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.

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 other professionals 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.