In this episode of The Property Playbook, host Peter Carlseen sits down with mortgage veteran Cristen Carver— with 40 years in the industry and zero tolerance for nonsense—to unpack loan options for landlords and investors. They cover everything from conventional investment loans (20–25% down) to FHA and VA programs that let buyers snag up to four units with low down payments—so long as they live in one. VA loans are especially generous, while FHA comes with a few more hoops. Rates? Government loans are surprisingly competitive, while conventional loans run a bit higher. In short: there’s more than one way to finance your real estate empire.

They also dive into alternative lending—without returning to the wild west of “fog-a-mirror” loans from 2008. Today’s options include DSCR loans based on property cash flow, bank statement loans for the self-employed, 1099-only qualification, and even true no-income loans (with solid credit and assets). Rates vary widely depending on risk, but there’s flexibility for investors with complex finances. Outside pricey San Diego, buyers are eyeing states like Georgia and the Carolinas, chasing affordability—and maybe the next big port boom.

The conversation wraps with market reality checks and cautionary tales. Many homeowners are “rate locked” in the golden era of 2–3% mortgages and reluctant to move. Cristin warns against flashy temporary rate buydowns that feel great for a year—until they don’t. Her approach is refreshingly practical: slow down, run the numbers, and don’t let excitement (or quartz countertops) dictate a $9,000 mortgage payment. Whether it’s reverse mortgages for equity-rich seniors or first-time buyers navigating down payment programs, the message is clear: understand the math, plan for today—not for a hypothetical refinance fairy—and make decisions you can sleep on.

You can reach our guest, Cristen Carver at 619-993-9623

Got a rental property? Find out why hundreds of landlords have trusted Praecelsus Property Management, Inc with their investment properties.

You can learn more at www.PraeHomes.com or better yet, contact Peter Carlseen directly for a free consultation at 877-772-3466 ext 7 or email peter@praehomes.com

If you're in San Diego County, chances are, we can help you! And if you're property is located anywhere else in the world, we can get you connected through our established network of trusted professionals.

In the meantime, hit LIKE and SUBSCRIBE and be sure to listen to all of our episodes!

This episode of The Property Playbook kicks off with host Peter Carlseen welcoming landlord-tenant attorneys Dale and Kevin from Ted Smith Law, a firm that’s been in the trenches since the 1970s (and officially passed down after Ted Smith’s death in 2020). We get the human side first: why they do what they do, what gets them out of bed (spoiler: San Diego sunshine), and what’s on their Netflix queues—ranging from Russian czars to RuPaul’s Drag Race, because balance is important. The tone is casual, self-aware, and refreshingly honest for a conversation about laws that can cost you tens of thousands of dollars if you mess them up.

The bulk of the discussion dives into new and evolving California landlord laws, with one major takeaway repeated like a legal mantra: document everything. Security deposits are capped at one month’s rent (yes, even with pets), and landlords should protect themselves with meticulous photos, walkthroughs, and itemized lists—basically turning every rental into a low-budget documentary. Mold complaints, habitability issues, and sudden “the roof is leaking” claims (sometimes caused by tenants with hammers—yes, really) all underscore why photos, videos, and licensed inspections can be the difference between winning in court and crying into your checkbook.

They also cover exemptions under state and local Tenant Protection Acts, emphasizing that being exempt means nothing if your lease doesn’t say so word for word, in the right font size, with the right underlines—law is fun like that. The conversation rounds out with emotional support animals (including quails, lizards, and the mythical emotional support puppy), fair housing horror stories with $40,000 price tags, appliance requirements, and why DIY eviction notices pulled from the internet are a terrible idea. The recurring punchline? Ask “stupid” questions early, call a professional, and spend a few minutes feeling awkward now to save yourself months of stress—and a small fortune—later.

If you would like to contact either of the guests you can reach out to them at

evict@tedsmith.law or call them at 619-610-9332

Got a rental property? Find out why hundreds of landlords have trusted Praecelsus Property Management, Inc with their investment properties.

You can learn more at www.PraeHomes.com or better yet, contact Peter Carlseen directly for a free consultation at 877-772-3466 ext 7 or email peter@praehomes.com

If you're in San Diego County, chances are, we can help you! And if you're property is located anywhere else in the world, we can get you connected through our established network of trusted professionals.

In the meantime, hit LIKE and SUBSCRIBE and be sure to listen to all of our episodes!

Peter Carlseen kicks off The Property Playbook with solar expert Tommy Linnik of PowurPBC, who got into solar about a decade ago when the industry was “on a rocket ship” and apparently forgot to install seatbelts. Since then, solar has been a wild ride—especially in California—thanks to rising interest rates and policy shifts that knocked out big-name companies like dominoes. The biggest shake-up? Net metering is basically gone. Homeowners used to get paid real money for sending extra solar power back to the grid; now they get paid roughly enough to buy half a gumball. Moral of the story: the utility company is no longer your solar savings account.

Because of that change, solar today isn’t just about panels—it’s about batteries. Instead of giving cheap power away to the grid, homeowners now want to hoard it like squirrels with acorns. Battery storage keeps energy in-house, protects against outages, and plays nicely with new programs like virtual power plants, where homeowners can actually get paid for helping stabilize the grid during high-demand events. Meanwhile, the grid itself is aging like a dinosaur with a flip phone—outages are way up, costs are skyrocketing, and utilities keep passing the bill to customers while approving their own projects. No wonder energy security has replaced “saving a few bucks” as the main motivation for going solar.

For landlords and homeowners, Tommy makes the case that solar can turn an annoying monthly bill into a long-term asset—boosting property value, attracting better tenants, and making thousand-dollar summer electric bills slightly less soul-crushing. In California especially, solar without batteries is basically a wasted opportunity, and incentives now focus heavily on storage. Tommy also emphasizes a no-pressure, consultative approach (unlike that one Kirby vacuum I regret buying), encouraging people to get educated, get multiple opinions, and work with someone who actually understands how fast this industry changes. Bottom line: solar is still worth it—but only if you design it smart, add batteries, and don’t expect the utility company to play fair.

Got a rental property? Find out why hundreds of landlords have trusted Praecelsus Property Management, Inc with their investment properties.

You can learn more at www.PraeHomes.com or better yet, contact Peter Carlseen directly for a free consultation at 877-772-3466 ext 7 or email peter@praehomes.com

If you're in San Diego County, chances are, we can help you! And if you're property is located anywhere else in the world, we can get you connected through our established network of trusted professionals.

In the meantime, hit LIKE and SUBSCRIBE and be sure to listen to all of our episodes!