, & Changes In Rent To Own - NYAInsights

Florida just passed a new protected series LLC law, which created a different way to structure your investments for your protection, and we're going to dive into it along with other current news affecting real estate investors! Join Gregg Cohen, co-founder of JWB Real Estate Capital and show host Pablo Gonzalez, on this week's edition of Not Your Average Insights Show, where we'll discuss: - How the new protected series LLC law is potentially great for simplifying your asset protection strategy - How the Federal Reserve's in a tough spot and where they may need to pivot - Why Freddie and Fannie expect allowing utility and rent payments to help encourage rent to own, and if that's a good thing Gregg and Pablo translate the latest headlines into what they may mean for long-term rental property investors. Listen NOW! Chapters: 00:00 Investor News Rundown 01:49 Meet The Hosts 02:33 Florida Series LLC Law 07:23 How Series LLCs Work 09:44 Risks Recordkeeping Financing 14:45 Early Investor Protection Strategy 19:47 Fed Outlook Shifts 25:19 Dot Plot And Mortgage Rates 28:51 Dot Plot Reality Check 29:56 Stick To The Plan 32:08 Coil Theory Returns 35:29 Fed Rates Vs Mortgages 37:46 Rent Builds Credit 39:06 Why This Matters 41:36 JWB Reporting Results 48:23 HomeStep Not Rent To Own 54:17 Lease Terms And Funding 57:34 Turn Costs And Wrap Up Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

June 22, 2026Episode 5051 hr 22 min

505 | Q3 2026 Jacksonville Real Estate Market Outlook by JWB

Get a clear breakdown of the Q3 2026 Jacksonville Real Estate Market Outlook by JWB with Gregg Cohen, Co-Founder of JWB Real Estate Capital. The headlines say the housing market is struggling. But is that actually what's happening in Jacksonville? Here's what we'll cover: ✅ What's actually happening with Jacksonville home prices, home sales, and rents right now ✅ Why Jacksonville's housing shortage isn't going away—and what it means for future home values and rents ✅ An update on the proposed institutional investor ban—and what it means for home prices, competition, and everyday investors ✅ Why the headlines may be misleading and how to read the data the right way This episode gives you a clear, data-driven view of the Jacksonville real estate market straight from one of JWB's owners. Whether you're already investing or considering your next move, this quarterly market update will help you cut through the noise, understand what's really driving the market, and make more informed investment decisions. Listen NOW! Chapters: 00:00 Q3 Market Kickoff 01:52 Why Boring Wins 02:55 Show Format and Disclaimers 04:11 Jacksonville Sales Snapshot 06:14 Home Prices and Appreciation 12:48 Days on Market and Inventory 16:17 Foreclosures and Market Health 18:56 Rent and Portfolio Metrics 21:20 Property Management Performance 28:25 Rent Growth and Renewals 34:58 Normalization Trendline Explained 36:53 2019 vs 2026 Comparison 40:22 Housing Act Timeline 42:07 Institutional Ban Reality 43:52 Seven-Year Rule Fallout 46:01 House Fix And Reconciliation 48:10 Florida Property Tax Push 50:03 Pros, Cons, and Unknowns 53:34 Local Budget Impact 56:07 Checking Past Predictions 58:25 Featured Properties Webinar 01:01:18 Key Takeaways Recap 01:04:44 Jacksonville Tour Invite 01:06:43 Q And A Profit Centers 01:13:47 Market Cycle And Insurance 01:18:32 Refi Strategy And Wrap Up Stay connected to us! Join our real estate investor community LIVE: https://jwbrealestatecapital.com/nyai/ Schedule a Turnkey strategy call: https://jwbrealestatecapital.com/turnkey/ *Get social with us:* Subscribe to our channel @notyouraverageinvestor Subscribe to @JWBRealEstateCompanies 🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting 📸 Instagram - https://www.instagram.com/nyai_community 📸 Instagram - https://www.instagram.com/jwbrealestatecompanies